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HomeMy WebLinkAbout21-046 Big Sky Benefit Solutions_Planning_ResponsesMay 11, 2022 Big Sky Benefit Solutions Master Site Plan Review Lot 10, Nelson Meadows Project Narrative: We are proposing new buildings and site design for Big Sky Benefit Solutions on lot 10, block 2 in Nelson Meadows Subdivision. Big Sky Benefit Solutions provides employee benefits, business insurance and personal insurance. Zoning for the site is designated as “light industrial” or M-1. Two phases are proposed for the project. Phase 1 will have one building and Phase 2 will have two buildings. Ample parking for the facility is provided for on site. The office use requires 54 spaces. We provide 58 parking spaces. The site will provide ADA parking and ADA access to the building. We provide good pedestrian access around both phases of the site as well as providing outdoor common areas. Our design intent is to create attractive and unique professional office buildings that enhance the appearance of the Nelson Meadows Subdivision. The proposed locations of the buildings are situated to provide interesting views of the buildings from Nelson Road while maximizing the Bridger views from the buildings. Currently, the second phase is planned for two office buildings. The exact Phase 2 configuration will be determined by market demand and is not currently set. When all phases are complete the project would include three commercial buildings. The overall lot area is 1.88 acres. The area of the Phase 1 Building #1 is 5,115 S.F., Phase 2 Building #2 is 4,580 S.F., and Phase 2 Building #3 is 11,111 S.F. The Phase 1 building height is 24’-10”. Please reference the site plan phasing boundaries on sheet A1.0 for the scope of site improvements in Phase 1 vs Phase 2. We would like to start the first phase of construction in the summer of 2022. The second phase of construction would occur one to two years after the first phase is complete. The entitlement period will be 2 years. Responses to Conceptual Review comments are listed below. Planning Division; Nakeisha Lyon, nlyon@bozeman.net 406-582-2963 1. BMC 38.220.080. Site plan submittal requirements. a. The application must meet the SP form requirements. b. Based on the phasing of the project and dependent on the desired entitlement period (up to 5 years) for the subsequent phasing, A Master Site Plan (MSP) is recommended by the Community Development Department. i. Based on the functionality of the overall property with the current proposed and future phases, a MSP will provide the legal and functional aspects necessary for proper processing and development (i.e. shared infrastructure, easements, etc.) to avoid a piecemeal approach. If the overall property may elect to subdivide at a future date, the MSP may be approved prior to Preliminary Plat and Final Plat. ii. Regardless of subdividing the property, the MSP may be applied for concurrent with a SP for Phase 1, with subsequent site plans for the additional development on the future phase. Response: A Master Site Plan application will be submitted concurrently with a Phase 1 Site Plan application. c. Please address any errors in callouts and indications on the drawing set (i.e. A1.0 Site Plan denotes a Phase 2 call out in the blank space and over the parking on the northern side of the site. Response: The duplicate “Phase 2” note in the Phase 1 area has been corrected on the Phasing Site Plan. 2. BMC 38.270. Improvements and securities a. If any necessary on-site and/or off-site improvements are required that the applicant would like to construct during vertical construction, please provide a formal request for concurrent construction in conformance with this section of the BMC. 3. BMC 38.320.050. Form and intensity. a. Form and intensity calculations were not included in this conceptual submittal. i. Please provide detailed calculations during the formal submittal. Response: The form and intensity calculations are on the cover sheet. 4. Sec. 38.400.100. - Street vision triangle. a. Please demonstrate a street vision triangle at the intersection of the proposed drive aisles and approaches to ensure conformance with the provisions within this section of the BMC during the formal submittal. i. This should be denoted on the site plan and landscape drawings. Response: The street vision triangle has been added to the civil site plan. 5. BMC 38.410.120. Mail delivery. a. If mail delivery will not be to each individual lot within the development, the developer must provide an off-street area for mail delivery within the development in cooperation with the United States Postal Service. The city will not be responsible for maintaining or plowing any mail delivery area constructed within a city right-of-way. i. Please denote how mail delivery will occur for each building and indicate a centralized area, if one, accordingly during the formal submittal. Response: All 3 buildings share a lot. There is a locked mail box area on site. 6. BMC 38.410.130. Water adequacy. a. A detailed calculation and determination for cash-in-lieu of water rights by the City’s Engineering Division must be provided during the formal submittal. i. Payment of cash-in-lieu of water rights will be required prior to Phase 1 SP approval. Response: A cash-in-lieu of water rights payment and detailed calculations will be submitted. 7. BMC 38.510. Block frontages. a. The assigned block frontage for this subject property is “Other”. However, the applicant may choose to design the proposed development to the “Landscaped” block frontage. i. The submittal documents denote that a landscaped block frontage will be utilized, however, Nelson Road has an “Other” Block Frontage. ii. This is applicable to Building 3 as Building 1 and 2 are internal off the parking drive aisle and do not have a block frontage designation. 1. Please consistently represent the block frontage of the proposed development throughout the application documents and plan set during the formal submittal (i.e. please ensure the block frontage is denoted accurately dependent on what the applicant intends to propose.) Response: A landscaped frontage is provided. There are no parking lot location restrictions. b. Please ensure conformance with the following provisions of the applicable block frontage utilized for Building 3: i. Ensure façade transparency standards are met. ii. Ensure weather protection standards are met. iii. Ensure conformance with parking locations and landscaping buffer requirements. 1. Departure opportunities may be denoted for these provisions dependent on the block frontage. a. If applicable, departures must be applied for consistent with Sec. 38.250.060. For departures, a departure narrative must be provided stating which section of the BMC is proposed for departure, the scope and extent of the proposed departure and a response to the required departure criteria. Please clearly show the proposed departure within the plan set or on a separate exhibit and ensure the narrative refers to the sheet number accordingly. A separate request and fee is applicable to each departure. Response: Phase 2 Building 3 will meet landscape frontage standards. The façade on Building 3 over 60’ wide will have windows for façade articulation. The buildings are in the M-1 district and only require one articulation feature. 8. BMC 38.520.070. Location and design of service areas and mechanical equipment. a. Ensure conformance with this section during the formal submittal for any proposed service areas and mechanical equipment. Response: Mechanical equipment will be on the roof and will be fully screened with parapet walls. 9. BMC 38.530. Building Design. a. Please provide roofline modulation information, if applicable, in conformance with Sec. 38.530.040.F. Response: The buildings are in the M-1 district and only require one articulation feature. The Building 1 and 3 façades over 60’-0” make use of windows for façade articulation. All other façades make use of building mass modulation, windows, entries, weather protection features, and change in rooflines. b. Please provide window trim details in conformance with Sec. 38.530.050. Response: Non storefront type windows will have trim. c. For any transparent design elements such as windows and doors, please provide a glass sample and corner window sample prior to the approval of a building permit for this proposed development. Response: There are no corner windows. Samples will be provided for windows and doors. d. Please ensure conformance with Sec. 38.530.060.2. in reference to metal siding standards during the formal submittal. e. Please demonstrate conformance with building materials through elevations and perspectives including a color and material palette in the formal submittal. Response: Exterior wall materials consist of metal siding, and hardie lap siding. Metal siding is 24 gauge and factory finished with all appropriate molding, trim, and hemming. Building elevations and perspective views are provided. 10. BMC 38.540. Parking. a. Please provide bicycle parking locations, details, etc., consistent with Sec. 38.540.050. during the formal submittal. Response: Bicycle parking locations and details have been provided on sheet A1.0 and A1.1. 11. BMC 38.550. Landscaping. a. Please provide a detailed landscaping plan in accordance with this section of the BMC and Sec. 38.220.100 during the formal submittal. Response: A detailed landscaping plan has been provided. 12. BMC 38.560. Signs. a. Please indicate any signage locations, if applicable, in accordance with this section of the BMC during the formal submittal. i. Please note a separate sign and building permit must be obtain prior to the construction, placement, erection or modification of any signage in conformance with this section of the BMC. b. A comprehensive signage plan must be submitted for all commercial, office, industrial and civic uses consisting of two or more tenant or occupant spaces on a lot i. Please see this section of the code for more details regarding this submittal. Response: A signage submittal will be created. 13. BMC 38.570. Lighting. a. Please provide a detailed lighting plan, if applicable, in accordance with this section of the BMC during the formal submittal. Response: Reference AL.1 Photometric Site Lighting sheet. Engineering Division, Alicia Paz-Solis, apazsolis@bozeman.net, 406-582-2976 1. Please see attached memo from Engineering dated November 22, 2021. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. Need detailed plan for refuse enclosure Response: Reference A1.1 Site Details. NorthWestern Energy; Thomas Stewart, thomas.stewart@northwestern.com, 406-223-0573 1. An NWE Project Engineer is to be determined. a. Please note, Dustin Collins is no longer with NorthWestern Energy. Until a new NWE Project Engineer is assigned this project Derik Westveer will be the point of contact at Derek.Westveer@contractor.northwestern.com. 2. Site Plan shows a proposal for three new buildings on Lot 10 off of Nelson Road. There is an existing three phase junction can located on the south side of the shared entry with three electric conduit stub ends located with a red conduit stub protruding out of the ground. These three stubs were installed for future extension of electric primary into Lot 10. Applicant is showing proposed transformer locations for all three buildings. The location for both the transformers for building 2 & 3 are located in an area that is accessible either by street or parking lot and could work. The location of the transformer for building 1 will need to be closer to the parking lot for better access for operation and maintenance. All the electric primary, transformer & gas main will need to be installed to provide the needed utilities to Phase 1 Building 1. The extension of primary and the location of the transformers will be determined by the NWE Project Engineer. Response: The transformer at Building 1 was shifted closer to the parking lot. The transformer at Building 3 was added along the east property line. 3. Landscaping. Applicant needs to show a landscape plan for review. NWE does not allow large, deep rooted trees within the 10-foot utility easement. All other approved landscaping will be placed so as not to damage, prevent or hinder operation and maintenance of NWE utilities. Landscaping around and in front of electric equipment and meters has to meet NWE standards. If applicant is proposing landscaping around transformers and in front of meters for screening then see comments for landscaping requirements for meters and equipment. Response: Site plans have been included. No deep rooted large trees are planted along the utility easement. 4. In reviewing the building elevation plans for Building 1, Phase 1 the applicant is showing the gas and electric service entry to the building on the south side, midway of the building. This section of the building has three windows with very little wall area to install a gas meter and a CT panel with a meter base. Applicant needs to show where the proposed meter location will be on this section of the building for the NWE project engineer to review. Response: The gas meter and CT panel have been shifted to the east wall of the Building 1 restrooms. See site plan. 5. On new construction, the electric meter & or CT cabinet will need to be installed in the same general location within 10-feet of the gas meter unless otherwise approved by NorthWestern Energy. NorthWestern Energy reserves the right to specify the location of our meters. All meters are to be located outdoors on the corner or in a location on the building closest to the transformer or secondary junction can serving the building unit. All meters need to be protected from ice or snow sluffing off the roof of the building and damaging the meter. This can be accomplished by installing the meter on a gable end of the building or on the wall under the eaves with drainage gutters installed. Gutter installation, on the eves, over the meter location, are needed to prevent water runoff from dripping down off the roof and freezing on and around the meter. Other applications may be used to protect the meters. The applicant will need to submit a drawing to NorthWestern Energy to be reviewed and approved before approving the location of the meter(s). NWE policy is to maintain a minimum 30-inches wide by 3-feet clear zone between the front of the meter and landscape screening or wall screening for self-contained meter bases and 48-inches for installations requiring cabinets. Location of the meter(s) shall allow a minimum of 30” wide unobstructed, easy access to the meters for operation and maintenance. Response: See site plan. 6. Where multiple units are proposed there will be a need to install multiple meters within the same location. With multiple meters, adequate wall space will be needed to install the number of electric and gas meters, and electric gear. For gas meters, NWE will only stack gas meters 2 high and therefore the needed wall space for gas meters will require a longer wall space. The two areas for gas and electric meters will need to occupy the same wall space, unless otherwise approved by a NWE project engineer, with the needed separation between gas and electric meters. Response: Acknowledged. 7. When there are multiple units with multiple meters NWE requires that the meters have a permanent placard for each meter. For multiple metering each location or premise must have its address and unit numbers permanently attached by means of a placard to the meter bases and the individual apartment /unit breaker boxes before the meter is set. These identifying placards must match the unit information as displayed on the unit’s entry door. Response: Acknowledged. 8. The following applies to all buildings in regards to the gas regulator. The gas regulator cannot be placed under a window or within 3’ of the operable portion of the window. It can be placed under a window/deck on the second story, provided the “open/operable” portion has at least 6’ of clearance from the regulator. Ensure that there is 10’ of separation from any mechanical air intake, including air conditioning units. Minimum separation of 3’ is required between the gas meter regulator and the closest corner of any portion of the electric meter base. Response: The gas regulator will not be within 3’-0” of a window. Mechanical air intake is more than 10’-0” away. The gas meter regulator and electric meter base will be 3’-0” apart. 9. Applicant will need to show proposed meter screening methods for the NWE engineer to review. If using a screening wall a drawing of the screening wall will need to be reviewed and approved by NWE for underground utility installation under the wall and access for operation and maintenance of lines and equipment. a. Screening Wall & Enclosure Criteria. i. Gas service cannot penetrate foundation walls that are attached to the building foundation per the International Fuel Code. Gas riser need to penetrate the building above ground. However, if the foundation is not attached to the building i.e. the foundation wall is isolated from the building for just supporting the wall, this is acceptable. ii. If this is a free standing foundation wall, a knock-out must be provided that is a min of 2’x2’ but may be required that the knockout be larger on the electric service depending on the meter base amperage. Consult NWE for proper sizing of knock-out iii. Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the gas or electric services. iv. Screening must meet the clear zone requirement of NWE Electric Service Requirements which typically for commercial application is 48” from the face of the electric meter. See meter location comment. v. Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. vi. Screening walls cannot consist of rolling doors or other devices that are required to be opened to access the meters. A 30” wide or greater unobstructed entryway needs to be provided for NWE employees and safety professionals to access for operation, maintenance and emergency needs. vii. If designing an enclosed area for screening purposes where the meters and the transformer are within the enclosed area, a 12 foot wide access gate needs to be installed to access the transformer with a large line truck or crane. In addition to the 12 foot wide gate, a 30” wide or greater unobstructed entryway needs to be provided for NWE employees and safety professionals to access for operation, maintenance and emergency needs. Submittal of a design to the NWE project engineer is required for review and approval. viii. In place of the of a knockout the location of the gate or entryway could be used as long as there is no foundation to penetrate and it properly lines up with the transformer and gas meter location, utilizing proper utility line separation. Response: See A1.1 for screen wall detail and site plan for location. 10. Transformer location to Building. If the building will be requiring three phase power a 3 phase power a transformer pad site should be planned. Typical 3-phase pad is going to be a 7’x7’ pad. For oil filled transformers a 2-foot clearance is required to non-combustible walls and surfaces that do not have any openings such as doors, windows, air intake, and fire escapes routes, and meets current NEC or NFPA requirements for non-combustible material. For transformers 750kVA & larger a 3-foot 6-inch clearance is required. For both locations, 10-feet of clearance is required on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. For any combustible surface, not meeting current NEC or NFPA requirements for non-combustible material, a minimum of a 10-foot clearance is required. For planting of bushes or shrubs a Minimum Working Space for any Pad-Mounted Transformer, is 4-feet on the sides and back portion of the concrete pad and 10-feet of clearance on the front side of the pad where the transformer doors are located. Note, all distances are referenced to the edge of the pad. The NWE project engineer will help to determine the appropriate location for the transformer. Due to COVID-19 there has been an impact on receiving three phase and single phase transformers and a longer timeline may be needed to receive the needed equipment for these services. Response: Acknowledged. 11. Once an application for new service has been submitted to NorthWestern Energy the project will be assigned to the NWE project engineer. The NWE Project engineer will contact the applicant and start the process of working with the applicant and the applicant’s engineers and architects to review plans and provide direction and feedback as the project continues through design. Go to www.northwesternenergy.com/construction to apply online and access Montana New Service Guide or Electric Service Requirements & Guidelines Montana to provide information on electric and gas service requirements. The calculated gas and electric loads do not need to be submitted at this time however, the calculated loads for gas and electric will be needed, once available, to determine size of gas and electric services and transformer size. Response: An application will be completed for the project. Water Conservation; Chelsey Trevino, ctrevino@bozeman.net, 406-582-2266 1. See attached memo with advisory comments dated November 16, 2021. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 2. Stormwater Division; Adam Oliver, aoliver@bozeman.net, 406-582-2270 3. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 4. Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 5. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 6. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 7. Building Division; Ben Abbey babbey@bozeman.net, 406-582-2950 Water Conservation DRC Comments Chelsey Trevino – ctrevino@bozeman.net Water Conservation Technician November 16, 2021 Big Sky Benefit Solutions – Landscape and Irrigation Plan Advisory Comments The Water Conservation Division strives to promote outdoor water-use efficiency and best practice of landscape and irrigation installations. The following best practice recommendations to the Big Sky Benefit Solutions conceptual plan are provided to guide the project towards maximizing landscape health and resiliency while minimizing outdoor water consumption. Adhering to these recommendations is not required to receive plan approval. 1. The landscape design plan should indicate the total landscaped area (ft2) and landscaped area of all turf grass areas. Response: Reference landscape drawings. 2. Each hydrozone should be on a separate irrigation zone based on the vegetation’s water demand. Grouping plants with similar watering needs will reduce over or under watering the vegetation. Response: Reference landscape drawings. 3. Drought tolerant and water-wise landscaping can use approximately 75% less irrigation water than turf grass. The plant schedule should maximize the installation of drought tolerant landscaping and minimize the use of Kentucky bluegrass, especially within areas surrounded by pavement and/or parking spaces. It is recommended to install native seed mix and/or drought tolerant plants/shrubs in these areas. Response: Reference landscape drawings. 4. Landscape plans should include topsoil depth specification of 4”- 6” (after grading) to allow for proper root depth growth and assist with plant and turf grass resiliency. Response: Reference landscape drawings. 5. Specify that perennials, shrubs, and trees will be irrigated using low flow drip irrigation technology that will directly target the roots. Drip irrigation uses approximately 75% less water when compared to overhead spray irrigation. Response: Reference landscape drawings. 6. Multi-spray, multi-trajectory (rotary) nozzles can reduce water loss from evaporation and wind drift by up to 50%. Specify the installation of water efficient sprinkler nozzles (multi-spray, multi-trajectory nozzles or ‘rotary nozzles’) if overhead irrigation is to be used within turf grass lawn areas. If irrigation is to be connected to City water then save money and water - check out the City’s sprinkler nozzle rebates for new construction! Response: Reference landscape drawings. 7. When programmed properly, weather based irrigation controllers can reduce outdoor water use by 25%. Specify the installation of a weather based irrigation controller that can automatically adjust the watering schedule according to local weather events. If irrigation is to be connected to City water then save money and water - check out the City’s WaterSense® weather based irrigation controller rebates for new construction! Response: Reference landscape drawings. 8. Rain sensors can reduce outdoor water use by approximately 10%! Specify the installation of a rain/freeze sensor, which overrides and turns off the irrigation system when a certain amount of rain has fallen. When the sensor dries, it opens the connection to allow the system to resume normal operations. If irrigation is to be connected to City water then save money and water - check out the City’s rain sensor rebates for new construction! Response: Reference landscape drawings. 9. Overhead sprinkler heads should be installed upright in the ground and ~2”-4” from any paved surface, especially curbs, to minimize sprinkler head damage from snowplows and lawn care equipment. This will also help to minimize future pavement obstruction of the sprinkler head which can occur as the ground settles over time. Response: Reference landscape drawings. 10. After installation, sprinkler heads should be adjusted to throw the proper distance and direction in order to minimize water waste via run-off and achieve head-to-head coverage. Response: Reference landscape drawings. Thanks for everyone’s time in the conceptual review of the proposed Big Sky Benefit Solutions office building and site. Jesse Sobrepena, AIA JDS Architects, Inc.