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HomeMy WebLinkAbout401 E PEACH_NARRATIVE_6-14-21 June 14, 2021 City of Bozeman Planning Department Bozeman, MT 59715 Re: 401 East Peach Redevelopment Please find attached a review submittal for the property at 401 East Peach Street. The application consists of a CCOA and a Modification to an approved plan. The location was originally developed as a gas station and most recently was home to Audrey’s Pizza and Northside Brewery. The property currently sits vacant. The current property owners, JSC Investments, LLC, are excited to propose a redevelopment project that fits within the context of North East Bozeman and enhances the surrounding neighborhood. The property sits along a redeveloped Rouse Street and mid-way between the Cannery District and Downtown Bozeman. The intent is to work within the existing building footprint to create two small commercial spaces on the main level. Each space consists of approximately 1,000 sq. ft. gross. One space would house Sanctuary, an interior design firm. The other space will either accommodate a small office space or possibly “neighborhood” retail, such as a small market. The development team would like to propose a second level living unit that could be used as an apartment or potential vacation rental. This site is in a central location and is easily walkable to both downtown as well as the Cannery District. The location also has good access to public transportation. With the adjacent creek and mature vegetation, this property offers an incredible location for a mixed-use project. Respecting the watercourse, we are not proposing any building footprint increase and are proposing to only add a second level to the West side of the building, so as to not encroach any farther on the existing adjacent garage or the watercourse. The East side of the second level will be utilized for a roof-top deck for the residential space. This will allow the property to enjoy the watercourse as an amenity without adding any intensity of use to the watercourse adjacency. The property is zoned NEHMU. The intent and purpose of the district is outlined below. The proposed redevelopment fits well within the intent and purpose and will enhance the district. G. Northeast historic mixed-use district—intent and purpose. 1. The intent of the northeast historic mixed-use district is to provide recognition of an area that has developed with a blend of uses not commonly seen under typical zoning requirements. The unique qualities and nature of the area are not found elsewhere in the city and should be preserved as a place offering additional opportunities for creative integration of land uses. The intent of this area is to allow private and case-by-case determination of the most appropriate use of land in a broad range of both non-residential and residential uses. Standards for buffering between different land uses are deliberately not as high as standards elsewhere in visser architects p.c. 163 quiet water way manhattan, mt 59741 ph. (406) 282-9922 mobile (406) 580-6327 2 the community as it is assumed that persons choosing to locate in this area are aware of the variety of possible adjacent land uses and have accepted such possibilities as both acceptable and desirable. It is expected that the lots within this district will continue to develop under a variety of uses which may increase or decrease in scope in any given portion of the district. 2. The clear intent of this district is to support a mix and variety of non-residential and residential uses. Nothing in division 38.300 of this article shall be interpreted to be discouraging or prejudicial to any listed use except as set forth as principal and conditional uses Parking Calculations: Office Space: 1,912 gross sq. ft. – 15% = 1,530 sq. ft. / 250 = 7 spaces required 3 BR Residential Space above: = 3 spaces required Total Spaces Required: =10 spaces required There are currently 11 spaces shown on the South side of the building. Below is a screen shot of what the City Planning shows for applications for this property. I am not sure exactly what Site Plan or Site Plan mod is the one this application will be modifying. 3 The proposed uses will certainly provide for less intensity on the site than any of the prior uses of the property. We are trying to respect the location and sensitive nature of the watercourse while still taking advantage of what the property has to offer. The building design and materials compliment some of the more contemporary North side and Cannery District design. Attached are point by point responses to the comments offered in the concept review. Thank you, Randy Visser Page 1 of 5 January 22, 2021 Visser Architects c/o Randy Visser 163 Quiet Water Way Manhattan, MT 59741 RE: 401 Peach Street Mixed Use Redevelopment, Application 20450 Project Description: This is a Conceptual Review application for advice and comments proposing redevelopment of an existing building that will contain two office spaces on the first level and a living unit on the second level. It is located in the NEHMU zone district. Project Location: 401 E. Peach Street, Bozeman, MT 59715 We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during a conceptual review, please keep in mind that there may be other issues that arise during the formal review. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. If you have any questions or concerns or would like to set up a meeting, please do not hesitate to contact me at 406-582-2297. Sincerely, Sarah Rosenberg, Associate Planner Department of Community Development CC: JSC Investments, LLC 127 Churn Creek Drive, Bozeman, MT 59715 Page 2 of 5 Planning Division, Sarah Rosenberg, srosenberg@bozeman.net, 406-582-2297 1. This would be a modification application with a level 1 improvement per 38.500.020.B.1. No site plan is required. 2. An encroachment permit from MDT to hook sidewalk into Rouse is required. Not Applicable. The MDT installed concrete sidewalk along the frontage of N. Rouse Ave during March of 2021. Additionally, MDT is scheduled to install concrete sidewalk along the frontage of E. Peach Street during late April 2021. The proposed sidewalk along E. Peach Street will run eastward and terminate at the box culvert for Bozeman Creek. The existing and proposed sidewalk is shown on the site plan included herein. As such, no encroachment permit is required. 3. Provide a landscaping plan showing what trees will be preserved and what will be removed. A landscaping plan is provided. 4. Ensure that the building meets transparency set by 38.510.030.D. transparency calculations are provided on the exterior elevation sheets. 5. The parking behind the building for the residential units cannot encroach into the alley. This parking is not permissible. OK 6. The DRC recommend including a place to park bicycles. A Bike rack is located and detailed. 7. Include architectural elevations and landscape screening for any ground related service areas and mechanical equipment in accordance with Sec. 38.520.070. None anticipated at this time. Engineering Division, Karl Johnson, Engineer I, kjohnson@bozeman.net · See attached comments. NorthWestern Energy; Thomas Stewart, thomas.stewart@northwestern.com Kory.Graham@northwestern.com · Has the applicant submitted an application to Northwestern Energy? · With the existing unit changing from one tenant to three tenants, will each unit need a separate gas and electric meter? If so applicant needs to submit an application along with the new electric and gas loads and work with the NWE project engineer to design the size of the service and transformer needed for the new development. · Transformer Location. If a 3-phase transformer will be needed, due to the size of the units or needed voltage, a 3-phase transformer pad site should be planned. Typical 3- phase pad is going to be a 7’x7’ pad. Transformer location and clearance requirements to buildings is; 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 Page 3 of 5 non-combustible material. For transformers 750kVA & larger a 3-foot 6-inch clearance is required. For all transformers, regardless of size, requires a 10-foot unobstructed clearance space in front 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 between the building or any combustible surface and the transformer. Due to COVID-19 there has been an impact on receiving larger three phase and single phase transformers and a longer timeline may be needed to receive the needed equipment for these services. This is one reason it is important to submit an application to NWE and provide the calculated loads as soon as possible to avoid any delays. · Service & Meter Location. The electric meter & or CT cabinet will need to be installed in the same general location within 10-feet of the gas meter. 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. Meter locations will need to be approved by NWE. 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. When using a screening wall most commercial applications require the 48-inch clear zone between the front of the meter and the wall. For this project the 48-inch clear zone, between the front of the meter and the wall, will apply due to the past history of meter panel installations for this type of commercial service. Location of the meter(s) shall allow easy access to the meters for operation and maintenance. This can be determined through the design process after an application is submitted through NWE and the area project engineer will work through allowable shrubs and plants for screening and to determine adequate clearances for access to our meters. · The following applies 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. The regulator will need to be 3’ from the closest corner of any portion of the electric meter base. Submitting an application to NWE will get the NWE engineer involved and can help with this process. · Meter Screening Walls. o 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. o 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 Page 4 of 5 service depending on the meter base amperage. Consult NWE for proper sizing of knock-out o Contact NWE for placement of knock-out to insure that it lines up properly with the termination location to prevent bends in the service o 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. o Gas meter cannot be located in recessed location where it is not open atmosphere above the meter without approval from NWE. o Screening cannot consist of rolling doors or other devices that are required to be open to access the meters. · For landscaping. No large deep rooted trees or bushes will be allowed 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. · NWE will need to review landscape plans for proposed landscaping within the proposed development with location to utility easements and equipment. · For landscaping, planting of bushes or shrubs a Minimum Working Space for a 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. · Submit an application online to have the NWE project engineer work with the applicant. Go to www.northwesternenergy.com/construction to apply online Montana Construction Application, and access Montana New Service Guide to provide information on electric and gas service requirements. Once an application is submitted the NWE project engineer will be in contact with the applicant. Electrical and gas loads will be required for the NWE engineer to size the services needed. Not applicable. There are no proposed changes to the existing utilities or meter locations that currently serve the existing building. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. Need to identify location for refuse enclosure. Located and Detailed on the A1.1 sheet. The pad for the trash enclosure is existing. 2. Need detailed plan for trash enclosure. See A1.1 These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Building Division; Bob Risk brisk@bozeman.net, 406-582-2377 2. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2353 3. Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908 4. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 Page 5 of 5 5. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 6. Stormwater Division; Kayla Mehrens, jkmehrens@bozeman.net, 406-582-2270 7. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200 8. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205 MEMORANDUM ------------------------------------------------------------------------------------------------------------ TO: Sarah Rosenberg, Associate Planner FROM: Karl Johnson, Engineer I RE: Project #20450 – 401 E Peach Street CONR DATE: January 20, 2021 ----------------------------------------------------------------------------------------------------------- ENGINEERING COMMENTS: Easements 1. BMC 38.410.060 (B.2) Easements - The applicant must provide a ten foot utility easement (power, gas, communication, etc.) along the developments property frontage upon future development. The applicant may contact the Engineering Department to receive a copy of a utility easement template. A 10-foot utility easement is shown on the site plan drawing C1.0 included herein. Additionally, a separate easement document is also included with this submittal. Water Rights 1. Bozeman Municipal Code (BMC) 38.410.130 - The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid upon future development. Brian was contacted and he sent us to Griffin who handles this analysis now. The CIL Waiver is included in the documents folder. Stormwater It is unclear how the existing or proposed development meets City stormwater standards. The applicant will need to provide documentation with future submittals that the following requirements are satisfied. Otherwise, the applicant will need to satisfy the following requirements upon future development. 1. DSSP Section (A) (4) Water Quality - The applicant must include a drainage plan with post- construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. For projects that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from the first 0.5 inches of rainfall must be either: a. Treated onsite using post-construction storm water management control(s) expected to remove 80 percent total suspended solids (TSS); b. Managed offsite within the same sub-watershed using post-construction storm water management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse; or c. Treated offsite within the same subwatershed using post-construction storm water management control(s) expected to remove 80 percent TSS. 2. DSSP Section (C) Water Quantity - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10- year, 2-hour storm intensity. 3. The seasonal high groundwater elevation must be determined and the engineer responsible for the design drainage must certify that the proposed infrastructure can meet or exceed the City’s drainage requirements during the seasonal high. The future development involves renovating an existing building and adding a second story as well as relocating several amenities. The remainder of the property will remain as is. There would be no increase in impervious area and no changes to the existing drainage pattern. It is understood that the typical rule is if impervious area is increased by greater than 20-percent, then a stormwater design plan and report would be needed per the above-listed requirements. As a result, no stormwater design plan or report is required because the total impervious area will essential remain the same. It is also assumed that the existing development was previously approved by the City of Bozeman. The existing building was built circa 1976 and remodeled in 2009. Wastewater 1. The applicant will need to remove the existing grease interceptor if one exists. The applicant should coordinate with the City’s water and sewer department on the removal, if applicable. Not applicable. There is no existing grease interceptor on the property as it was removed by the former business being Audrey’s Pizza. Transportation 1. BMC 38.400.080 (A) Sidewalks – The applicant is advised that a City sidewalk must be constructed along the property frontage upon future development. The minimum width of a sidewalk along a principal arterial is 6 feet per the DSSP Section IV.B.3. The MT Department of Transportation (MDT) installed concrete sidewalk along the frontage of N. Rouse Ave during March of 2021. Additionally, MDT is scheduled to install concrete sidewalk along the frontage of E. Peach Street during late April 2021. The proposed sidewalk along E. Peach Street will run eastward and terminate at the box culvert for Bozeman Creek. The existing and proposed sidewalk is shown on the site plan included herein.