Loading...
HomeMy WebLinkAbout03 CONR Clarification Correspondence and Exhibit Clarifications 23294 The Standard Concept Review Follow-Up Meeting November 2, 2023 Attendees: Andy Holloran, Tyler Bruggman, Brandon Baunach, Cordell Pool, Mai-Anh Doan, Nolan Sit, Robert Meder, Jake Doesschate, Scott Mueller, Cody Flammond, Danielle Garber, Audrey Chorak Engineering Cody 12. The applicant must provide adequate right-of-way to accommodate the City standard sidewalk and boulevard. QUESTION: We produced a diagram the rights-of-way that we will implement in the project. Does this look like an acceptable solution? Green way – yes that was the intent of the comment. From a planning perspective, you don’t have to have the 15 ft setback, you can have the 10 ft if preferred. 14. To facilitate traffic movement, the provision of emergency services and the placement of utility easements, all developments must be provided with a second means of access. If, in the judgment of the development review committee (DRC), a second dedicated right-of-way cannot be provided for reasons of topography or other physical conditions, the developer must provide an emergency access, built to the standards detailed in the Bozeman Municipal Code. This provision may be waived or conditionally waived by the DRC. QUESTION: Is this comment referencing BMC Sec 3BA00.010.A.8? If so, the project is not providing any new public or private streets. This section pertains to new streets. How does our project need to respond to this comment? Cody – upon further review, if fire is okay with this arrangement, engineering is as well. Fire needs appropriate access for emergency which is top priority. Secondary access is good since there are two streets with access. Fire is okay with this, and the intent is often for more landlocked properties which isn’t this site that has plenty of access. 23294 The Standard Concept Review Follow-Up Meeting November 2, 2023 Attendees: Andy Holloran, Tyler Bruggman, Brandon Baunach, Cordell Pool, Mai-Anh Doan, Nolan Sit, Robert Meder, Jake Doesschate, Scott Mueller, Cody Flammond, Danielle Garber, Audrey Chorak Engineering Cody 12. The applicant must provide adequate right-of-way to accommodate the City standard sidewalk and boulevard. QUESTION: We produced a diagram the rights-of-way that we will implement in the project. Does this look like an acceptable solution? Green way – yes that was the intent of the comment. From a planning perspective, you don’t have to have the 15 ft setback, you can have the 10 ft if preferred. 14. To facilitate traffic movement, the provision of emergency services and the placement of utility easements, all developments must be provided with a second means of access. If, in the judgment of the development review committee (DRC), a second dedicated right-of-way cannot be provided for reasons of topography or other physical conditions, the developer must provide an emergency access, built to the standards detailed in the Bozeman Municipal Code. This provision may be waived or conditionally waived by the DRC. QUESTION: Is this comment referencing BMC Sec 3BA00.010.A.8? If so, the project is not providing any new public or private streets. This section pertains to new streets. How does our project need to respond to this comment? Cody – upon further review, if fire is okay with this arrangement, engineering is as well. Fire needs appropriate access for emergency which is top priority. Secondary access is good since there are two streets with access. Fire is okay with this, and the intent is often for more landlocked properties which isn’t this site that has plenty of access. Page 3 of 5 Planning Danielle Deep incentives: Clarify upon submission. Parking within the side setback: We can’t waive the setback. A side setback and a rear setback are required for R-5 zoning. The applicant can place them along either the west or the south lot line where there are functionally needed. BMC 38.320.020.E.2 states when a lot has one or more principal buildings which are oriented to place the functional rear of a building adjacent to a side lot line, a setback from the property line equal to that for a rear setback must be provided. With your formal submittal staff will be looking for the delineated and annotated 5-foot R-5 side setback, as well as a 20- foot rear setback (where parking may be placed per BMC 38.540.010). Please keep in mind also that the applicant will need to leave space along the south property line to fit the required trees and parking lot screening for residential adjacency per BMC 38.550.050.C.2.a(1) and BMC 38.550.050.J. 42. The applicant must demonstrate the programming and design of the proposed open space areas used to meet the minimum open space area meet the requirements of BMC 38.520.060. Staff is skeptical that shared laundry and bike storage areas meet the requirements of paragraph 4 which requires indoor spaces to be specifically designed to serve interior recreational functions. Shared outdoor open space areas must be separated from ground level windows, streets, service areas and parking lots via landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the shared open space and dwelling units. Screening and snow storage may not encroach into usable areas. QUESTION: We produced diagram showing the proposed open space locations and how they interact? During our meeting could we sketch out visually how the options you suggest might work? We can make the open space work but just provide that information in the site plan application. We have allowed bike storage to count as open storage before, make sure to explain how the rooms will be amenitized to encourage use in your submittal and we will try to make it work. 33. The height of 57 feet 9 inches exceeds allowable R-5 base height by 7-feet. The narrative was not clear if an affordable housing height bonus incentive is proposed. Please clarify in the formal submittal. BMC 38.320.030.C QUESTION: The project is taking the affordable housing height bonus. Could you provide example language of how we should word this in our narrative. Maybe something from another project states this well? Building heights: you’ll have to go through an affordable housing plan with economic development. Provide what the code allows, what you want to do, and how it justifies the deep incentive. Private patios, dog walks, and open space presented – on the west side with private patios provides a buffer for living space to open space. Ensure separation from indoor living space with outdoor shared open space areas. Page 4 of 5 28. Community Development is undergoing an update to the Unified Development Code (UDC). The UDC update draft and current schedule may be found at http://engage.bozeman.net/udc. Staff review of this application is under the existing UDC code requirements. QUESTION: Does this affect our project if the UDC is not yet adopted? If so, which items should we be most cognizant of? Review is currently in the existing UDC; if you’re planning to submit this year or beginning of next year you will be in the current code. Staff does not have a concrete schedule for new code adoption at this time but might when public engagement resumes after the new year. 29. This application is within the Neighborhood Conservation Overlay District (NCOD). The existing structure was surveyed in 2020 and the Montana Historic Property Record is linked to the Historic Preservation Map on our website. Per the survey, this structure is eligible for NHRP status, is in good condition, and retains sufficient integrity to convey its historic character. With the formal submittal, the applicant is required to submit a COA application with the associated DEM checklist items for demolition review. BMC 38.340.090. The applicant may contact Sarah Rosenberg, the City's Historic Preservation Officer with any questions on demolition or the design guidelines. QUESTION: The existing property is historically eligible Jacob Doesschate answered most our initial questions. Are there other contacts if we have further questions? This site sits within the NCOD currently. Sarah Rosenburg will be reviewing from a historic preservation perspective and is your best POC. In your site plan application, it’s helpful to include a response to the demolition criteria with the DEM application to help staff make findings as needed. 36. Block frontage requires a 10-foot minimum setback from the property line. It is unclear from the site plan how the front porch open space will encroach, and if upper level elements such as canopies are proposed to encroach. Departures are available from the 10-foot building placement if they are included with the formal submittal and meet the intent of the standard. BMC 38.510.030.C. Staff has seen successful use of conduits under porches or other means of meeting the 10-foot utility easement requirement with permission from the easement holder. No affordable housing incentives from landscaped block frontage are available, but the applicant may consider utilizing 38.510.030.J incentives for special residential interior frontages. No internal roadway is present as indicated on the architectural site plan. QUESTION: We produced diagram showing the proposed open space locations and how they interact? During our meeting could we sketch out visually how the options you suggest might work? Porch plan presented makes sense, with the hardscape and no structures going over the 10-foot setback or the utility easement. Page 5 of 5 Fire Scott 22. Fire Riser/Fire Alarm Control Panel shall be in room on ground floor with exterior access. Also FDC for sprinkler/standpipes shall be similarly accessible on exterior with sidewalk underneath and connected to public way. QUESTION: We produced diagram showing the proposed locations. Are these acceptable locations? If not, could you provide a proposed location? This looks good. 15. The proposed parking lot is considered a dead-end and must comply with City design specifications and standards, and with any city-adopted International Fire Code. No dead-ends longer than 150 feet are permitted without an approved turn-around. The applicant must provide an engineering approved turn around for emergency vehicles. QUESTION: We produced a fire apparatus access diagram that shows we meet the 150' hose pull code provision per IFC 503.1.1 from the street. Would this be acceptable? If not, we have a drive aisle that provides 24' of width, but there is no feasible way to provide a turnaround. Could we stripe the pavement to show the maximum depth a fire truck can enter? Fire will allow signage as an alternative. It needs to be big, bold, and permanent so when fire shows up they know not to make that corner. Based on square footage of building, we wouldn’t bring in aerial devices into the interior, and due to the overhead powerlines. We wouldn’t make the corner anyway. We need 26ft wide clearance if we are going to deploy it in there anyway, so we are better off hitting corners of Villard and other 3 corners of building. Please note: Comments are preliminary and based on the information provided. You are required to design the project to meet the requirements of the Bozeman Municipal Code. 1Robert Meder From:Audrey Chorak <achorak@BOZEMAN.NET>Sent:Monday, November 13, 2023 10:51 AMTo:Robert MederCc:Brandon BaunachSubject:RE: [EXTERNAL]23294 The Standard CONR - QuestionsAttachments:ATT00001.txt; ATT00002.htmCategories:Filed by NewformaThanks, Robert. Based on what was presented to the City, staff did not immediately see any issues, provided all open space standards are met. Best, Audrey Audrey Chorak Development Review Coordinator | Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 O: 406.582.2968 | C: 406.579.1471 | E: achorak@bozeman.net | W: www.bozeman.net/planning CUSTOMER SERVICE HOURS (Front Counter @ 20 East Olive, 59715): Open: M,W,F: 9 AM – 4 PM; & T, R: 9 AM – 1 PM From: Robert Meder <robert.meder@scb.com> Sent: Monday, November 13, 2023 7:12 AM To: Audrey Chorak <achorak@BOZEMAN.NET> Cc: Brandon Baunach <brandon.baunach@scb.com> Subject: RE: [EXTERNAL]23294 The Standard CONR - Questions CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good Morning Audrey, SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE CONR Comment Exhibits 150' HOSE LENGTH 55.5'94.5'FIRE TRUCK STAGING ACCESS FIRE TRUCK STAGING ACCESS 120' - 0"105' HOSE LENGTHNEW FIRE HYDRANT Hose pull length Provide signage and painting on curb SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE CONR Comment Exhibits Lounge / Laundry - Openspace A B C E G J L 1347 D F H K 1.23.856 3.6 1.7 A.5 2 The purpose of the lounge and laundry area extends beyond mere functionality; it serves as a communal space, offering a vital gathering spot beyond the ground-level areas. These lounges are thoughtfully designed with thematic diversity, aiming to provide residents with a range of experiences throughout the entire building. From a dynamic game room to a collaborative co-working space, each lounge is curated to offer a distinct and essential function, enriching the residential experience by fostering a sense of community and providing various amenities tailored to the residents' diverse needs. SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE CONR Comment Exhibits Level 2 TV Lounge Level 3 Games 2' - 0"4' - 0 7/8"4' - 0"2023 Solomon Cordwell Buenz PROJECT H3 50225.011 U.12 SCALE:1/4" = 1'-0"1 Laundry Rm L2 2023 Solomon Cordwell Buenz PROJECT H3 50225.011 U.13 SCALE:1/4" = 1'-0"1 Laundry Rm L3 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE CONR Comment Exhibits Level 4 Co-working Level 5 Co-working 2023 Solomon Cordwell Buenz PROJECT H3 50225.011 U.14 SCALE:1/4" = 1'-0"1 Laundry Rm L4 2023 Solomon Cordwell Buenz PROJECT H3 50225.011 U.14 SCALE:1/4" = 1'-0"1 Laundry Rm L4 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE CONR Comment Exhibits UP FEC FEC FECFECUP A3.10 1 A3.102 A3.11 2 A3.11 1 A B C E G J L 1 A3.20 1A3.20 14' - 2"12' - 10"6' - 2 1/2"14' - 0"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"21' - 6"1 A3.21 1 A3.21 134721' - 7"13' - 6"12' - 3 1/2"5' - 6"9' - 2 1/2"17' - 9 1/2"17' - 2 1/2"16' - 0"5' - 6" 2 A3.20 2A3.20 2 A3.21 2 A3.21 4807' - 6" 4810' - 0" UNIT C1 101 UNIT A2 103 UNIT A2 105 UNIT A2 107 STAIR A S101 BIKE STORAGE 134 LOUNGE/ BIKE WORKSHOP 133 WC 132 OFFICE 130 CONF ROOM 131 ENTRY VESTIBULE 100C D F H K 1.23.8 2' - 1"56 3.6 1.7 A.5 LOBBY 100 CORRIDOR 100A 118' - 7"149' - 8 1/2"UP X2VD Y2VD Y1VBY1VBY1VB X1VD Y1VB Y1VBY1VB Y1VB Y1VBY1VB Y1VB X1VD X1VD X1VD X1VD Y1VB T01 T01 T01 T01 (111) WALL MOUNTED BIKE RACKS C1090.03 LOCKERS BUILDING ABOVE BUILDING ABOVE BUILDING ABOVE CANOPY ABOVE CANOPY ABOVE 1 A3.30 4 A3.30 2 A3.30 3 A3.30 5 A3.30 6 A3.30 2 ELEVATOR E101 A0.50 2A0.50 4 A0.50 3 A0.501 Drawn By: Checked By: Project Number: Sheet Number: © 2023 Solomon Cordwell Buenz LEVEL 01 FLOOR PLAN 321 N 5TH AVE BOZEMAN, MT 59715 THE GUTHRIE A2.01 MAD RM 2023029 SCALE:1/8" = 1'-0"1LEVEL 1 FLOOR PLAN NO. DATE DESCRIPTION 1 9/22/2023 ISSUED FOR SCHEMATIC DESIGN Fix-it Station SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE CONR Comment Exhibits Ground Floor Open Space Plan Note this plan was submitted with the CONR package, the new site/civil/landscape plan is submitted in the drawings of the SPR submission SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE CONR Comment Exhibits - Building Height Diagram LEVEL 01 EL:4805' -0" ROOF EL:4863' -8 1/2" LEVEL 2 EL:4819' -9" LEVEL 3 EL:4830' -6" LEVEL 4 EL:4841' -3" LEVEL 5 EL:4852' -0" LEVEL 1M EL:4809' -0" 1 A3.20 123 4 7 4' - 0"10' - 9"10' - 9"10' - 9"10' - 9"11' - 8 1/2"2 A3.20 B2010.01 FIBER CEMENT PANEL-A B2010.02 FIBER CEMENT PANEL-B B2010.03 FIBER CEMENT PANEL-C B2010.04 WOOD WALL PANEL-A B3020.01 MECHANICAL ROOFTOP SCREEN WALLS B2010.02 FIBER CEMENT PANEL-B B2020.01 EXTERIOR WINDOWS B2020.03 GLAZED ALUMINUM STOREFRONT SYSTEM B2010.05 WOOD WALL PANEL-B B1020.04 MAIN ENTRANCE CANOPY PAINTED VTAC GRILLE, TYP. B2050.05 TERRACE GLASS DOOR 1.2 3.8 5 63.61.7 B2010.05 WOOD PANEL-B ABCEGJL LEVEL 01 EL:4805' -0" ROOF EL:4863' -8 1/2" LEVEL 2 EL:4819' -9" LEVEL 3 EL:4830' -6" LEVEL 4 EL:4841' -3" LEVEL 5 EL:4852' -0" LEVEL 1M EL:4809' -0" 1 A3.21 11' - 8 1/2"10' - 9"10' - 9"10' - 9"10' - 9"4' - 0"58' - 8 1/2"2 A3.21 B2010.01 FIBER CEMENT PANEL-A B2010.02 FIBER CEMENT PANEL-B B2010.03 FIBER CEMENT PANEL-C B2010.04 WOOD WALL PANEL-A B3020.01 MECHANICAL ROOFTOP SCREEN WALLS B2010.02 FIBER CEMENT PANEL-B B2020.01 EXTERIOR WINDOWS B2020.03 GLAZED ALUMINUM STOREFRONT SYSTEM B2010.05 WOOD WALL PANEL-B B1020.04 MAIN ENTRANCE CANOPY B2010.01 FIBER CEMENT PANEL-A B2010.02 FIBER CEMENT PANEL-B, WITH DECAL MORSE CODE GRAPHIC SEE A0.20 PAINTED VTAC GRILLE, TYP. B2050.05 TERRACE GLASS DOOR B2020.01 EXTERIOR WINDOWS DFHK A.5 Drawn By: Checked By: Project Number: Sheet Number: © 2023 Solomon Cordwell Buenz BUILDING ELEVATIONS 321 N 5TH AVE BOZEMAN, MT 59715 THE PORCH A3.10 RM BS 2023029 SCALE:1/8" = 1'-0"2NORTH ELEVATION NO. DATE DESCRIPTION 1 9/22/2023 ISSUED FOR SCHEMATIC DESIGN SCALE:1/8" = 1'-0"1EAST ELEVATION59'-1 1/2"47'-0"50'-0" Max50'-0"2'-6"GRADE CHANGE BONUS FIRST BONUS FLOOR (MAX 15'-0")11'-8 3/4"SECOND BONUS FLOOR(MAX 15'-0") -NOT USED 15'-0"4'-0"15'-0"BUILDING HEIGHT MAXWITH 4' PARAPET AFFORDABLE HOUSEING BONUS - 2 ADDITIONAL LEVELS AFFORDABLEHOUSING BONUS- 2 ADDITIONALLEVELS 7'-2 1/2"Sec. 38.380.030 - Incentives Available - 3. For multi-household dwellings and mixed-use building: (b) Two additional stories of height (maximum 15 feet per story) beyond that allowed in the R-4, R-5, R-O, NEHMU and B-1 zoning districts. Utilzing the deep incentives provided by the UDC an R-5 development is afforded 2 additional floors of height. As indicated in the enlarged diagram below the Guthrie is only utilizing one additional floor of height and is below the full allowable height provided by the deep incentives. LEVEL 01EL:4805' -0" ROOFEL:4863' -8 1/2" LEVEL 2EL:4819' -9" LEVEL 3EL:4830' -6" LEVEL 4EL:4841' -3" LEVEL 5EL:4852' -0" LEVEL 1MEL:4809' -0" 1 A3.20 1 2 3 4 7 4' - 0"10' - 9"10' - 9"10' - 9"10' - 9"11' - 8 1/2"2 A3.20 B2010.01 FIBER CEMENT PANEL-A B2010.02 FIBER CEMENT PANEL-B B2010.03 FIBER CEMENT PANEL-C B2010.04 WOOD WALL PANEL-A B3020.01 MECHANICAL ROOFTOP SCREEN WALLS B2010.02 FIBER CEMENT PANEL-B B2020.01 EXTERIOR WINDOWS B2020.03 GLAZED ALUMINUM STOREFRONT SYSTEM B2010.05 WOOD WALL PANEL-B B1020.04 MAIN ENTRANCE CANOPY PAINTED VTAC GRILLE, TYP. B2050.05 TERRACE GLASS DOOR 1.2 3.8 5 63.61.7 B2010.05 WOOD PANEL-B ABCEGJL LEVEL 01EL:4805' -0" ROOFEL:4863' -8 1/2" LEVEL 2EL:4819' -9" LEVEL 3EL:4830' -6" LEVEL 4EL:4841' -3" LEVEL 5EL:4852' -0" LEVEL 1MEL:4809' -0" 1 A3.21 11' - 8 1/2"10' - 9"10' - 9"10' - 9"10' - 9"4' - 0"58' - 8 1/2"2 A3.21 B2010.01 FIBER CEMENT PANEL-A B2010.02 FIBER CEMENT PANEL-B B2010.03 FIBER CEMENT PANEL-C B2010.04 WOOD WALL PANEL-A B3020.01 MECHANICAL ROOFTOP SCREEN WALLS B2010.02 FIBER CEMENT PANEL-B B2020.01 EXTERIOR WINDOWS B2020.03 GLAZED ALUMINUM STOREFRONT SYSTEM B2010.05 WOOD WALL PANEL-B B1020.04 MAIN ENTRANCE CANOPY B2010.01 FIBER CEMENT PANEL-A B2010.02 FIBER CEMENT PANEL-B, WITH DECAL MORSE CODE GRAPHIC SEE A0.20 PAINTED VTAC GRILLE, TYP. B2050.05 TERRACE GLASS DOOR B2020.01 EXTERIOR WINDOWS DFHK A.5 Drawn By: Checked By: Project Number: Sheet Number: © 2023 Solomon Cordwell Buenz BUILDING ELEVATIONS 321 N 5TH AVEBOZEMAN, MT 59715 THE PORCH A3.10 RM BS 2023029 SCALE:1/8" = 1'-0"2 NORTH ELEVATION NO. DATE DESCRIPTION 1 9/22/2023 ISSUED FOR SCHEMATIC DESIGN SCALE:1/8" = 1'-0"1 EAST ELEVATION59'-1 1/2"47'-0"50'-0 " M a x 50'-0"2'-6"GRADE CHANGEBONUS FIRST BONUS FLOOR(MAX 15'-0")11'-8 3/4"SECOND BONUS FLOOR(MAX 15'-0") -NOT USED 15'-0"4'-0"15'-0"BUILDING HEIGHT MAXWITH 4' PARAPET AFFORDABLEHOUSEINGBONUS - 2ADDITIONALLEVELS AFFORDABLEHOUSING BONUS- 2 ADDITIONALLEVELS 7'-2 1/2" SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE CONR Comment Exhibits - Snow Storage PARKING AREA: 10,270 SF CURRENT SNOW STORAGE PROVIDED CURRENT SNOW STORAGE PROVIDED PROPOSED ADDITIONAL SNOW STORAGE PROPOSED ADDITIONAL SNOW STORAGE Parking Area: 10,270 Proposed provide: 10%