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HomeMy WebLinkAboutConcept Review Comment Narrative 01-29-20Flanders Mill Apartment Concept Review Comment Narrative Page 1 of 7 FLANDERS MILL APARTMENTS MASTER SITE PLAN CONCEPT REVIEW COMMENTS NARRATIVE APPLICATION 19452 Planning Division Per Findings of Fact for the Flanders Mill Subdivision 14024 and 15512, a Master Park Plan was approved that illustrates a bridge connecting the development through the OS U to Flanders Mill Road. This connection is required to be constructed with this site plan. Response: The site plan has been revised to include a mid-block trail, within a 30’ wide trail easement extending from Windrow Drive to Flanders Mill Road. 1. BMC 38.220.080 - Site plan submittal requirements. The application must meet the SP1 and PLS form requirements. Plans must include all property boundaries, setbacks, and easements annotated with dimensions shown correctly. Block frontages must be shown and annotated with dimensions and shown correctly. Include all existing public utilities, street and alley frontages with names and right-of-way dimensions, sidewalks, and parking facilities, annotated with correct dimensions. Please include area in square feet for all existing and proposed structures, rooms and spaces. Response: The site plan has been completed per Form SP1 and SP requirements. 2. BMC 38.230.040 – DRB review thresholds. This project meets criteria for DRB review. Response: This comment is acknowledged. 3. BMC 38.320.030 – Form and intensity standards. Building height. Provide roof pitches on all elevations so as to verify building height requirements. Response: Building height and roof pitches are provided on the Architectural plans. 4. BMC 38.420.020 – Park area requirements. Provide an explanation of the subdivision parkland dedication in narrative. Response: The park land summary schedule is shown on the Cover sheet of this application, as required. 2.94 acres of parkland was provided with the subdivision development for this lot. The proposed development of 200 units requires 3.29 acres. The subdivision developed 1.5442 acres of excess parkland of which this development proposes to utilize 0.35 acres of the excess parkland to meet the parkland requirement. Flanders Mill Apartment Concept Review Comment Narrative Page 2 of 7 5. BMC 38.510 Block Frontage. Special Residential and Landscaped. Several of the building complexes do not appear to meet the setback requirements for the Special Residential block frontage and several do not have setback dimensions. Annotate all block frontages accordingly and revise design to comply with block frontage standards. Please show block frontage labels and annotations on the same sheet to provide clarity. Response: The site plan has been revised to provide the required Special Residential Block Frontage. Block frontages have been specified on the overall site plan sheet and dimensioned. 6. BMC 38.520.060 - Usable residential open space. Include annotations and dimensions as required in forms PLS and SP1, demonstrating required minimum dimensions for proposed residential open space are being met. Provide direct pedestrian connections from all uses to each shared open space. Open spaces must be amenitized with active uses as required by code. See BMC 38.520.060.B2. Response: Dimensions and annotations have been included in this submittal of all open space areas. Direct pedestrian connection is provided to all open space areas. Each area is amenitized with either a picnic table and charcoal barbeque grill or benches. 7. BMC 38.520.060.B.1 and 2. - Usable residential open space. Site shared open space must be separated from service areas and parking lots via landscaping and or fencing. The area must include landscaping between parking lot, service area enclosures, and transformers. Provide landscaping detail and annotations. Response: Common shared open space areas are separated from service aras and parking by a 3’ landscape buffer. i. Area calculation. Areas for snow storage may not be included in the calculation for open space as that is not usable open space. Setbacks cannot be used as open space unless demonstrated to satisfy the requirements in the code provisions. Shared decks may be included. Provide dimensions and annotations for all open spaces. Response: No snow storage areas are included in the calculations for the open space areas. 8. BMC 38.520.070– Service areas and mechanical equipment. The current locations of the trash compactors are not in accordance with this provision. Relocate to a more appropriate area. Please provide screening details for mechanical, electrical, and other utility equipment and service areas. If roof mounted mechanical equipment is proposed please provide a site distance analysis from adjacent properties. Flanders Mill Apartment Concept Review Comment Narrative Page 3 of 7 Response: The trash compactors have been eliminated from the proposed development. Double wide enclosed and covered trash enclosures are now proposed. No roof mounted equipment is proposed. 9. BMC 38.520.070.C.1. Service areas, landscaping. Five feet of landscaping must be provided between any service area enclosure and adjacent streets, parking lots, and pathways. Response: The site plan has been revised and a 5’ minimum landscape buffer is provided between the trash enclosures and parking lots and/or sidewalks. 10. BMC 38.530.060 - Building materials. Provide a physical color and material palette for this project with the formal application based upon project size. Provide glazing, door and all required materials proposed as outlined in PLS form Response: A digital material and color board is included in this submittal and we request that physical board is not required. 11. BMC 38.530.070 – Blank wall treatments. In the building elevations it appears several of the exterior walls exceed the maximum allowed blank wall space. Please provide treatment, or evidence that exterior building walls are in conformance with this section. Response: The architectural design has been revised to comply with the city’s design standards. 12. BMC 38.540– Parking. The compact parking space in the SW corner near the trash enclosure will need to be striped. Please provide detailed calculations for required and proposed vehicle and bicycle parking. Include the percentage of compact spaces. Provide ADA signage details. Provide bicycle rack details. Response: All parking spaces are striped. 13. BMC 38.550– Landscaping. Include a comprehensive landscape plan. Provide adequate landscape screening for residential open spaces and parking lots adjacent to residential buildings and ensure parking lot tree quantities meet requirements. Acceptable landscape materials and standards are listed in this section. i. Note: The city has removed performance points from the landscaping standard. This project will need to adhere to the new landscaping standards, see Ordinance 2029. Response: A landscape plan is included in this submittal and has been prepared in compliance with the City’s development code. Flanders Mill Apartment Concept Review Comment Narrative Page 4 of 7 14. BMC 38.560– Signage. Include signage details for all apartment complex and building signage, including square footage calculations demonstrating the project is meeting the minimum standards. Response: A sign plan has not yet been prepared but will be submitted at a later date. 15. BMC 38.570– Lighting. Provide a lighting and photometric plan with fixture details. Response: A lighting and photometric plan is included in this submittal. Fire Department; • 12plex buildings – water rooms appear to not meet City standards for size. Too small. Response: The water room has been enlarged. • Request FDC/Horn & Strobe locations be determined by Fire Department. Please contact for specifics. Response: This comment is acknowledged. • Request final Fire Department site plan with only emergency response pertinent information. Please contact for specifics. Solid Waste Department 1. Need detailed plan for refuse enclosure. Response: Details for the refuse enclosure are included on Sheets A0.2 – A.4. 2. Must have 50 feet of straight approach to front of enclosure (parking stalls cannot be used to achieve the 50 feet) Response: All refuse enclosure have a 50’ straight approach. Flanders Mill Apartment Concept Review Comment Narrative Page 5 of 7 Engineering Comments 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 prior to Site Plan approval. The applicant may contact the Engineering Department to receive a copy of a utility easement template. Response: A 10-foot wide utility easement was provided along the development property frontage with the final plat for Phase 7 of the Flanders Mill Subdivision. 1. Montana Post-Construction Storm Water BMP Design Guidance Manual Seasonal High Groundwater - The proposed project is located in an area that is known to have seasonally high groundwater. Engineering recommends that the applicant confirm that groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. a. Phase I shows a proposed subsurface stormwater retention & infiltration basin. Seasonally high groundwater has been observed in the Flanders Mill development. The applicant will need to confirm that groundwater will not impact the function or maintenance of the proposed facilities. Response: An excerpt from the geotechnical investigation report is included in this application and shows that the groundwater did not come within 4 ft of the existing surface at the time of investigation. The parking area in which the sub-surface retention facility is proposed to be located has been raised to provide adequate separation during normal ground water events so as groundwater does not impact the retention basin. b. Phase II and Phase III did not show how stormwater would be managed. Response: Stormwater will sheet flow north from Phase II & III and collected by a series of inlets in Phase I and piped to the underground stormwater retention basin. Water 1. DSSP Section (V) (A) Water Distribution Lines Design Criteria - The applicant must provide an estimate of water demand and anticipated available fire flow certified by a professional engineer for the proposed project in order for the City to analyze that water capacity is available to accommodate the project. Response: Included in this application is an estimated water usage based on the City’s wastewater design standards. With regards to the fire flow the building Type is Flanders Mill Apartment Concept Review Comment Narrative Page 6 of 7 VB. This lot recently went thru subdivision review and was approved by the City and zoned R4 - High Density Residential. Infrastructure was installed to support the approved high density development lot per the subdivision Design Reports prepared by C&H Engineering. Watercourse & Wetlands 1. BMC 38.410.100 (C) (4) Watercourse Setback - Where a development is crossed by or is adjacent to a watercourse, the developer must mitigate the impacts of the development on the watercourse. a. Lot 1, Block 25 was granted a variance from the watercourse/wetland requirements outlined in section 38.410.100 of the BMC. The applicant must provide an exhibit at site plan submittal overlaying the proposed development vs. the granted variance area. Response: A variance to the 50’ wetland setback was approved with the subdivision application. The wetland is shown on the site plan not encroaching onto the site. Per the variance approval no setback is required, therefore there is nothing to show in an exhibit. Transportation 1. The applicant must provide an estimate for peak-hour trip generation for full build- out of the proposed development. a. A comparison of the proposed development vs. the accepted traffic impact study is required to determine if intensity or assumptions have changed as part of the site plan submittal. Response: A Traffic Impact Study was completed for the subdivision and is included in this submittal. The TIS indicates the study was completed based on 112 apartments and 284 single family homes. ENGINEERING ADVISORY COMMENTS: Wastewater 1. DSSP Section (V) (B) Sanitary Sewer System Design Criteria - The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project in order for the City to analyze that sewer capacity is available to accommodate the project. Flanders Mill Apartment Concept Review Comment Narrative Page 7 of 7 a. The applicant provided a Wastewater Flow Estimate for the Flanders Mill Apartment Development (dated April 18, 2018), specifically related to the Baxter Meadows lift station. A cursory review shows the proposed development has enough allocated reserve capacity for the property and was accounted for in the design of the Baxter Meadows lift station. If the development changes in intensity, a revised analysis would be required. Response: This comment is acknowledged. 2. The existing 8-inch sewer gravity main located in Windrow Drive may not be able to accommodate the proposed development. Downstream sewer capacity cannot be evaluated without estimated peak-hour sewer demands. a. The applicant provided peak-hour sanitary demand as part of this submittal. Based on the provided peak-hour calculations there appear to be no downstream hydraulic constrictions for this development. If the development changes in intensity, a revised analysis would be required. Allocated capacity is not entitled until final site plan approval. Response: This comment is acknowledged. END OF NARRATIVE