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HomeMy WebLinkAboutSite Plan Review Comment Narrative 05-20-20 Flanders Mill Apts Site Plan Review Comments Narrative Page 1 of 8 FLANDERS MILL APARTMENTS SITE PLAN SITE PLAN REVIEW COMMENTS NARRATIVE APPLICATION 20079 Section 2 – RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. BMC 38.230.040 – DRB review thresholds. This project meets criteria for DRB review. RESPONSE: This condition is acknowledged 2. Please consolidate sheets C1.0, C1.1, C0.2 into two with all dimensions relevant for plan review on one sheet. Include the block frontage dimensions on the sheet that has block frontages labeled. Please review dimensions, several are not snapped to features or are floating. Please create a dedicated utility sheet and remove utilities from the dimensioned site plan to clarify linework. RESPONSE: Sheets have been revised to better clarify the proposed design. The dimensions have been corrected and all relevant dimensions provided. 3. BMC 38.220.080.A.2.q. – Site plan submittal requirements. Phased site plans. The 8’ pedestrian pathway and bridge that connects Broken Spur Drive to Flanders Mill Road must be constructed with phase I. RESPONSE: A note has been added to the Site Plan specifying that the trail and bridge to be constructed in Phase I. 4. BMC 38.350.050. – Setback encroachments. The 20’ rear setback must extend to Harvest Parkway. The Unit 1 12-plex, the adjacent parking lot and the trash enclosure located within it will need to be redesigned/relocated as they are likely encroaching into the 20’ rear setback. RESPONSE: Per Community Development Director Martin Matsen’s April 22 email the 5’ side yard setback is acceptable. 5. BMC 38.410.040. - Blocks. Pedestrian rights-of-way. The proposed 8’ gravel trail is not acceptable. Pedestrian right-of-way block delineations must have a sidewalk built to City of Bozeman standards. Show the required 5’ minimum setback on either side of the 30’ pedestrian access easement. Flanders Mill Apts Site Plan Review Comments Narrative Page 2 of 8 RESPONSE: The call-out was incorrect and has been corrected. The 10’ setback is shown. 6. BMC 38.410.100. – Watercourse setback. Include the an exhibit of the actual approved variance area overlayed onto the site plan. RESPONSE: The original 50’ wetland setback line, that was granted a variance for, is shown and labeled on Sheet C0.2. A pdf copy of the Exhibit for the Variance, prepared by C&H, is included in this submittal. 7. BMC 38.520.040. - Form and intensity standards. Setbacks. The west side of the property will be considered the rear for purposes of setbacks. Extend the 20’ setback to the property line on Harvest Parkway and revise all affected structures. RESPONSE: Per Marty Matsen’s April 22 email the 5’ side yard setback for the 12 plex is acceptable. 8. BMC 38.510. - Block Frontage. Special Residential. Many of the buildings do not have a dimension from the edge of the pathway to the building to show that the Special Residential setback is being met. Include the block frontage labels and corresponding dimensions on the same plan sheet. RESPONSE: Block Frontage Designation and dimensions have been added to all the bldgs to the back of the walk on Sheet C0.2. 9. BMC 38.520.060. - Usable residential shared open space. The minimum width for any dimension of useable shared open space is 15’. Several of the open spaces do not meet this requirement. The open space area at the north of the property that is surrounded by parking must provide adequate landscaped screening. All open space areas need to meet the design requirements of 38.520.060.2. Specifically subsection ‘d’ which reads, “Shared open space must feature paths or walkable lawns, landscaping, seating, lighting, and play structures, sports courts, or other pedestrian amenities to make the area more functional and enjoyable for a range of users.” Currently they are only showing benches and picnic tables which will not satisfy this provision. RESPONSE: All of the small open spaces have been eliminated as they were not required to fulfill the minimum requirement. Dimensions have been added to all shared open spaces and show all the sides are in excess of 15’. Detailed dimensioned exhibits have been added to Sht C0.2. A cover shade structure has been added to the main open space area and is detailed on Sheet A.1. Flanders Mill Apts Site Plan Review Comments Narrative Page 3 of 8 10. BMC 38.520.070. - Service areas. Five feet of landscaping must be provided between any service area enclosure and adjacent pathways. Please revise to include minimum 5’ of landscaping for all service areas, trash enclosures and direct pedestrian access. RESPONSE: Landscape areas adjacent to the trash enclosures and pathways have been widened to a minimum of 5’. 11. BMC 38.530.060. - Building materials. Provide a color and material detail sheet for all building types. RESPONSE: A material and color detail sheet are included for each building on Sheet SP2.3, for each building type. 12. BMC 38.540. - Parking. The parking stalls adjacent to the trash enclosures that are not accessible must be striped and omitted from the parking calculations. RESPONSE: The parking spaces adjacent to the trash enclosure have been striped and removed from the parking count. The area will be used for snow storage. 13. BMC 38.540.020.M – Snow storage. All of the snow storage areas that are located on parking lot landscape areas are not acceptable. The snow storage located on a parking stall next to the trash enclosure that is included in the parking total is not acceptable. “Snow removal storage areas must be provided sufficient to store snow accumulation on site. Such areas may not cause unsafe ingress/egress to the parking areas, may not cause snow to be deposited on public rights-of-way, may not include areas provided for required parking access and spaces, and may not be placed in such a manner as to damage landscaping.” Please revise. RESPONSE: We respectively disagree with your interpretation of this section of code. It is common practice to provide snow storage on the landscape islands within the parking lot. The landscaping in the proposed snow storage areas have been designed for the storage of snow. In the event the City experiences a higher than normal snow event the property management will contract to have then excess snow removed for the site. 14. BMC 38.550. - Landscaping. Provide adequate landscape screening for residential open spaces, trash enclosures. Provide dimensions of parking lot landscape islands. RESPONSE: The landscaping has been designed per the City development code. 15. BMC 38.570– Lighting. It appears that the 0.3 maximum illuminance at the property line is exceeded on the north side of the property. Provide a clear, bold property line on the photometric plan. Flanders Mill Apts Site Plan Review Comments Narrative Page 4 of 8 RESPONSE: The 0.3 is on the private side of the property line. The property line has been darkened for better clarity. Engineering Division Easements 1. BMC 38.410.060 (C) (1) Easements -The applicant must provide a thirty (30) foot public utility easement to accommodate both water and sewer prior to site plan approval. An additional ten feet of width is required for each additional main that occupies the easement. RESPONSE: A proposed 30’ wide public utility easement is shown on Sheet C1.1. A draft easement document is included in this submittal for review. Once approved the easement will be signed and recorded and a copy provide to the City prior to final site plan approval. Stormwater 1. BMC 38.410.080 and 40.04.500.A Requirement to control and reduce stormwater pollutants The applicant provided a geotechnical investigation report dated 01-24-18 as well as an excerpt showing the various test pit locations for the subject property. However, at the time of the geotechnical investigation, typically groundwater levels are at their seasonal low. The report does discuss seasonal water level variations and notes that levels can be expected to increase 2-2.5 feet above the water surface elevations encountered in the exploratory test pits, but does not specifically discuss maximum groundwater elevations or provided evidence to support the high water assumptions. Furthermore, the actual stormwater report does not reference the geotechnical investigation, discuss groundwater elevations, identify specific test pit locations, or certify that the proposed stormwater design adequately functions during high groundwater conditions. Given the know high groundwater conditions associated with this particular area, the maximum groundwater elevations must be included in the stormwater report and must be vetted by the engineer certifying the drainage design. The certifying engineer must show that the proposed system functions throughout the entire season. In addition, a figure showing the seasonal high groundwater elevations vs. the proposed subsurface unit should be show for reference. Stormwater storage that extends below the seasonal high groundwater elevation will not be considered in meeting the City’s storage requirement. The stormwater report must be updated to reflect these requested changes prior to site plan approval. Flanders Mill Apts Site Plan Review Comments Narrative Page 5 of 8 RESPONSE: Groundwater levels are currently being monitored on a weekly basis and will continue thru high ground water to determine the maximum groundwater level, and compare it to the proposed storm water detention facility. 2. Sheet C1.3 Drainage Plan –it appears that the proposed subgrade storm drainage facility is located in the direct path of City sanitary garbage pickup (I.e. the sanitary dump trucks would drive over the facility to access the properties garbage cans.) The certifying engineer needs to verify the facility can handle these types of live loads without structural damage prior to site plan approval. RESPONSE: The subsurface storm water facility has been changed from an R-Tank system to an ADS StormTech System which is H20 rated. Water Rights 1. BMC 38.410.130 (A) (1) Water rights The applicant must contact Brian Heaston with the City Engineering Department to obtain a determination of cash-in-lieu (CIL) of water rights. a. The applicant needs: 1) decide if they’re going to take the offer being made for CIL reduction in the CILWR agreement; if yes then 2) finalize the agreement prior to issuance of site plan approval; then 3) pay CIL pursuant to the agreement prior to Phase 1 plan approval. RESPONSE: Included in this resubmittal are the preliminary calculations provide to Brian H. Prior to final approval the final CIL will be approved and paid. Transportation 1. BMC 38.220.060 (A) (12) - The conclusions presented within the traffic impact study (TIS) are based on an analysis from 2013. Given the recent development around the vicinity of the subject property, the 2013 TIS assumptions, and changes in actual traffic conditions; the information presented within the existing TIS is not reflective of current site conditions. This TIS must be updated with current traffic data and expansion/changes to the City’s street network and pedestrian grid prior to master site plan approval. a. The applicant is advised that they must coordinate with the City to determine the scope and extent of the TIS update RESPONSE: Included in this resubmittal is an email from Lance Lehigh granting a waiver for Phase I updating the TIS for Flanders Mill Subdivision. Flanders Mill Apts Site Plan Review Comments Narrative Page 6 of 8 2. BMC 38.540.020 (M) Stall, aisle and driveway design - The applicant must identify snow storage areas on the Site Plan for the parking area. Snow removal storage areas must be sufficient to store snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow to be deposited on public rights- of-way, shall not include areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage landscaping. The applicant must verify that adequate snow storage is available prior to master site plan approval. RESPONSE: Adequate snow storage is provided for this development. In the event the City has a major snow storm event and on-site snow storage becomes problematic the management of the residential community will remove the snow from the property. Conditions of Approval 1. Sheet C1.0 Master Site Plan – Numerous street cuts along Windrow drive and Broken Spur Drive (approximately 21) are proposed to extend water, sewer, and fire lines to service the proposed develop. At a minimum, these streets must be milled and overlaid extending the full width and full length of the disturbed area. This modification must be shown on the site plan and called out so that the City can verify its completion with the final occupancy inspection. RESPONSE: No street cuts are proposed nor required for the development. Watre and sewer services and main stubs were installed with the subdivision to serve the proposed development. The site plan clearly notes the services in the street are “ext’g” Solid Waste Division 1. Refuse enclosure doors must open 180 degrees. RESPONSE: The trash enclosure detail has been revised to show the doors are capable of swinging 180°. Fire Department, Scott Mueller 1. Rooms shown for domestic and fire services should be reviewed for sizing to meet City standards. Some appear a bit small. RESPONSE: Per the Architect it has been determined the rooms have been sized appropriately. 2. Depending on final building designs, fire sprinkler and fire alarm systems may be required. Flanders Mill Apts Site Plan Review Comments Narrative Page 7 of 8 Response: Fire sprinkler have been discussed with Scott Mueller and per the Architect only the 6 and 12-Plex are going to require fire sprinklers. Fire alarm systems are coordinated by electrical. 3. Road access widths and fire hydrant layouts are adequate as proposed. Response: Acknowledged 4. Depending on final design “Fire Lane” designations may be required. Response: Acknowledged NorthWestern Energy 1. Installing the power under sidewalks is acceptable if the applicant is needing to maintain a tight siteplan. They will need to provide a utility easement that covers under the sidewalk and then the transformer locations. Response: Acknowledged. 10’ wide utility easements will be provided as required based on NWE’s final layout. 2. It appears that they are not planning gas within the development, however the existing gas locates should be shown as it is existing along the subdivision roads where there is gas. Response: Acknowledged. 3. Location from water and sewer services and power service will need to be a minimum of 5’. Transformers will need to be 10’ from the W&S services (double check that with John, I know that is the case on mains). Response: The location of the services are 5’ from the underground power. The final size of the transformers may make it difficult to provide the full 10’ separation. 4. They need to bring the services meters towards the front of the buildings, not at the back. The plans are showing the services all in one location, the developer/builder will need to be flexible, as our requirements are to the nearest corner of our facilities. Unit 2 & Unit 3 (12 Plex) should have electrical panels located near the front corner of the building, not towards the rear. It would be better to have these two units have electrical panels that mirror so that NWE can install one transformer between the buildings, but feed service to both. Flanders Mill Apts Site Plan Review Comments Narrative Page 8 of 8 Response: The final location of the meters to be resolved with the Architect and power company prior to construction. 5. The landscape plan will need to ensure that there is 10’ of clearance at the front, door side, of the transformers and open sections to allow easy access to the transformer. Need to follow NWE guidelines for landscaping around transformers and meters. No thorny bushes. Response: The landscape plan has been designed accordingly. 6. It appears that they are planning to use landscaping for “hide” the panels, this is acceptable as long as there is 3’ of clearance in front of the meter location and adequate access to the panels. Green is acceptable, red needs to be fixed. Response: The landscape plan has been designed accordingly. 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