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HomeMy WebLinkAboutMSP Review Comment Narrative 05-20-20 Flanders Mill Apts Master Site Plan Review Comments Narrative Page 1 of 10 FLANDERS MILL APARTMENTS SITE PLAN MASTER SITE PLAN REVIEW COMMENTS NARRATIVE APPLICATION 20080 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. 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. RESPONSE: The call-out was incorrect and has been corrected. Flanders Mill Apts Master Site Plan Review Comments Narrative Page 2 of 10 6. BMC 38.410.100. – Watercourse setback. Include 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. 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: Dimensions have been added to all the bldgs to the back of the walk. 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. A comprehensive landscaping plan must be included in order to properly review the efficacy of the designated open space areas. The elongated open space areas in between the buildings in the SW of the property and the open space directly west of Unit 9 12-plex are not acceptable shared open spaces as they are not located in a centralized area and will likely only be used by the residents immediately adjacent to them. 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’. A cover shade structure has been added to the main open space area and is detailed on Sheet A.1. 10. BMC 38.520.070. - Service areas. Five feet of landscaping must be provided between any service area enclosure and adjacent pathways. The trash enclosure on the south end of the Flanders Mill Apts Master Site Plan Review Comments Narrative Page 3 of 10 property does not have direct pedestrian access. 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’. The p[pedestrian access for the trash enclosure is from the north side. The site plan has been revised to better clarify the proposed sidewalk. 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 form the parking count. The area will be used for snow storage. 13. BMC 38.550. - Landscaping. Include a comprehensive landscape plan. Provide adequate landscape screening for residential open spaces, trash enclosures. Provide dimensions of parking lot landscape islands. The minimum width is 8’. The minimum distance a parking stall can be from a tree is 70’. a. Note: See Ordinance 2029 for new landscaping provisions. RESPONSE: A landscape plan is not required for a Master Site Plan. The landscape plan is required for the Phase I Site Plan. 14. BMC 38.570– Lighting. Provide a lighting and photometric plan with fixture details. RESPONSE: A Lighting & Photometric plan is not required for a Master Site Plan. The Lighting & Photometric plan is required for the Phase I Site Plan. 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 master site plan approval. An additional ten feet of width is required for each additional main that occupies the easement. Flanders Mill Apts Master Site Plan Review Comments Narrative Page 4 of 10 RESPONSE: A proposed 30’ wide public utility easement is shown on Sheet C1.1. A draft easement 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. 2. BMC 38.410.060 (C) (1) Easements -The applicant must provide a thirty (30) foot public access easement to accommodate the east-west trail section prior to phase 1 site plan approval. RESPONSE: A proposed 30’ wide public access easement is shown on Sheet C1.1. A draft easement 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 explicitly 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 shown 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 master site plan approval. 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. The Stormwater Report ahs been updated to include groundwater discussion. Flanders Mill Apts Master Site Plan Review Comments Narrative Page 5 of 10 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 master 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. 3. Original Stormwater Design Report – Phase 7 01-02-2018 – The provided report does not include appendices or figures. Please provide the entire report in its entirety. RESPONSE: The entire report is included in the Appendices of this submittal. a. It is unclear per the (stormwater report and calculations) as well as the (original design report) if the downstream infrastructure has been adequately sized to account for overflow from Phase 7. RESPONSE: We have included in this submittal the Flanders Mill Subadvisor Phase 7 Stormwater Report which addresses the discharge from this lot. 4. DSSP Section (II) (E) (6) Rainfall Intensity Duration Curve – The stormwater report and calculations utilize a stormwater runoff travel distance of 950 feet. Provide justification on how 950 was determined for pre-development calculations and 900 feet was determined for post-development calculations prior to master site plan approval. RESPONSE: The 950’ is the length of the flow from the farthest point of the existing drainage. The 900’ is the length of the flow from the farthest point of the proposed drainage basin. 5. DSSP Section (II) (D) (3) (c) Discharge Structures – The stormwater report does not indicate how long the proposed retention system will take to infiltrate. The system needs to be designed to infiltrate standing water and avoid long-term retention in case of a back- to-back storm event. Provide a calculation on how long it will take to infiltrate given 3- inch bedding material, geosynthetic fabric, etc. RESPONSE: A section has been added to the Stormwater report discussing infiltration rate. 6. DSSP Section (IV) (2) (a.) Inlets – The stormwater and calculation report states that approximately 9.3 cfs will be generated during the 25-year event. Inlets shall be located to intercept the major curb flow at intervals sufficient to ensure the depth of flow in the curb line is a maximum of 0.15' below the top of curb. This will result in a maximum spread width of approximately 9.5'. Inlets should be aligned with lot lines wherever possible. The applicant has provided calculations for the proposed grates; however, given the size of the Flanders Mill Apts Master Site Plan Review Comments Narrative Page 6 of 10 development the applicant needs to verify that adjacent curbs are sized for the 25-year flows without backing up or pooling around the site prior to master site plan approval. RESPONSE: I believe you do not realize the flow is down the center of the drivelane. This is not a public street with a centerline crown. Your comment about curb capacity is not relevant nor your note above. 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 2. 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 Flanders Mill Apts Master Site Plan Review Comments Narrative Page 7 of 10 RESPONSE: Included in this resubmittal is an email from Lance Lehigh granting a waiver for Phase I updating the TIS for Flanders Mill Subdivision. 3. 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 Phase 1 site plan approval. a. The Phase 1 Landscape Plan indicates that snow storage will be placed in areas with intensive landscaping. See figure below (Center Island in Phase 1). In addition, engineering does not believe adequate snow storage is available given the overall amount of impermeable area associated with the site. b. The applicant is advised to determine snow storage for all three (3) phases of the development. 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. Water and sewer services and main stubs were installed with the subdivision to serve the Flanders Mill Apts Master Site Plan Review Comments Narrative Page 8 of 10 proposed development. The site plan clearly notes the services in the street are “ext’g”. ENGINEERING ADVISORY COMMENTS: Water 1. DSSP Section (V) (D) (1) Alignment – The applicant should maintain 10 feet of clearance and at a minimum, demonstrate that services and storm systems can be reasonably maintained. The services going into unit 1 see very close to the stormwater system. The applicant is advised to verify both horizontal and vertical placement of these services. RESPONSE: The location of the final private utility services will be determined by NWE design, which will be per their standards. 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). Flanders Mill Apts Master Site Plan Review Comments Narrative Page 9 of 10 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. 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. 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 Master Site Plan Review Comments Narrative Page 10 of 10 Response: Fire sprinkler have been discussed with Scott Mueller and 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 END OF NARRATIVE