HomeMy WebLinkAboutConcept Plan Review Comment Narrative 01-28-20Flanders Mill Apartment Concept Review Comment Narrative
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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.
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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.
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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.
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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.
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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
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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.
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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