Planning Application Status

You will only be able to view fees if you are a contact on the planning application.

 / 

Note: You can collapse and expand individual sections by clicking the header of the section you wish to collapse/expand.

Summary
PL2019305
MAIN/ORCHARD SINGLE FAMILY HOMES
Residential Preliminary Development Plan
In Plan Review
09/13/2019
FIVE THIRTY LLC
Locations
Reviews
Review Type Outcome Est. Completion Completed
Planning Review Corrections 10/21/2019 10/21/2019
Sharon Clay N/A
Corrective Action Required
10/21/2019

Provide clarification within the House Characteristics that both attached and unattached garages shall not have street facing garage doors.
Corrective Action Required
10/21/2019

Provide elevations for the sides and rears of homes and garages.
Corrective Action Required
10/21/2019

Provide an elevation for the garages without the loft.
Corrective Action Required
10/21/2019

Provide a color palette for the structures.
Corrective Action Required
10/21/2019

Provide the building materials for the side and rear elevations.
Corrective Action Required
10/21/2019

Please resubmit by October 28th.
Traffic Review No Comments 10/21/2019 10/21/2019
Sharon Clay N/A
Fire Review No Comments 10/21/2019 10/21/2019
Sharon Clay N/A
Engineering Review Corrections 10/21/2019 10/21/2019
Gene Williams N/A
Corrective Action Required
10/21/2019

The "Macro Storm Water Drainage Study" dated Oct. 14, 2019 (hereinafter referred to as the stormwater study) contains several typographical errors, run-on sentences, fragmentory sentences, erroneous figure citations, and illegible diagrams.
Corrective Action Required
10/21/2019

The stormwater study shows POI A, but our LIDAR information shows that a more local point of interest is located on the west side of Main St., immediately adjacent to the northeast corner of the development. Standard practice is to determine a point of interest at the most upstream portion of a drainage area. In this case, it would appear to be near the northeast corner of the site.
Corrective Action Required
10/21/2019

Point of Interest B-2 appears to be immediately adjacent to the "existing barn" shown at 8 NW Orchard St. According to the stormwater report, the release rates at this point of interest will increase by a factor of 65%+/-. We do not support this increase. Further, the allowable is exceeded at this point of interest.
Corrective Action Required
10/21/2019

The report states that post-development drainage patterns will not change. We disagree. Proposed contours appear to show the existing topography will change after development.
Corrective Action Required
10/21/2019

Page 3 of the report cites figure 2. No such figure was found within the report. Further, figure 2 would imply that figure 1 is also present. We saw no indication of figure 1 or figure 2 within the report.
Corrective Action Required
10/21/2019

Page 3 of the report states "...this area will be planted with Missouri Native plans that are.". What does this mean?
Corrective Action Required
10/21/2019

Page 3 of the report states "...the basin will drain through a 1-inch PVC pipe and infiltration, which is assumed to be low in this area." What does this mean?
Corrective Action Required
10/21/2019

Page 3 of the report states "...The Detention Basin will reduce the impervious area that is being directed to the downstream storm sewer system." We were under the impression these features were being installed to reduce the peak flow of stormwater from the site.
Corrective Action Required
10/21/2019

Page 3 of the report states "...the site has indications that the storm water backs up during higher intensity rain events...". What site is being referenced?
Corrective Action Required
10/21/2019

Page 5 of the report states "Area B-2...drainage patterns will remain the same and the area will drain across the parcel to the north..." We do not agree that the drainage patterns will remain the same. The proposed contours show a change in the drainage patterns. In addition, we do not agree it will "discharge to the north". This makes no sense.
Corrective Action Required
10/21/2019

Page 9: The report states "...due to the size of the development located within Area A there increase in the storm water runoff to the northwest is unable to be detained and is being requested to free release into the open ditch...". This sentence does not make sense.
Corrective Action Required
10/21/2019

Page 9 of the report states "...all storm events from Area A, will see a slightly increase the flow rates...". This sentence does not make sense. Please thoroughly check grammar, to ensure the report makes sense.
Corrective Action Required
10/21/2019

Page 9 of the report states "...the additional runoff will not create an issue to the downstream drainage area." This sentence does not make sense. The purpose of the report is to evaluate the effect, if any, on specific points of interest, one being the point just north of the existing barn at 8 NW Orchard. It is not a report to evaluate the effect on "downstream drainage areas."
Corrective Action Required
10/21/2019

The "Watershed Model Schematic" shown in the appendix is illegible. It was, therefore, not reviewed.
Corrective Action Required
10/21/2019

Stormwater Report Appendix: Some of the "detention pits" were shown in the outlet structure setup page with 2 inch culvert A, some with no culvert A, and some with 1 inch culvert A. The plan sheet shows a 1 inch pipe from each of these features, all daylighting. Please reconcile.
Corrective Action Required
10/21/2019

The Preliminary Development Plan layout sheets shows a 1 inch PVC pipe daylighting to the southwest from Lot 6. Our information indicates this may impact the adjacent lot to the west (i.e., at 8 NW Orchard).
Corrective Action Required
10/21/2019

The Preliminary Development Plan shows the same apparent impact to the "existing barn" from the discharge pipe from Lot 5.
Corrective Action Required
10/21/2019

A separate "existing condition drainage map" should be shown for area B-3 and B-2. The scale is not appropriate for an evaluation of the local drainage patterns across adjacent lots. We would suggest a separate existing drainage area map for B-3 and B-2, along with their respective points of interest (i.e., where sheet flow converges). In addition, a post-developed condition drainage area map should be prepared for drainage area B-2 and B-3, and new points of interest established where the drainage patterns have changed.
Corrective Action Required
10/21/2019

Page 6 of the stormwater report discusses "detention basins". Aren't these "detention pits" as referenced in other portions of the report? Please maintain consistency throughout the report.
Corrective Action Required
10/21/2019

Page 9 of the report states "...the storm water runoff has been calculation to be less than the APWA Allowable Release Rate." This sentence does not make sense.
Corrective Action Required
10/21/2019

Page 9 also references "individual onsite detention basins". Shouldn't this be "detention pits" in order to maintain consistency?
Corrective Action Required
10/21/2019

The stormwater report appeared to missing the following items: 1) method to calculate available storage volume within the detention pits, and any consideration to increase the storage volume to subtract-out the residual stormwater that cannot infiltrate into the subsurface, 2) discussion of anticipated infiltration rates, and its affect on the available storage of the detention pits, 3) post-developed drainage area map for B-2 and B-3, and 4) new points of interest for the post-developed condition.
Corrective Action Required
10/21/2019

The appendix is missing the hydrographs and routing calculations for the 2 year event.
Corrective Action Required
10/21/2019

Please perform a thorough QA/QC review of the revised stormwater report. There are numerous issues related to fragmentory sentences that do not make sense, run-on sentences, grammatical errors where the findings can be misinterpreted, and missing figures and illegible exhibits (e.g., see above comments).
Planning Review Corrections 09/27/2019 09/27/2019
Jennifer Thompson N/A
Corrective Action Required
09/27/2019

Please submit an electronic copy of the legal description. Microsoft Word document or selectable text PDF are the preferred file formats. The legal description can be emailed to the planner's email address above.
Corrective Action Required
09/27/2019

Staff suggests the 5' sidewalk not be built at this time as this general area has no curbs and will be identified at a future time to be improved. In lieu of constructing the sidewalk. A fee for the cost of the sidewalk construction will be required prior to the release of occupancy for any of the units. Revise the note regarding escrow. Payment will be required in lieu of.
Corrective Action Required
09/27/2019

Staff would suggest accompanied documentation of the surrounding characteristics of the neighborhood to include photos. Staff would also like to know what the approximate building heights are in the surrounding neighborhood and for what is proposed.
Corrective Action Required
09/27/2019

Please provide the building height for the proposed homes. Please reference the UDO's definition of building height and note approximate building and detached garage heights. In regards to the requested modification for building height of the garage for Lot 3, please reference the building height as determined by the UDO definition.
Corrective Action Required
09/27/2019

Please complete a single-family residential compatibility form for this site and in relationship to the surrounding properties. Staff feels this can help to better understand the context of this proposal and how it fits within the neighborhood.
Corrective Action Required
09/27/2019

Revise the plan title and other areas (title blocks) to state Preliminary Development Plan.
Corrective Action Required
09/27/2019

The Surveyor's general notes section is referencing the wrong properties.
Corrective Action Required
09/27/2019

A final plat application will be required following preliminary development plan approvals.
Corrective Action Required
09/27/2019

Additional discussion regarding stormwater, creation of a tract and/CCR's can be discussed further at the applicant's meeting on Tuesday.
Corrective Action Required
09/27/2019

Revise the utility contacts on Sheet C.400 for MGE. Is Williams Pipeline necessary to be referenced for this plan?
Corrective Action Required
09/27/2019

Provide additional detail within the vicinity map.
Corrective Action Required
09/27/2019

Label all building/garage setbacks in relation to property lines. Are the garages attached to the principal structure? If so, how are they attached?
Corrective Action Required
09/27/2019

Provide a narrative response to the Preliminary Development Plan Criteria. A list of this criteria can be provided at the applicant's meeting.
Corrective Action Required
09/27/2019

Please note the recently amended UDO requirements for noticing property owners within 300' and the requirement for a neighborhood meeting to be conducted.
Corrective Action Required
09/27/2019

Provide elevation examples of detached garages and the detached garage with loft.
Corrective Action Required
09/27/2019

The RP-2 zoning district allows for a 20-foot front build-line. Do the footprints noted include any porches or other features?
Traffic Review No Comments 09/27/2019 09/27/2019
Michael Park N/A
Engineering Review Corrections 09/27/2019 09/27/2019
Gene Williams N/A
Corrective Action Required
09/27/2019

The "Macro Storm Water Drainage Study" dated Sep. 13, 2019 (hereinafter referred to as the stormwater study) was incomplete. No analysis was completed showing how the development will impact adjacent properties. In addition, Exhibit B (Drainage Area Map) was missing from the appendix.
Corrective Action Required
09/27/2019

No analysis of the drainage areas contained within the stormwater study were conducted due to the lack of a drainage area map (see comment above).
Corrective Action Required
09/27/2019

Results of the stormwater study appear to subtract the peak flows from the increased impervious areas on the lots. The note "Residential House flows are contained within the infiltration basin" does not appear valid, and furthermore, it is unclear what is meant by the term "Residential House flows".
Corrective Action Required
09/27/2019

Instances where "forcing" of the equations appear to have been utilized. For instance, page 6 of the report proposes a non-standard C value for the computations. We do not support such a change to the standard C values contained within the Design and Construction Manual.
Corrective Action Required
09/27/2019

A revised stormwater study is required. It must provide an analysis of the impact of the development, not only on the area well downstream of the development, but also the impacts to adjacent properties to the north, west, and southwest.
Corrective Action Required
09/27/2019

The City does not support waiving detention requirements on this development for the peak attentuation of stormwater.
Corrective Action Required
09/27/2019

The City does not agree with the conclusion that "...this project will not impact the existing condition".
Corrective Action Required
09/27/2019

Cover Sheet: Contours are shown, with no indication in the legend whether these are existing or proposed contours.
Corrective Action Required
09/27/2019

Cover Sheet: The note "no storm water detention is required per storm water study" is not supported by staff, nor the stormwater study.
Corrective Action Required
09/27/2019

If providing regional detention for the lots in this development, a Tract is recommended.
Corrective Action Required
09/27/2019

Sheet C.401 and C.402: The scale is not correct. Two scales are called-out, but neither appears correct. Although it would appear the scale might be 1 inch equals 30 feet, it appears closer to 1 inch equals 29 feet (i.e., a non-standard and unnacceptable scale).
Corrective Action Required
09/27/2019

Sheet C.402: A private lateral is shown at manhole A-2, directly at the manhole. A 4 foot minimum distance, as measured from the outside of the manhole, and the beginning of the wye (i.e., not the centerline of the wye) is required.
Corrective Action Required
09/27/2019

A Master Drainage Plan will be required for this development.
Fire Review No Comments 09/27/2019 09/20/2019
Jim Eden N/A
Assign Reviewers Complete 09/13/2019 09/16/2019
Joshua Johnson N/A
Corrective Action Required
10/21/2019

Within the House Characteristics narrative please clarify that all garages (attached and detached) are required to have no street facing overhead garage doors.
Corrective Action Required
10/21/2019

Recent attention has been raised by our City Council and at a staff level for residential developments requiring approved elevations as part of the preliminary development plan. To ensure the finished product is adhering to the approved elevations and to be clear on what the finished product should be, please provide the following additional information: Elevation of a garage with no loft. Photos of all four sides (sides and rears) of the proposed homes and garages. Call-out exterior building materials for the sides and rear elevations. Provide a color palette or reference a "family" of colors for the proposed structures.
Hearings
Title Location Date Time
Planning Commission Meeting 11/14/2019 05:00 PM Council Chambers 11/14/2019 05:00 PM
Application Review
Pending
11/14/2019
City Council Public Hearing 12/03/2019 06:15 PM Council Chambers 12/03/2019 06:15 PM
Application Review
Pending
12/03/2019
City Council Ordinance 12/17/2019 06:15 PM Council Chambers 12/17/2019 06:15 PM
Application Review
Pending
Documents & Images
Date Uploaded File Type Document Name
09/13/2019 Letter Routing Sheet
09/13/2019 Plans C.402
09/13/2019 Plans C.403
09/13/2019 Plans CERTIFICATE OF SURVEY-PRELIMINARY PLAN
09/13/2019 Plans C.400
09/13/2019 Plans C.401
09/16/2019 Receipt Receipt for transaction: 2019-006253
09/27/2019 Letter Applicant Letter - Dev. Apps (DRCP)
10/03/2019 RE Main Orchard - 6 lot PDP and Plat
10/14/2019 Letter Resubmittal Routing Sheet
10/14/2019 Plans PRELIMINARY DEVELOPMENT PLAN
10/14/2019 Plans C.402
10/14/2019 Plans C.403
10/14/2019 Plans LETTER
10/14/2019 Plans PLAT BOUNDARY DESCRIPTION
10/14/2019 Plans C.400
10/14/2019 Plans C.401
10/21/2019 Letter Applicant Letter - Dev. Apps (DRCP)
Portal Home