| Review Type |
Outcome |
Est. Completion Date |
Completed |
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Traffic Review
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Approved with Conditions
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09/20/2016
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09/23/2016
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Michael Park
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Corrective Action Required
Refer to TIA for site modifications recommended and off-site improvement expectations.
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Fire Review
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Approved with Conditions
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09/20/2016
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09/21/2016
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Jim Eden
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Planning Review
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Approved with Conditions
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09/20/2016
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09/21/2016
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Jennifer Thompson
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Engineering Review
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Approved with Conditions
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09/20/2016
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09/20/2016
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Gene Williams, P.E.
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DE C&O #01 Eng Plans – FP/PP
Corrective Action Required
All required engineering plans and studies, including water lines, sanitary sewers, storm drainage, streets and erosion and sediment control shall be submitted along with the final plat and approved prior to the approval of the final plat. All public infrastructure must be substantially complete, prior to the issuance of any building permits.
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DE C&O #03 Eng & Insp Fees
Corrective Action Required
All Engineering Plan Review and Inspection Fees shall be paid prior to approval of the engineering plans and prior to the issuance of any infrastructure permits or the start of construction (excluding land disturbance permit).
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DE C&O #04 Cert FA or Escrow
Corrective Action Required
All subdivision-related public improvements must have a Certificate of Final Acceptance prior to approval of the final plat, unless security is provided in the manner set forth in the City's Unified Development Ordinance (UDO) Section 16.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Section 1000 of the City's Design and Construction Manual.
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DE C&O #06 Land Disturbance
Corrective Action Required
A Land Disturbance Permit shall be obtained from the Public Works Department prior to any land disturbance activities on the site.
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DE C&O #07 Easements
Corrective Action Required
All permanent off-site easements, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to approval of the off-site sanitary sewer plans and off-site water line plans. A certified copy shall be submitted to the City for verification.
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DE C&O #12 Cut & Fill
Corrective Action Required
Any cut and / or fill operations, which cause public infrastructure to exceed the maximum / minimum depths of cover shall be mitigated by relocating the infrastructure vertically and / or horizontally to meet the specifications contained within the City’s Design and Construction Manual.
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Traffic Review
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Approved with Conditions
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09/07/2016
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09/13/2016
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Michael Park
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Corrective Action Required
Off-site road improvements as discussed in applicants meeting(s), e.g. traffic signals, must be coordinated with KCMO and will be included in the staff recommendations for approval. Additional turn lane improvements along 3rd Street and View High Dr. (and potentially phased signal at Kessler) associated with roadway/driveway connections/intersections will also be required prior to occupancy of the associated development phase.
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Planning Review
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Corrections
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09/07/2016
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09/08/2016
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Jennifer Thompson
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Corrective Action Required
Revise the preparation date for the rezoning exhibit, it states September 29, 2016.
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Corrective Action Required
Relabel the gas easements, building lines, and all other easements so they match between the plat, preliminary development plan, conceptual plan, and the rezoning exhibit.
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Corrective Action Required
This legal doesn’t close. It’s short on the Y axis by 2.5 feet. I’m not sure, but maybe one of the dimensions is short on one of the 2 easterly lines. That might be a place to start looking, anyway.
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Corrective Action Required
Conceptual Plan Comments
Can the plan be revised to relocate the office/retail buildings along 3rd Street to be closer to 3rd Street and have the parking behind the buildings?
Can the contours be removed so the concept plan is more legible?
Please illustrate what the high impact buffer between this development and Winterset subdivision might look like, to include fencing and landscaping.
Please illustrate within this conceptual plan where there could be a public gathering/event space.
Staff is okay taking this conceptual plan through the public hearing (in light of the comments contained within this letter). However, at the preliminary development plan stage for any of the proposed development, staff will be re-evaluating the site layout and land planning concepts.
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Fire Review
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Corrections
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09/07/2016
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09/07/2016
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Jim Eden
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Misc.
Corrective Action Required
See Fire Department comments from August 3, 2016
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Engineering Review
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Corrections
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09/07/2016
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09/07/2016
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Gene Williams, P.E.
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Corrective Action Required
Comment #1 in the previous applicant letter did not appear to have been addressed. A revised stormwater report was not submitted. The "Macro Storm Water Drainage Study" dated July 22, 2016 discusses BMPs for the site within the retention basin. Did the applicant intend this to refer to 40-hour extended detention? If so, then please revise.
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Corrective Action Required
Comment #2 in the previous applicant letter did not appear to have been addressed. A revised stormwater report was not submitted. The "Macro Storm Water Drainage Study" dated July 22, 2016 presents a table under "Proposed Analysis Conditions". This table does not appear to make sense. It is unclear what is being shown on this table.
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Corrective Action Required
Comment #5 in the previous applicant letter did not appear to have been addressed. Off-site water line improvements along View High Drive were not shown or labeled.
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Traffic Review
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Corrections
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08/05/2016
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08/13/2016
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Michael Park
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Corrective Action Required
Off-site transportation improvement recommendations are pending a review of the submitted traffic study and coordination with KCMO's review of the traffic study.
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Engineering Review
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Corrections
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08/05/2016
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08/12/2016
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Gene Williams, P.E.
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Corrective Action Required
The "Macro Storm Water Drainage Study" dated July 22, 2016 discusses BMPs for the site within the retention basin. Did the applicant intend this to refer to 40-hour extended detention? If so, then please revise.
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Corrective Action Required
The "Macro Storm Water Drainage Study" dated July 22, 2016 presents a table under "Proposed Analysis Conditions". This table does not appear to make sense. It is unclear what is being shown on this table.
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Corrective Action Required
It is unclear how Lot 1, Berbiglia Heights will be provided access to sanitary sewer.
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Corrective Action Required
A long, dead end water line is shown running to the northeast along Village Park Dr. The maximum length of a dead-end water line is 700 feet.
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Corrective Action Required
Off-site water line improvements were not shown. Please show how the long dead-end line will be mitigated.
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Corrective Action Required
It would appear that water lines, storm sewer lines and structures, and sanitary sewer should be shown on the areas to the south of Village Park Dr.
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Corrective Action Required
Lot corners should be chamfered at all intersections.
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Corrective Action Required
Please be aware that none of the proposed improvements will be approvable until such time that the off-site sanitary sewer has been installed.
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Planning Review
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Corrections
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08/05/2016
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08/12/2016
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Jennifer Thompson
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Corrective Action Required
Please provide a rezoning exhibit addressing the following elements:
B.1. Date Prepared
B.2. Name, address and telephone number of the person who prepared, or person responsible for preparing, the plan;
B.3. Scale-Graphic, engineering scale not to exceed 1:100. All plans shall be drawn to a standard engineer’s scale of 1:50 or 1:100’, unless a different scale is specifically approved by the Director.
B.4. Plan size maximum of 24” x 36” with one inch border
B.5. North Arrow; plan shall be oriented so north is to the top or to the right side of the sheet.
B.6. Vicinity map with north arrow indicating the location of the property within the City.
C.1 Boundaries of the property to be rezoned.
C.2 Legal description
C.3 Existing and proposed zoning district(s) of the property to be rezoned.
C.4. Zoning, land use, and ownership of all parcels within 185 feet of the property to be rezoned.
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Corrective Action Required
Conceptual Plan Comments:
In general staff feels there could be better organization of the proposed uses within the conceptual plan. The relationship between the buildings, public space, and parking areas doesn't seem to produce a "pedestrian centered area". In addition, the proposed internal road system could be adjusted to allow for better circulation within the overall development.
Staff can provide additional detail for the conceptual plan during the applicant's meeting.
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Fire Review
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Corrections
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08/05/2016
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08/03/2016
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Jim Eden
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Code Statement
Corrective Action Required
All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code.
For information only.
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Fire Lane Required
IFC 503.1.1 -Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where:
1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided.
AERIAL FIRE APPARATUS ACCESS ROADS
D105.1 Where required.
Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.
D105.2 Width.
Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
D105.3 Proximity to building.
At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official.
D105.4 Obstructions.
Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official.
Action required: The multi-story buildings in Lot 2 will require access that meets these requirements.
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Water Supply
Corrective Action Required
IFC 507.1 - An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction.
Action required: Provide a water model that indicates there is available fire flow in accordance with IFC Table B105.1.
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Imposed Loads
IFC 503.2.3 -Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities.
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Misc.
Corrective Action Required
IFC 503.1.1 -Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where:
1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided.
AERIAL FIRE APPARATUS ACCESS ROADS
D105.1 Where required.
Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.
D105.2 Width.
Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
D105.3 Proximity to building.
At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official.
D105.4 Obstructions.
Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official.
Action required: The multi-story buildings in Lot 2 will require access that meets these requirements.
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Hydrants
Corrective Action Required
IFC 507.5.1- Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 300 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official.
Action required: Provide a hydrant planthat meets the requirements of above and includes hydrants within 100 feet of sprinkler system fire department connections(FDC's).
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Imposed Loads
Corrective Action Required
IFC 503.2.3 -Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities.
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