| Review Type |
Outcome |
Est. Completion Date |
Completed |
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Planning Review
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Approved with Conditions
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10/30/2018
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12/07/2018
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Jennifer Thompson
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Traffic Review
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Approved with Conditions
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10/30/2018
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11/01/2018
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Michael Park
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TIA Attached with Conditions of Off-Site Road Improvements
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Fire Review
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Approved with Conditions
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10/30/2018
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10/30/2018
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Jim Eden
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Code Statement
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.
Reviewed PDP changes received October 19, 2018.
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Engineering Review
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Approved with Conditions
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10/30/2018
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10/23/2018
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Sue Pyles, P.E.
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DE C&O #01 Eng Plans – FDP/PDP
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 development plan. All public infrastructure must be substantially complete, prior to the issuance of any certificates of occupancy.
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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 associated 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 #06 Land Disturbance
Corrective Action Required
A Land Disturbance Permit shall be obtained from the City if ground breaking will take place prior to the issuance of an infrastructure permit, building permit, or prior to the approval of the Final Development Plan / Engineering Plans.
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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 the issuance of a Certificate of Substantial Completion or approval of the final plat. A certified copy shall be submitted to the City for verification.
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DE C&O #09 FDP Reviews
Corrective Action Required
Certain aspects of the development plan will be further reviewed during the Final Development Plan phase of the project. This includes detailed aspects of the design to help ensure that the plan meets the design criteria and specifications contained in the Design and Construction Manual.
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DE C&O #11 Pavement Thickness
Corrective Action Required
Private parking lots shall follow Article 8 of the Unified Development Ordinance for pavement thickness and base requirements.
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Traffic Review
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Corrections
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10/10/2018
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10/11/2018
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Dawn Bell
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Planning Review
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Corrections
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10/10/2018
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10/11/2018
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Jennifer Thompson
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Corrective Action Required
General.
Complete the attached single-family compatibility form.
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Corrective Action Required
Elevations.
Elevations are still missing for the senior living, hotel, and ball court buildings.
Elevations are also required for the proposed single-family residential.
Additional architectural detail is needed for the proposed retail buildings. The upper portions of the elevations seem somewhat blank. Additional discussion can be had for this. Also, call out the material utilized for the upper portions of the elevations.
What is the proposed material in the upper portions of the retail building?
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Corrective Action Required
Resubmittal.
Provide four (4) sets, full sized paper copies for all sheets, including the elevations (hotel, retail, senior living, and ball court building) and other buildings.
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Corrective Action Required
LS Parks Department.
Is there an update regarding discussions between the LS Park's Department and the applicant?
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Corrective Action Required
Modification Narrative.
If any modifications to the UDO is required, a narrative statement that explains the need for modification of the applicable zoning district regulations, shall be submitted in support of the application for the preliminary development plan approval.
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Corrective Action Required
Signs.
Signs and special features locations will be evaluated for compliance at the final development plan stage. If a modification is requested for any signs for (size, number, location, etc.), please request this at this time. Signs are not permitted within easements.
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Corrective Action Required
Design Standard Table.
Provide a design standard table outlining any standards that will need to be requested that are specific to this site. Are there standards that do not meet the typical UDO standards for the district most commonly associated with the proposed use (i.e. building height?). If standards are not established, the typical CP-2, R-1, or other appropriate zoning matching the use would apply.evise the 10-foot front yard setback, staff would not support this proposed setback, a typical single-family residential lot has a 30-foot setback.
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Corrective Action Required
General Note.
Provide a note indicating if any, the location of any oil or gas wells, whether active, inactive, or capped. Also provide where this information was obtained.
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Corrective Action Required
Lot widths.
On sheet C-5 provide the lot widths for the proposed single-family lots.
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Corrective Action Required
Street Labels.
Label the residential street name and Right-of-way for the proposed NW Black Twig Street or is Lowenstien Circle proposed? All sheets should have streets labeled.
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Corrective Action Required
Grocery store function.
Please provide a written description/update on the function of the grocery store. Will the store have a bank, coffee shop, or restaurant inside?
Hotel function.
Please provide a written description/update on the function of the hotel. Will the hotel(s) offer a public/private lounge/bar/and or restaurant?
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Corrective Action Required
Block length.
It's noted the block lengths are provided on Sheet C-5. In order to determine compliance can the dimensions be taken from each intersecting driveway or pedestrian path. Also, the block length for this purpose should not include any street length past Lot 25.
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Corrective Action Required
Landscaping.
Revise the plant schedule to indicate the height of the Perfecta Juniper, Emerald Green Arborvitae, and the Nellie Stevens Holly will be 8-foot in height.
It was noted in the landscape worksheet table that trees along I-470 was omitted, please revise to indicate the numbers that are required/provided.
It was noted in the landscape worksheet table that shrubs along Lowenstein Rd. were omitted, please revise to indicate the numbers that are required (and/or met if parking lot screening shrubs are substituted).
Provide a summary of how the open yard calculations were determined. This could be a separate table referencing the overall sq. ftg. of the project, the overall sq. ftg. of the single-family residential (that can be omitted), and the overall building square footage. The parking lot square footage may not be deducted from the landscape calculation.
Within the medium impact buffer portion of the landscape worksheet indicate the linear lengths that were determined for the medium impact buffer requirement.
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Corrective Action Required
Lighting.
Indicate on the lighting sheets the overall height of the proposed parking lot poles. Those within 100-feet of residential shall be a maximum of 15-feet in height.
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Corrective Action Required
Easements.
A shared access easement shall be required between the two lots in which the hotels are located. Also, additional shared access easements should be considered for the entirety of the site.
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Corrective Action Required
Platting.
Sheet C-3A indicates Lots 1 thru 42, however the Final Plat Sheets doesn't reflect the same lot and tract layout. Please clarify.
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Corrective Action Required
The proposed revisions will need to be received by October 16th, if the revisions (to include all elevations), aren't' received by that date, staff will continue the application to the December 13th Planning Commission date.
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Engineering Review
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Corrections
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10/10/2018
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10/09/2018
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Sue Pyles, P.E.
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Corrective Action Required
Sanitary Sewer Study - South System:
Two existing MHs sre not included in the analysis. Line Segments 6 & 11 have MHs mid-length. Please revise the analysis to include these MHs and account for the inflow at those locations.
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Fire Review
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Approved with Conditions
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10/02/2018
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09/19/2018
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Jim Eden
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Code Statement
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.
Reviewed PDP changes received September 26, 2018.
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Engineering Review
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Corrections
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08/24/2018
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08/24/2018
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Dawn Bell
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Corrective Action Required
General:
• Extend proposed sidewalk along NW Lowenstein Drive west the entire length of Reserve “A” and show it being constructed by the developer.
• Please include street names throughout the plan set.
• Please revise NW Lowenstein from “Road” to “Drive” throughout the plan set.
• Most sheets don’t require any of the existing utility structure labels to be included. Please delete those labels as much as possible for clarity.
• With so much information included on each sheet, please adjust line weights anywhere possible throughout the plan set for clarity.
• Sanitary sewer comments will be provided after the scheduled meeting between the developer’s engineers and City staff.
• Please note that no structures, such as retaining walls, are allowed within public easements.
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Corrective Action Required
Sheet C-7:
• Add “Sheet 12” to the end of the See Improvement Plan callout.
• There is a retaining wall shown in the Lot 1 parking lot, but elsewhere in the plans information indicates no wall is present. If there is no wall, please remove all references, both graphic and text, from this sheet and throughout the plan set.
• Revise the overlapping text in the Lot 3 building footprint.
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Corrective Action Required
Sheets C-8 thru C-11:
• Label sidewalk width on Plan views.
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Corrective Action Required
Sheet C-15:
• Revise the overlapping wall elevation text at the northwest corner of Lot 12.
• Include wall elevation information for the retaining walls on Lots 8 & 9.
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Corrective Action Required
Sheet C-16:
• Remove the Lot 1 label included on Lot 5.
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Corrective Action Required
Sheet C-16B:
• Revise the overlapping text at the east end of the Lot 4 retaining wall in Plan view.
• The retaining wall on this sheet is contained in Lot 4. Revise the Profile name accordingly.
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Corrective Action Required
Sheet C-20:
• Label the proposed U/E just west of Lot 42.
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Planning Review
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Corrections
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08/24/2018
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08/24/2018
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Dawn Bell
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Corrective Action Required
Please see the attached single-family compatibility form. Please complete and submit.
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Corrective Action Required
Please submit an electronic copy of the legal description for the rezoning portion only. The overall legal description has been received. 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.
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Corrective Action Required
For clarification on the rezoning map, remove all the hatched areas that are not being proposed to be rezoned and label the existing zoning district for those areas. The portion to be rezoned, please leave as shown. Also, reference the zoning districts for each of the existing zoning district and the proposed zoning district.
Single-family=R-1
Planned Mixed Use= PMIX
Agricultural= AG
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Corrective Action Required
Provide Street names within the site plan on all sheets and proposed right-of-way.
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Corrective Action Required
It is noted revised landscaping plans will be submitted with the next resubmittal. For reference these are the outstanding landscaping comments.
A medium impact buffer is required between the proposed single-family development and the rest of the project. Please reference Article 14, Section 14.200 of the UDO for requirements.
It was noted in the landscape worksheet table that shrubs along I-470 was omitted, please revise.
It was noted the street tree/shrub requirements weren't listed for NW Black Twig Ln.
Revise the plant schedule to indicate the Perfecta Juniper will meet the 8-foot height requirement.
The landscape sheet references Pryor Lakes on the title block.
Additional information is needed on how the open yard tree and shrub requirements were determined. Is the 1,677,682 sq. ft. of total area excluding the single-family portion? Also, this requirement doesn't allow for excluding the parking and ball court areas. It only allows for exclusion of the single-family portion and the building square footages.
In general, besides some of the specific comments made in this letter, landscaping will be required to meet the UDO standards and will be specifically reviewed at final development plan stage on a lot by lot basis.
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Corrective Action Required
If parking lot pole lighting is proposed within 100-feet and adjacent to a residential use (i.e. the single-family portion), the overall pole height must be reduced to 15-feet.
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Corrective Action Required
Provide a description of the grocery store use. Is this more of a grocery store or a supermarket? Will the store have other uses within, such as a bank, restaurant, coffee shop? The UDO's classifies a grocery store and supermarket differently in terms of the number of parking spaces that are required. It's 4 per 1,000 for a grocer and 5 per 1,000 for a supermarket.
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Corrective Action Required
Provide clarification for the ball court use and service area use. What type of sport is this intended for? Why are 110 parking spaces anticipated for this use? Are the ball courts intended for private or public use, or both?
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Corrective Action Required
How is it anticipated for both hotels to operate, will they offer a public/private lounge/bar/and or a restaurant? The proposed parking exceeds requirements, is it intended to be shared elsewhere?
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Corrective Action Required
Ongoing discussion is occurring between the applicant and the City's Parks Department, outcomes to be determined at a later date.
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Corrective Action Required
Please show location of all trash enclosures, approximate locations is desired.
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Corrective Action Required
What are the proposed building materials for the retaining walls. Also, provide a profile or rendering of how this will look from I-470 and other vantage points within the development.
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Corrective Action Required
If any modifications to the UDO are requested, a narrative statement that explains the need for modification of the applicable zoning district regulations, shall be submitted in support of the application for the preliminary development plan approval.
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Corrective Action Required
It was noted free-standing signs and feature elements were located within proposed easements. This will need to be better evaluated in the next revision or during the final development plan. Free-standing signs and depending on what the "feature element" is may not be permitted within the easement.
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Corrective Action Required
Elevations were only received for the grocery store and the apartment building. Please submit for the restaurant, retail, senior living, ball court service building.
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Corrective Action Required
On the final plat sheets label the street names, ROW, plat title to include the number of lots/tracts, etc., lot dimensions, street dimensions, lot square footages.
Revise "Reserve A" to a Tract.
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Corrective Action Required
The phasing schedule has omitted Lots 4, 5, and 6.
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Corrective Action Required
Provide a floor plan/site plan that details the underground parking within the apartment building. This plan should indicate the number of spaces, etc.
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Corrective Action Required
Provide a design standard table outlining any standards that will need to be requested that are specific to this site. Are there standards that do not meet the typical UDO standards for the district most commonly associated with the proposed use? For example, it's noted there is a potential for some of the buildings to be over 4 stories, these types of standards would need to be established at this time during the public hearing approval process. If they are not established, the typical CP-2 or other appropriate zoning matching the use would apply.
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Corrective Action Required
Additional architectural detail is needed for the grocery store on the north and south elevations to break up the large expanse of tilt-up concrete. Please add the brick pilasters as shown on the other elevations to these sides. Also, label the elevation orientation for the grocery store.
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Corrective Action Required
Provide a note indicating if any, the location of any oil or gas wells, whether active, inactive, or capped. Also provide where this information was obtained.
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Corrective Action Required
Staff would like to see revisions to the site layout of the two restaurants near the pedestrian amenity area. Staff suggests to shift these buildings to the west closer to the apartment complex and expand the pedestrian amenity area to create more synergy between the apartment use and the restaurant use.
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Corrective Action Required
Provide the dimension of NW Black Twig Lane as proposed. It's possible the block length may exceed the maximum block length. The maximum block length is 700 feet, however a 10% waiver can be requested with justification for the need to have it longer. If you are seeking something longer, please request a modification.
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Corrective Action Required
The sidewalk along NW Lowenstein Drive shall be extended to where it intersects with NW Black Twig Lane.
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Corrective Action Required
Drive aisle widths, driveway widths, parking spaces, accessible spaces, and adjacent aisle accessible areas shall comply with the UDO. It appears that is the case, however at final development plan review, all aforementioned shall be in compliance.
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Corrective Action Required
Can a sheet be provided illustrating the proposed pedestrian connections throughout this site?
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Corrective Action Required
The number and location of the driveways leading into the court area shall be further evaluated. Are three entrances necessary?
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Corrective Action Required
A shared access easement shall be required between the two lots in which the hotels are located. Also, additional shared access easements should be considered for the entirety of the site.
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Corrective Action Required
I haven't evaluated proposed setbacks at this time, can this be contained within the design standard table for clarity?
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Fire Review
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Corrections
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08/06/2018
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08/13/2018
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Jim Eden
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Code Statement
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.
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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: Lots 4,10,11 and 12 do not meet this requirement.
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Traffic Review
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Corrections
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07/06/2018
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07/12/2018
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Dawn Bell
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Corrective Action Required
The southbound right-turn lane along Pryor Road cannot be a continuous right-turn lane from the right-in/right-out driveway to Lowenstien. Show two separate right-turn lanes.
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Corrective Action Required
The design of Lowenstien, especially near the eastern full access intersection to the development and through the curve will need further review and revision in association with engineering plan submittal. For example, the east and west through lanes will need better alignment and the curve radius enlarged. However, based on available information, these revisions should not significantly impact the submitted site plan.
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Corrective Action Required
Traffic Study Comments:
1. Generally, there are mis-spellings, errors in references, inconsistencies, omissions and additional clarity desired throughout the report.
2. The private driveways into the proposed development or Summit Woods do not have speed limits, nor do these driveways have the same sight concerns as a public roadway.
3. Section 3.2 should focus on the sight distance of driveways and streets impacted or proposed by the subject development. The ISD for an existing commercial driveway is not necessary to review or mitigate by the proposed development.
4. The proposed RIRO driveway should be referenced in location to adjacent driveways/intersections that may be impacted, not to the existing RIRO on the opposite side of the street.
5. Current, 10th Edition of Trip Generation should be used. The 9th Edition was replaced in the fall of 2017.
6. Trip Assignment should be noted, inclusive, of Chipman Road and I-470. The information provided does not identify the distribution patterns of trip generation after reaching these two major corridors. The exhibit as shown represents several phases and scenarios. Consider separating the exhibits for easier reference and noting the overall regional distribution in addition to each movement for clarity.
7. The traffic operational analysis (Synchro) for all scenarios lacks appropriate detail. All analysis should be reviewed and revised. For example, none of the default values were properly adjusted as should be; e.g. PHF, Clearances Changes (Red/ Yellow), Pedestrian Times (Walk/Flash Dont Walk), Minimum Green, Coordination Settings, etc. All these factors influence existing and projected operations. Without reliable analysis, it's difficult to conclude impact and improvement needs.
8. Review consistency in operational analysis. Change any phasing assumptions to reasonable operations and ensure accuracy (i.e. a scenario analyzed Blacktwig/Lowenstien as signal controlled).
9. The operational assessment of each phase lacks definition. Does each scenario build upon the last or independently assessed? What does the analysis represent. For example is Phase 2 simply the impact of Phase 2 or the impact of Phase 1+Phase 2?
10. Reference the City's Level of Service Policy for adequate operations. Compare the analysis to this policy in addition to the Access Management Code to identify improvement needs.
11. Explain how the operations meet the policy and existing capacities (i.e. turn lane storage) or how can those inadequate conditions be mitigated with signal installation, turn lane addition or expansion, etc. Also explain if it cannot be reasonably mitigated.
12. There's a lot of images for Exhibit 4. This can be confusing and difficult to follow as non-technical read. Consider separating exhibits based on scenario and illustrating all intersections on one graphic per scenario so the traffic can be more easily traced and referenced.
13. Include illustrations/exhibits for queuing (with reference to available capacity).
14. Why is the signal warrant analysis at Lowenstien and Pryor repeated for Phase 2 after Phase 1 has shown its need?
15. When justifying the signal at Lowenstien and associated spacing criteria, please verify the location does not create issues with signal coordination or adverse safety impacts to adjacent (existing and proposed) driveways/intersections (e.g. expanded intersection functional areas as signal opposed to two-way stop control may or may not encroach these adjacent access points).
16. AMC does not allow for continuous right-turn lanes. Change recommendation or justify modification.
17. Unimproved Road Policy referenced in the study addresses volume based criteria, but such condition is not applicable to non-residential development impacts such as the development proposed and its non-residential trips on Blacktwig. All non-residential development must improve unimproved roadways and interim standard roads to urban standards. Only the east side of Blacktwig remains unimproved and requires widening, curb, etc. The portion of Lowenstien west of Blacktwig should also be reviewed in consideration of the policy and impact of single family residential development it will provide access (different assessment than the non-residential impact).
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Planning Review
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Corrections
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07/06/2018
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07/12/2018
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Jennifer Thompson
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Corrective Action Required
Staff may need an additional review and comment period once the following comments are addressed.
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Corrective Action Required
Please see the attached Single-family Compatibility form. Please complete and submit.
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Legal Description
Corrective Action Required
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.
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Corrective Action Required
Please provide a legal description closure report.
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Corrective Action Required
Provide a rezoning map. The rezoning map should include the following: boundaries of the property to be rezoned, legal description, existing and proposed zoning districts of the property to be rezoned, zoning, land use, and ownership of all parcels within 185 feet.
Is the single-family portion part of the rezoning to PMIX?
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Corrective Action Required
Please refer to the Unified Development Ordinance, Article 16 for preliminary plat requirements. These items need to be reflected on this plan as the preliminary development plan is also serving as the preliminary plat.
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Corrective Action Required
Please revise the phasing plan to be more clear and legible. Also, it mentions Phase V/Block 5, however there is no Block 5 referenced on the site plan.
Revise the labeling to refer the lots as lots, omitting the block reference.
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Corrective Action Required
Please provide a geo-tech report identifying the undermined areas within this site.
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Corrective Action Required
Label the NW orientation to all street names. Also, provide labels on all sheets for all streets, to include the ROW widths.
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Corrective Action Required
Label the widths of all proposed sidewalks.
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Corrective Action Required
Clearly show the lot lines on Sheets C6 and C7.
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Corrective Action Required
The match line for the single-family component is difficult to review since it carries over on three sheets, is there a way to have it shown on one sheet?
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Corrective Action Required
The lot numbers for the single family portion needs to be sorted out, there are duplicates and they are out of order.
Will this property be platted as a whole? Or will the single-family be separated from the PMIX?
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Corrective Action Required
The block length exceeds the maximum block length for the single-family portion for the proposed NW Black Twig Ln. The maximum block length is 700 feet, however a 10% waiver can be requested with justification for the need to have it longer. If you are seeking something longer, please request a modification.
Label the street name.
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Corrective Action Required
Please update the parking data table to break out the number of apartment units and the type of unit (i.e. 1 bedroom, 2 bedroom, 3 bedroom, etc).
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Corrective Action Required
Provide a description of the grocery store use. Is this more of a grocery store or a supermarket? Will the store have other uses within, such as a bank, restaurant, coffee shop? The UDO's classifies a grocery store and supermarket differently in terms of the number of parking spaces that are required. It's 4 per 1,000 for a grocer and 5 per 1,000 for a supermarket.
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Corrective Action Required
Provide clarification for the ball court use and service area use. What type of sport is this intended for? Why are 110 parking spaces anticipated for this use? Are the ball courts intended for private or public use, or both?
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Corrective Action Required
It's noted more parking is proposed for Lot 2 than is needed for the proposed retail use. Is this building intended or anticipated for a restaurant use?
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Corrective Action Required
How is it anticipated for both hotels to operate, will they offer a public/private lounge/bar/and or a restaurant? The proposed parking exceeds requirements, is it intended to be shared elsewhere?
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Corrective Action Required
The parking requirements are not met for the for the senior living site, is this intended to be shared elsewhere?
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Corrective Action Required
There is a parking shortage for the proposed restaurant use for Lot 6.
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Corrective Action Required
Please provide additional information for apartment use and associated restaurant and retail. Provide number of dwelling units broken out into bedroom sizes. Also, I didn't see the parking breakdown or the location for Lot 9 retail/restaurant uses.
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Corrective Action Required
Provide a floor plan/site plan that details the underground parking within the apartment building. This plan should indicate the number of spaces, etc.
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Corrective Action Required
As there has been many comments regarding the parking for this project, is there an overall shared parking concept/report for the entire site? Indicate the requirements vs. provided. Accessible space compliance will be determined once we have clarification on some of the parking/use questions.
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Corrective Action Required
Provide a design standard table outlining any standards that will need to be requested that are specific to this site. Are there standards that do not meet the typical UDO standards for the district most commonly associated with the proposed use? For example, it's noted there is a potential for some of the buildings to be over 4 stories, these types of standards would need to be established at this time during the public hearing approval process. If they are not established, the typical CP-2 or other appropriate zoning matching the use would apply.
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Corrective Action Required
Elevations were only received for the grocery store and the apartment building. Please submit for the restaurant, retail, senior living, ball court service building.
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Corrective Action Required
Additional architectural detail is needed for the grocery store on the north and south elevations to break up the large expanse of tilt-up concrete. Please add the brick pilasters as shown on the other elevations to these sides. Also, label the elevation orientation for the grocery store.
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Corrective Action Required
Provide the rear and side apartment elevations.
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Corrective Action Required
Staff would like to see revisions to the site layout of the two restaurants near the pedestrian amenity area. Staff suggests to shift these buildings to the west closer to the apartment complex and expand the pedestrian amenity area to create more synergy between the apartment use and the restaurant use.
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Corrective Action Required
Ongoing discussion is occurring between the applicant and the City's Parks Department, outcomes to be determined at a later date.
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Corrective Action Required
The site plan (and all sheets) should show all existing and proposed easements. Are there easements that need to be vacated?
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Corrective Action Required
Please show location of all trash enclosures. Is the trash enclosure by the pond accessible?
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Corrective Action Required
Label the width of all sidewalks. Also, can a sheet be provided illustrating the proposed pedestrian connections throughout this site?
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Corrective Action Required
Can all drive aisle widths be labeled for clarity?
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Corrective Action Required
It was noted free-standing signs and feature elements were located within proposed easements. This will need to be better evaluated in the next revision or during the final development plan. Free-standing signs and depending on what the "feature element" is may not be permitted within the easement.
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Corrective Action Required
What is the height of the proposed retaining walls? What are the proposed building materials for the retaining walls. Also, provide a profile or rendering of how this will look from I-470 and other vantage points within the development.
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Corrective Action Required
Provide a note indicating all paving, curbing, accessibility requirements shall meet the City of Lee's Summit Unified Development Ordinance and/or the Design and Construction Manual.
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Corrective Action Required
Show the existing sidewalk along SW Pryor Rd and how the proposed sidewalk will tie in to the sidewalk. Also clearly label the proposed sidewalks along SW Lowenstein Dr.
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Corrective Action Required
I haven't evaluated proposed setbacks at this time, can this be contained within the design standard table for clarity?
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Corrective Action Required
Provide a note indicating if any, the location of any oil or gas wells, whether active, inactive, or capped. Also provide where this information was obtained.
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Corrective Action Required
Provide a Land Use Table to include: the total floor area, number of dwelling units, land area, number of required and proposed parking spaces, impervious coverage, Floor area ration (FAR), Dwelling units per acre, with and without common area; the range of land uses to be permitted in each designated area of the development.
It was noted, some of this information is provided, however several of these items were missing. also, it would be helpful to have this listed for each lot.
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Corrective Action Required
If any modifications to the UDO are requested, a narrative statement that explains the need for modification of the applicable zoning district regulations, shall be submitted in support of the application for the preliminary development plan approval.
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Corrective Action Required
If parking lot pole lighting is proposed within 100-feet and adjacent to a residential use (i.e. the single-family portion), the overall pole height must be reduced to 15-feet.
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Corrective Action Required
Will a tractor trailer be able to maneuver through the entrances/exits and parking lot to arrive at the loading dock area.
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Corrective Action Required
A medium impact buffer is required between the proposed single-family development and the rest of the project. Please reference Article 14, Section 14.200 of the UDO for requirements.
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Corrective Action Required
It was noted in the landscape worksheet table that shrubs along I-470 was omitted, please revise.
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Corrective Action Required
It was noted the street tree/shrub requirements weren't listed for NW Black Twig Ln.
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Corrective Action Required
Revise the plant schedule to indicate the Perfecta Juniper will meet the 8-foot height requirement.
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Corrective Action Required
The landscape sheet references Pryor Lakes on the title block.
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Corrective Action Required
Additional information is needed on how the open yard tree and shrub requirements were determined. Is the 1,677,682 sq. ft. of total area excluding the single-family portion? Also, this requirement doesn't allow for excluding the parking and ball court areas. It only allows for exclusion of the single-family portion and the building square footages.
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Corrective Action Required
In general, besides some of the specific comments made in this letter, landscaping will be required to meet the UDO standards and will be specifically reviewed at final development plan stage on a lot by lot basis.
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Corrective Action Required
Lot 11 within the single family portion is sort of an odd lot with the utility easement running through the middle of it and the 26-foot retaining wall bordering a portion of the adjoining rear property line. Additional discussion can be had.
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Corrective Action Required
Lighting shall be further evaluated at final development plan review for compliance. All lighting shall comply with the Unified Development Ordinance.
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Engineering Review
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Corrections
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07/06/2018
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07/12/2018
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Sue Pyles, P.E.
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Corrective Action Required
Reconfigure the northernmost Lot 11. The water line thru the middle of the lot as shown limits its use.
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Corrective Action Required
Only the water main extension along Lowenstein Drive and Black Twig Lane will be public. The remaining water lines will be private. Revise labels accordingly.
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Corrective Action Required
The storm sewer will be public from the first structure capturing drainage from public right of way to the downstream outlet. All other storm sewer will be private. Please label accordingly.
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Corrective Action Required
There are many labels that need to be moved throughout the plan set for clarity. With this much information being presented, it is important that it all be readable.
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Corrective Action Required
More clearly delineate individual lots within the project. It is currently very hard to differentiate the various lines.
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Corrective Action Required
More clearly present the existing easements, proposed easements both public and private, and existing easements to be vacated.
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Corrective Action Required
The phasing presented doesn’t include the west detention basin, which is required for the storm sewer in the first four phases. Please revise.
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Corrective Action Required
Please include all sanitary sewer, storm sewer, and water lines throughout the plan set. Many are missing.
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Corrective Action Required
Match Lines reference the wrong sheets throughout the plan set. Please revise.
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Corrective Action Required
Some retaining walls include elevation information and some do not. Please include for all proposed retaining walls.
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Corrective Action Required
Include profiles for all retaining walls.
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Corrective Action Required
Clearly indicate the extent of the undermined areas on the plans.
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Corrective Action Required
The Sanitary Sewer Study is unacceptable as submitted. A meeting with Water Utilities will be required. The sanitary sewer will be reviewed after any revisions that might be required from discussion during that meeting are submitted.
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Corrective Action Required
In many instances, the water, sanitary sewer, and storm sewer layout appears to require revisions. All crossings and separations will be reviewed against City requirements during the final development plan stage.
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Fire Review
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Corrections
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07/06/2018
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07/09/2018
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Jim Eden
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Code Statement
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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Dumpsters
Corrective Action Required
IFC 304.3.3 - Dumpsters and containers with an individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more shall not be stored in buildings or placed within 5 feet (1524 mm) of combustible walls, openings or combustible roof eave lines.
Action required: Show dumpster locations.
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FDC
Corrective Action Required
IFC 903.3.7 - Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official.
Action required: Show the locations of the FDC's on the buildings and the hydrant within 100 feet.
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Fire Lanes
Corrective Action Required
IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm)
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
Action required: Make changes to the width and location of the fire lanes for Lots 7,8, 9, and 11.
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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: Indicate how this requirement will be met. Private hydrants shall be in accordance with IFC App. C105.
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Corrective Action Required
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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 requried: Provide a water model for the area based on required fire flows in IFC App. Table B-105.
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