Lee's Summit

Additional discussion is needed regarding the updating of the Land Use Table.

DE C&O #01 Eng Plans – FDP/PDP

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.

DE C&O #03 Eng & Insp Fees

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).

DE C&O #06 Land Disturbance

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.

DE C&O #09 FDP Reviews

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.

DE C&O #11 Pavement Thickness

Private parking lots shall follow Article 8 of the Unified Development Ordinance for pavement thickness and base requirements.

DE C&O #12 Cut & Fill

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.

Approval will be conditioned upon urban road improvements to Lowenstein from Blacktwig to the westernmost property line of the development as previously noted in association with adjacent development in accordance with the Unimproved Road Policy. These improvements have been generally shown on the PDP.

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 2018 International Fire Code and local amendments.

Misc.

D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 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: How will this be met with the two apartment buildings and the hotel?

Dead Ends

IFC 503.2.5 - Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Action required: Provide circulation arpound the hotel or provide an approved turn around at the end of parking lots.

Misc.

Black Twig Circle needs to be built to 28' (City Standard).

Miscellaneous Correction

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. Action required: The fire access lane to the hotel, along the north side of Building 2, and the south side of Building 1 shall have a minimum of a 26' drivable surface. It is currently shown as 24'.

Water Supply

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 to show that adequate fire flow will be supplied for all of buildings (Building 1 3,875 gpm, Building 2 3,000 gpm).

FDC

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 location of the FDC on the hotel.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required: One side of Black Twig shall be posted No Parking.

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. Action required: All lanes around the apartment buildings and hotel shall be designed and marked to be utilized for fire department access.

Misc.

Vertical combustible construction may no not take place until the required water supply, private streets, and base asphalt of all of the parking lots are in place.

Misc.

A Mine Safety Plan is required before any work on the mine filling project.

Please revise the Sanitary Sewer Study to include existing sanitary sewer calculations beginning at the connection point. Also include calculations that reflect any modifications to the existing sanitary lines recommended.

I failed to comment on this previously. A rezoning and a preliminary development plan application requires a response to the criteria listed in the UDO. Staff needs this information to be submitted by the applicant as we include this information in our staff report packet as it moves forward to Planning Commission and City Council. Refer to Article 2, Sec. 2.260 B and C for criteria for a rezoning and preliminary development plan. Please respond to these items in writing.

Provide the legal descriptions (in Word format), for the boundaries of the rezoning and the perspective development areas. If I have missed this, my apologies.

Add a vicinity map to the Rezoning sheet/exhibit.

Is there any proposed phasing to this project?

Please submit all modification requests as it relates to this preliminary development plan. We received correspondence regarding this but it is included with of the other PDP for Lots 1 and 2. Is a parking modification needed? It seems there is surplus parking for Bldg. 1 and for the Hotel. Could this be addressed in an shared parking plan between the hotel and the apartments? If this was submitted and I have overlooked it, my apologies.

Ongoing discussion continues on how best to update the Land Use Table for the overall Streets of West Pryor project, Lots 1 and 2, Lot 7 and Tract C, future lots, etc.

It has been noted that the total number of dwelling units for apartment building 2 is 84 units. The original plan indicated 184. Staff notes this as a revision to the original submittal.

On Sheet C3.0 please include the asterisk reference table, it was left off from the original submittal.

Provide an updated platting scheme. It's our understanding the intent is to keep it contained within 3 lots, rather than 4. Also, use the Lot 7A, 7B, 7C numbering scheme.

Is there an update to the overall parking reduction request that will be submitted to the Director?

On Sheet C3.0 the parking label for the hotel indicates 102 stalls and the land use table references 110 parking spaces. Sheet C16.0 indicates 102 stalls. Please clarify.

Additional architectural detail will be needed for particularly the west elevation for the proposed hotel. Staff may include a condition of approval in the staff report, indicating such.

Sheet C2.0 indicates a 185' buffer for the subject development area. Please note, current notification standards is 300'.

The apartment building elevations indicate the roof top units do not have adequate screening. The units are required to be screened via parapet.

On Sheet C3.0, the parking calculations for the apartment building 1 and 2 (required by UDO), are not accurate. Please revise/clarify.

The parking lot screening has not been met along NW Lownestein Dr. 197 shrubs are required and 170 shrubs have been provided according to the Lot 7 site data table on Sheet C16.0.

Revise on all sheets (I noticed specifically on Landscape Sheets), the street name of NW Black Twig Lane. As discussed, this will be private and it should be NW Black Twig Cir. Also revise the street name within the landscape tables.

Additional clarification is needed from staff regarding the shrub requirement along NW Black Twig Cir. Currently the # of shrubs isn't met.

There still seems to be some discrepancies within the landscape tables for required vs. proposed, in terms of the counts aren't met. Further discussion is needed.

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 2018 International Fire Code and local amendments.

Misc.

D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 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: How will this be met with the two apartment buildings and the hotel?

Dead Ends

IFC 503.2.5 - Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Action required: Provide circulation arpound the hotel or provide an approved turn around at the end of parking lots.

Misc.

Black Twig Circle needs to be built to 28' (City Standard).

Miscellaneous Correction

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. Action required: The fire access lane to the hotel, along the north side of Building 2, and the south side of Building 1 shall have a minimum of a 26' drivable surface. It is currently shown as 24'.

Water Supply

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 to show that adequate fire flow will be supplied for all of buildings (Building 1 3,875 gpm, Building 2 3,000 gpm).

FDC

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 location of the FDC on the hotel.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required: One side of Black Twig shall be posted No Parking.

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. Action required: All lanes around the apartment buildings and hotel shall be designed and marked to be utilized for fire department access.

Misc.

Vertical combustible construction may no not take place until the required water supply, private streets, and base asphalt of all of the parking lots are in place.

Misc.

A Mine Safety Plan is required before any on the mine filling project.

A Rezoning exhibit was not submitted. Please refer to the Unified Development Ordinance Article 2. Section 2.240 for rezoning exhibit content requirements. Staff recommends rezoning to RP-4 rather than PMIX.

Please revise the modification request letter to only include the modification requests as it relates to this preliminary development plan. It appears the modification requests would be for parking for the apartment building (387 spaces needed and 369 are provided), the density for the apartments (34.5 proposed and the previous approved preliminary development plan had 24.2 proposed for the senior living facility), and potentially for the high impact buffer requirement along Lowenstein Dr, (assuming a 6' fence would not be proposed). Staff doesn't see a need to formally request a modification for Lot 8 parking. The director has the authority to approve an alternate parking plan and we are in agreement for the justification of parking needs for that lot.

Additional discussion is needed for the updated Land Use Table. Lot 1 and 2 is reversed and the total square footage for Lot 1 is 5,549 sq. ft. according to submitted plans. The apartment sq. ftg. isn't matching submitted plans. Please provide a table that indicates the former Lot numbering and the current corresponding lot numbering. The lot numbering in the land use table in the previously approved pdp doesn't match what has been platted.

It is noted the previous proposed hotel is now replaced with a sit-down restaurant, however a site plan and elevations were not received for this change. Please provide additional information for that lot in order to achieve approval for this change.

Provide the overall hotel and apartment square footage (in addition to the envelope sq. ftg.).

What is the intent for possible replatting of Tract C? Is it the intent for this to remain in a Tract? Will the units be sold or are they proposed to be rentals? Will there be common area? If no common area is proposed it should be platted into a lot. Is there an intent to replat Lot 7? If replatting is proposed please provide as part of the PDP a proposed platting exhibit.

Street trees are required along the entire length of NW Lowenstein Dr. A high impact buffer is also required along the entire length of NW Lowenstein Dr., perhaps requirements will be met once the buffer is reflected within the landscape table. Any tree proposed within an easement shall be of ornamental variety.

Label all street names.

The parking lot screening is not met along NW Lowenstein Dr. 197 shrubs are required and 150 shrubs are proposed.

Additional clarification is needed for landscaping requirements along NW Black Twig Ln. and the private drive east.

On Sheet C13.0 revise the building area for Lot 7 to 92,931 sq. ft. The open space total is correct as shown. Clarify the open yard tree requirements for Lot 7. 53 trees are required and the table shows that 14 are provided.

Provide the manufacture's specifications for the exterior wall lighting.

Hotel Elevations. Provide additional elevations for the hotel (all four sides). Additional comments may be needed once received. Staff is unsure about the current "look" of the hotel.

Townhome Elevations. Staff doesn't have any concerns with the elevations, however the look is very modern and it will be interesting how they will be perceived from the adjacent single-family neighborhood.

Apartment Elevations. Staff has concerns the roof line is to flat on several of the elevations. Please provide varying heights and modulation to break up the long massive facades.

Standard detail sheets were not received (i.e. pavement, curbing, accessible signage, trash enclosure, etc.).

Indicate the location of all roof-top units for the hotel and apartment buildings. All RTU's shall be screened via parapet.

Please submit a stormwater study matching the plan shown. References to the previously approved stormwater study may be made within the study, but this study must also address how the water will be discharged off the site.

The sanitary sewer study submitted is inadequate. While references to the previous study are acceptable, this report still needs to have exhibits and calculation results applicable to this plan, as appropriate.

Filling the mined area will require specialized third-party review as well as inspection, both of which will be at the developer’s expense. Conditions of Approval will be written and incorporated into the Ordinance should this plan be approved. Those conditions will be forthcoming.

The southwest corner of the project area seems to be cut off on the plan sheets. Please expand views in the plan set, especially since the storm sewer system is critical in this area.

There appears to be multiple labels shown for existing water lines. Please revise for clarity.

There appear to be different line types used for existing storm sewer. Please be consistent for clarity.

Additional comments are likely after complete stormwater and sanitary studies have been submitted.

A Traffic Study Update/Memo was submitted for the subject PDP Application and companion PDP Application, both associated with Streets of West Pryor. The study should be included with both PDP Applications. The following comments pertain to the traffic study and may or may not directly relate to the subject PDP. However, some of these comments address clarity for which each application may be independently evaluated.

Traffic Study-Does the additional traffic generated and (re)distributed traffic (due to internal access and building layout changes) on Blacktwig at Chipman warrant a traffic signal? Address in update memo.

Traffic Study-Does the additional traffic generated and (re)distributed traffic (due to internal access and building layout changes) on Blacktwig at Lowenstein warrant an all-way stop condition? Address in update memo.

Traffic Study-An illustration depicting the location of new trips (in comparison to the previously approved plan) would be helpful in addressing resident concerns about impacts to Lowenstien, Blacktwig and intersection at Chipman.

Traffic Study-An assessment of impacted trip distribution needs to be included. It appears there’s significant change in traffic circulation (e.g. connection to the private roadways from the commercial development to Blacktwig via the west direct connection and apartment orientation). An exhibit that compares 2018 Generated Trip Distribution (Volume, Not Percentage) to Proposed Generated Trip Distribution (Volume, Not Percentage).

Traffic Study-The proposed sport courts/outdoor athletic club needs to be accounted for in the trip generation.

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.

Misc.

Provide a complete site plan.

Water Supply

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 utilty plan that will meet the fire flow requirements for the proposed buildings.