Review Type |
Outcome |
Est. Completion Date |
Completed |
Planning Review
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No Comments
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10/04/2022
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10/05/2022
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Hector Soto Jr.
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Traffic Review
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Approved with Conditions
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10/04/2022
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10/04/2022
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Brad Cooley, P.E., RSPI
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Corrective Action Required
There are several intersection movements and overall LOS that do not meet the City's Policy. In review of the development and TIS, staff supports the waiver to the policy and will be explained in staff's TIA.
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Corrective Action Required
A couple of proposed turn lanes do not comply with the AMC but do provide sufficient storage space for anticipated queues. With site restrictions and adequate storage, staff supports the waiver and will be explained in staff's TIA.
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Corrective Action Required
The TIS states that "signal timings were optimized to account for the additional traffic." Please confirm the LOS/queue lengths were presented without adjusting the timing at Chipman and Ward as this signal is controlled by OGL.
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Corrective Action Required
Has an additional NB lane been reviewed at Ward and Outerview to help with the poor LOS? It appears there could be adequate space to include an additional turn lane.
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Fire Review
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Approved with Conditions
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10/04/2022
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10/04/2022
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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 2018 International Fire Code.
Buildings 1 and 2 may need to be sprinklered depending on use and occupant loads.
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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 location of the FDC's for each building and a hydrant within 100 feet.
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Engineering Review
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Approved with Conditions
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10/04/2022
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10/03/2022
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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 site development 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 groundbreaking will take place prior to the issuance of a site development permit, building permit, or prior to the approval of the Final Development Plan / Engineering Plans.
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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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09/12/2022
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09/13/2022
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Brad Cooley, P.E., RSPI
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Corrective Action Required
The TIS should evaluate throat length for compliance with AMC.
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Corrective Action Required
The NB left-turn lanes on Ward at Tudor and the south-most access point are too short. Per the AMC, min. 200' + taper. If the south-most turn lane is in conflict with the intersection functional area of Chipman/Ward, a restricted access point will be required.
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Corrective Action Required
The south-most full-access point does not meet the minimum connection spacing, per the AMC (min. 660 feet for Major Art.).
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Corrective Action Required
The proposed plan does not accommodate internal access and circulation. Refer to section 7 of the AMC.
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Planning Review
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Corrections
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09/12/2022
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09/13/2022
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Hector Soto Jr.
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Corrective Action Required
SITE DEVELOPMENT STANDARDS.
- Under "Land Uses", allowable uses for the development are listed as warehouse, office, commercial, restaurant and residential. Table 1 lists only particular uses as allowed for each of the three individual lots being created. For the sake of clarity, is the intent to only limit each identified lot with the listed land use?
- Under "Parking", the proposed parking standard for the multi-family residential use is 1.7 spaces per dwelling unit versus 2.0 spaces per unit under the UDO (1.5 + 0.5 for visitor parking) for 1- and 2-bedroom units. Provide documentation to support that the proposed 1.7 parking space ratio is expected to be sufficient to satisfy the needs of the apartment use based on industry standards or comparable projects. The narrative states that the parking standard was developed from an average of UDO dwelling unit requirements. Please expand upon what this means.
- Under "Building Design", the narrative states to refer to the PDP sheets for building materials and elevations. The industrial elevation shows what appears to be a smooth-finished architectural metal panel system, brick, stone and an extensive use of glass as exterior materials. Is this the extent of the exterior materials to be included in the material palette for the industrial building? Similarly, is EIFS, stone, brick and an extensive use of glass the extent of the exterior materials to be included in the material palette for the restaurant and retail buildings?
- Under "Signage", there is reference that the minimum 75' spacing between monument signs may not be met and that a modification to this requirement is anticipated. Given the sizable overall acreage of the project site and extensive amount of street frontage, why is it anticipated that a modification to the minimum 75' monument sign spacing be anticipated? Also, for future reference when siting monument signs, be aware that monument signs cannot be located within any utility easement.
- In the Development Standards Table (Table 1), list the proposed density of dwelling units per acre for the Lot 10B multi-family residential rather than FAR since residential density is traditionally measured by units/acre rather than FAR. Retitle the column "Maximum FAR/Density" to capture both the commercial and residential measures of density.
- In the Development Standards Table (Table 1), the maximum allowable building height for the multi-family residential is listed as 60'. However, the north elevation for Building 2 on Sheet A-101 labels a building height of 62'-11". The site data table on Sheet C-0200 also lists a maximum allowable building height of 60'. Correct both tables to allow for the actual proposed building height.
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Corrective Action Required
SITE DATA TABLE.
- Add the total number of dwelling units to the information for the multi-family residential on Lot 10B.
- Provide a breakdown of the residential units based on the number of bedrooms per unit.
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Corrective Action Required
PARKING LOT SETBACKS. The minimum parking lot setback is 20' from the right-of-way. The proposed parking lots along NW Ward Rd do not meet this minimum setback requirement at many points along the street frontage. Dimension the parking lot setbacks from the right-of-way for each of the lots. A minimum 20' parking lot setback from the right-of-way shall be maintained.
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Corrective Action Required
DRIVE AISLE WIDTHS. The minimum drive aisle pavement width (excluding curb and gutter) for two-way traffic patterns is 24'. In areas where drive aisles are flanked by landscape islands, it appears that there is only 22' of pavement width.
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Corrective Action Required
TRASH ENCLOSURES.
- Provide a detail showing trash enclosure designs to be compliance with the standard prescribed under UDO Section 8.180.G, or add a note to the plans stating that trash enclosures shall comply with said UDO Section.
- Each trash enclosure shall have a concrete pad at least 30' in length, measured from the enclosure opening, designed in accordance with UDO Section 8.620.F.1.c. Add a note to the plans stating that the required pad shall be in compliance with said UDO Section.
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Corrective Action Required
DRIVE-THROUGH FACILITIES. Add a note to the plans stating that the minimum queuing requirements for a single-lane drive-through facility under UDO Section 8.570 shall be met.
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Corrective Action Required
LANDSCAPE PLAN. The minimum plant material size requirements under the UDO are 3" caliper for all deciduous trees (both shade and ornamental) and 8' height for all evergreen trees.
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Corrective Action Required
ELEVATIONS.
- Elevations for the exterior-facing sides of both apartment buildings were provided. Provide elevations for the interior, courtyard-facing sides of the buildings to review for compliance with requirements for the incorporation of material changes, projections and other features to provide architectural relief on all sides the proposed buildings.
- Provide elevations for the the proposed garages for the apartment development. Label all proposed exterior materials and colors.
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Corrective Action Required
SIGNAGE PACKAGE. The narrative generally states that signage is anticipated to follow approved signage found at Summit Orchards as well as the UDO. This statement is too vague and needs to be defined as part of this specific application. Is the desire to simply allow signage under the existing allowances spelled out in the UDO for PMIX-zoned property, or are more tailored standards proposed?
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Corrective Action Required
FLOODPLAIN. Add a note to the plans stating the project site's location relative to the 100-year floodplain. Cite the FIRM panel # and date used to make this determination.
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Corrective Action Required
OIL AND GAS WELLS. Add a note to the plans regarding the presence of any active, inactive or capped oil and/or gas wells on the project site. Cite the source of information used to make this determination. The MO Dept of Natural Resources maintains an online database that may be used and cited for this information.
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Fire Review
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Corrections
|
09/12/2022
|
09/12/2022
|
|
Jim Eden
|
|
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.
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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 plan for the facility (public and private). The water main along Outer View Road is private and shall not be considered available for protection except by written agreement.
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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 location of the FDC's for each building and a hydrant within 100 feet.
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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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Engineering Review
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Corrections
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09/12/2022
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09/12/2022
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Sue Pyles, P.E.
|
|
Corrective Action Required
Label the existing sidewalk width on NW Ward Road. There is a typo in the NW Chipman Road sidewalk width.
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Corrective Action Required
30’ concrete pavement, measured from the opening, is required at all trash dumpsters. Please show.
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Corrective Action Required
There is an existing sanitary line shown connecting to SS MH4. If private, it won’t be allowed to connect directly to a MH.
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Corrective Action Required
Do the plans reflect sanitary sewer location derived from field investigation? The line doesn’t seem to be centered in the easement as shown. Additional easement could be required.
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Corrective Action Required
The north building is located over the existing sanitary sewer. Please relocate. Sanitary sewer shall be at least 15 feet from any building, but not less than the depth of cover over the sanitary sewer main.
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Corrective Action Required
Please label the sanitary lines public or private.
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Corrective Action Required
SS Pipe 4 exceeds the maximum MH spacing of 500 feet. Please revise.
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Corrective Action Required
Please note that storm sewer and sanitary sewer has not been reviewed in detail. Review of design details such as slope, fall across structures, etc. will be completed with the Final Development Plan.
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