| Review Type |
Outcome |
Est. Completion Date |
Completed |
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Planning Review
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No Comments
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05/12/2023
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06/23/2023
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Dawn Bell
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ARCHITECTURAL RENDERINGS. No renderings of Buildings 6, 7 or 13 are included in the plan set.
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Engineering Review
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Approved with Conditions
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05/12/2023
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06/23/2023
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Dawn Bell
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The stream buffer waiver is currently under review by Public Works. We will notify you when this waiver has been approved, or if additional information is needed.
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Corrective Action Required
An development agreement between the City and the developer shall be made to provide adequate sanitary sewer service for the this phase of the development, as well as the ultimate build-out. Possible scenarios were presented in the "Sanitary Sewer System Capacity Analysis: Discovery Park" dated May 4, 2023.
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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 #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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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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DE Reclaimed Pond Site
Corrective Action Required
Submittal of a geotechnical report to the City for the reclaimed pond site shall be required prior to the issuance of any building permit on the affected lots.
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Misc.
Corrective Action Required
All items in the "Comments" section of the approved Design and Construction Manual Design Modification Request signed by the City Engineer dated 5/26/23 shall be required with each associated Final Development Plan submitted.
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Traffic Review
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Approved with Conditions
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05/12/2023
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05/15/2023
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Dawn Bell
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Corrective Action Required
MoDOT requirements for this Phase will need to be addressed during FDP.
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Fire Review
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Approved with Conditions
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05/12/2023
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05/15/2023
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Dawn Bell
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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.
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Fire Lanes - Marking
Corrective Action Required
IFC 503.3 Marking. 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.
Fire lanes may be marked in one or a combination of methods as approved by the fire code official. Curbs. All curbs and curb ends shall be painted red with four inch (4") white lettering stating "FIRE LANE—NO PARKING". Wording may not be spaced more than fifteen feet (15') apart. Where no curb exists or a rolled curb is installed, a 6-inch (6") wide painted red stripe applied to the concrete or asphalt with four inch (4") white lettering stating "FIRE LANE—NO PARKING. "Signs. In areas where fire lanes are required, but no continuous curb is available, one of the following methods shall be used to indicate the fire lane. Option 1 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on a metal post set in concrete a minimum of depth of eighteen inches (18") set back one foot (1') in from the edge of the roadway with the bottom of the sign being seven feet (7') from finished grade. Signs shall face oncoming traffic. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Option 2 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on the side of a structure or other permanent fixture approved by the Fire Code Official. The bottom of the sign being seven feet (7') from finished grade. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING".
Action required- Fire lanes shall be marked.
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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- Work with Water Utilities to determine if adequate fire flow is avilable per IFC Table B105.1(2). A 50% reduction is allowed for an automatic sprinkler system.
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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- 1. The building on Lot 9 does not meet the requirement. Provide hydrants or adjust spacing to meet requirements. Provide hydrants along the north side of Colbern Road.
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Engineering Review
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Corrections
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05/02/2023
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05/02/2023
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Gene Williams, P.E.
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Corrective Action Required
Please refer to dated Apr. 27, 2023 to Nick Heiser. The Design Criteria Moficiation Request (i.e., the waiver) for the stream buffer contained the following confilcts: 1) Points of interest A6 and A3 appear to exceed the allowable release rates, but it is not clear why this was included in the waiver request since this does not appear pertinent to the stream buffer waiver request, 2) two (2) waiver requests were submitted for the same stream buffer, and we only need one (1) waiver request, 3) please see email dated Apr. 27, 2023 for addtional suggestions on the waiver request.
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Corrective Action Required
Please call or email with any questions related to the stream buffer waiver, as it appears there may be misunderstandings on what is necessary.
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Corrective Action Required
Sanitary Sewer Analysis Comments: Section 4.2, Page 9 states that HGL elevations for Discovery Park East were provided in Appendix E. These did not appear to be provided with the report. They need to be provided so the extent of the surcharging that occurs under the full build-out condition can be reviewed.
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Corrective Action Required
Sanitary Sewer Analysis Comments: Section 5 discusses the analysis for Discovery Park South. Mention is made of Areas 10 through 13 in the calculations. Would it be possible to get an exhibit that contains the location of these areas?
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Corrective Action Required
Sanitary Sewer Analysis Comments: Section 5.1, page 12 states that detailed flow rate calculations are provided in Appendix G. These did not appear to be provided with the report.
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Traffic Review
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Approved with Conditions
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05/02/2023
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05/02/2023
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Brad Cooley, P.E., RSPI
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Corrective Action Required
MoDOT requirements for this Phase will need to be addressed during FDP.
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Planning Review
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No Comments
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05/02/2023
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05/02/2023
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Hector Soto Jr.
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Fire Review
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Approved with Conditions
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05/02/2023
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04/28/2023
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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 2018 International Fire Code.
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Fire Lanes - Marking
IFC 503.3 Marking. 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.
Fire lanes may be marked in one or a combination of methods as approved by the fire code official. Curbs. All curbs and curb ends shall be painted red with four inch (4") white lettering stating "FIRE LANE—NO PARKING". Wording may not be spaced more than fifteen feet (15') apart. Where no curb exists or a rolled curb is installed, a 6-inch (6") wide painted red stripe applied to the concrete or asphalt with four inch (4") white lettering stating "FIRE LANE—NO PARKING. "Signs. In areas where fire lanes are required, but no continuous curb is available, one of the following methods shall be used to indicate the fire lane. Option 1 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on a metal post set in concrete a minimum of depth of eighteen inches (18") set back one foot (1') in from the edge of the roadway with the bottom of the sign being seven feet (7') from finished grade. Signs shall face oncoming traffic. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Option 2 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on the side of a structure or other permanent fixture approved by the Fire Code Official. The bottom of the sign being seven feet (7') from finished grade. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING".
Action required- Fire lanes shall be marked.
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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- Work with Water Utilities to determine if adequate fire flow is avilable per IFC Table B105.1(2). A 50% reduction is allowed for an automatic sprinkler system.
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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- 1. The building on Lot 9 does not meet the requirement. Provide hydrants or adjust spacing to meet requirements. Provide hydrants along the north side of Colbern Road.
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Misc.
Show the turning radius of an aerial apparatus on the interior parking lots of Lots 8 and 9.
Action required- Cut the center parking lot median back 14 feet in lots 8 and 9 to allow for a 39 foot turning radius.
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Traffic Review
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Approved with Conditions
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04/18/2023
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04/19/2023
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Brad Cooley, P.E., RSPI
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Corrective Action Required
Confirmation from MoDOT is required for final approval.
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Planning Review
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Corrections
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04/18/2023
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04/19/2023
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Hector Soto Jr.
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Corrective Action Required
LINEWORK.
- There are two mostly-overlapping heavy weight lines along the north side of Colbern Rd on all the sheets depicting the Zone 1 site plan, but neither line is labeled to convey what they represent. Label said lines.
- Similarly, there are three heavy dashed lines along the west side of Douglas St on all the sheets depicting the Zone 1 site plan that also need to be labeled.
- There are two heavy dashed lines along the south side of Colbern Rd on all the sheets depicting the Zone 2 site that also require labeling.
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Corrective Action Required
PARKING LOT DESIGN.
- All parking lots are required to be set back a minimum 20' from the public right-of-way or a minimum 20' from the edge of pavement for a private street.
The response to the previously made comment above states that the plans have been updated to reflect the setback requirement, but the following areas have parking within 20' of the private street pavement and thus don't comply with the setback requirement: Lot 12 adjacent to Crossing Blvd; Lot 13 to Douglas St ROW (depending on which unlabeled dashed line depicts the ROW); Lot 5 has the drive-through lane within 6' of the Discovery Ave pavement; Lots 1-8 have their parking lots set back less than 20' from the private street spine road's pavement.
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Corrective Action Required
POOL AREA.
- The architectural rendering provided for the pool appears to depict the pool area as immediately adjacent/connected to a multi-story building, but the site plan shows it as a stand-alone facility. Revise the rendering to accurately represent it's relation to the surrounding development.
- There is no immediate parking serving the pool area, with the nearest parking being the surface lot and parking garage on Lot 9. How will ADA accessiblity (i.e. ADA parking spaces and an accessible route between said spaces and the pool area) be provided?
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Corrective Action Required
PARKING.
- Staff will continue to evaluate the proposed shared parking model.
- The Shared Parking Model table identifies a total of 545 residential units. The Zone 1 Development Data table identifies a total of 585 residential units. Correct the table(s) as necessary.
- The Shared Parking Model table identifies a total of 230 keys (i.e. rooms) between the two proposed hotel sites. The Zone 1 Development Data table appears to identify a total of 220 rooms based on the UDO parking calculation of 1 space per room. Correct the table(s) as necessary.
- Correct the number of Provided Surface Parking Spaces for Lot 4 in Zone 2.
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Corrective Action Required
SIGNAGE. To provide clarity to the governing signage standards for the center, amend the sentence at the bottom of page 19 of the design guidelines to state that all freestanding and attached signage within the development will adhere to the City of Lee's Summit UDO regulation requirements (Ht./SF) for the PMIX zoning district under Section 9.260.
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Corrective Action Required
AIRPORT PROXIMITY.
- Add a note to the plans acknowledging that the proposed development site is located adjacent (within 1 mile) to the Lee's Summit Municipal Airport and as such is subject to noise and vibration generated from the airport property associated with the normal use of said facility.
- Be advised that due to the proximity of the proposed development to the airport, no building permits may be issued for construction untlil such time as an FAA Form 7460 is submitted to the FAA for review and comments received back from the FAA.
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Engineering Review
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Corrections
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04/18/2023
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04/18/2023
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Gene Williams, P.E.
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Corrective Action Required
The stream buffer waiver was missing a signed and sealed summary of the requested waiver. As presented, this discussion is contained on the waiver form rather than a separate summary sheet. To process the waiver, we will need a signed and sealed summary with exhibits. Please do not include the entire stormwater study in the summary, although it is acceptable to reference the study by reference. When completed, please upload into one (1) pdf document.
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Corrective Action Required
Sanitary Sewer Analysis Comments: Per the recommendations of the 2021 Lee’s Summit Wastewater Master Plan, the Design and Construction Manual Section 6500 is being updated to reflect changes to the design criteria which include revising the inflow factor, K, to 0.004 for residential land and revising the storm event to a 10-year storm for the Peak Inflow calculation. We request that the calculations be updated to this new design criteria.
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Corrective Action Required
Sanitary Sewer Analysis Comments: The report references the manhole numbers on the existing interceptors to the Lee’s summit Road Pump Station as 10-XXX. The City’s GIS indicates these numbers are 16-XXX.
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Corrective Action Required
Sanitary Sewer Analysis Comments: Section 3.1, Paragraph 8 references Exhibit 5 in Appendix B. There did not appear to be an Exhibit 5 included in the report. Several references are made to Zone 2A and 2B but none of the figures included indicate where this division occurs and Table 5, which includes the projected flows for Discovery Park South, does not appear to include flows from Zone 2B. Furthermore, an overall layout of Discovery Park South sewers would be helpful.
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Corrective Action Required
Sanitary Sewer Analysis Comments: The evaluation for the Discovery Park South should include in its flow projections for Alignment A and the downstream Little Cedar Creek Interceptor the existing flow from the Douglas Lift Station service area. The location of the proposed Alignment A would allow the Douglas Lift Station to be decommissioned in the near term future.
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Fire Review
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Corrections
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04/18/2023
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04/14/2023
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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 2018 International Fire Code.
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Fire Lanes - Marking
IFC 503.3 Marking. 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.
Fire lanes may be marked in one or a combination of methods as approved by the fire code official. Curbs. All curbs and curb ends shall be painted red with four inch (4") white lettering stating "FIRE LANE—NO PARKING". Wording may not be spaced more than fifteen feet (15') apart. Where no curb exists or a rolled curb is installed, a 6-inch (6") wide painted red stripe applied to the concrete or asphalt with four inch (4") white lettering stating "FIRE LANE—NO PARKING. "Signs. In areas where fire lanes are required, but no continuous curb is available, one of the following methods shall be used to indicate the fire lane. Option 1 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on a metal post set in concrete a minimum of depth of eighteen inches (18") set back one foot (1') in from the edge of the roadway with the bottom of the sign being seven feet (7') from finished grade. Signs shall face oncoming traffic. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Option 2 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on the side of a structure or other permanent fixture approved by the Fire Code Official. The bottom of the sign being seven feet (7') from finished grade. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING".
Action required- Fire lanes shall be marked.
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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- Work with Water Utilities to determine if adequate fire flow is avilable per IFC Table B105.1(2). A 50% reduction is allowed for an automatic sprinkler system.
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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- The FDC's for the sprinklered buildings shall be within 100 feet of a hydrant. Show the FDC for the dry manual standpipe for the parking garages.
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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- 1. The building on Lot 9 does not meet the requirement. Provide hydrants or adjust spacing to meet requirements. Provide hydrants along the north side of Colbern Road.
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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.
All fire apparatus drive lanes shall be capable of supporting a 75,000-pound apparatus.
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Misc.
Corrective Action Required
Show the turning radius of an aerial apparatus on the interior parking lots of Lots 8 and 9.
Action required- Cut the center parking lot median back 14 feet in lots 8 and 9 to allow for a 39 foot turning radius.
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Engineering Review
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Corrections
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02/10/2023
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02/10/2023
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Gene Williams, P.E.
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Corrective Action Required
The stream buffers were not discussed within the "Macro and Phase 1 Micro Stormwater Report" dated January 2023. It appears there are at least two (2) separate streams subject to a stream buffer (i.e., with upstream area greater than 40 acres - one in zone 1 and the other in zone 3), and these are not mentioned anywhere in the report. Please discuss stream buffer issues in a general sense within the stormwater report, and provide an analysis of all streams with a drainage area greater than 40 acres. There may be additional streams subject to this rule over and above the two (2) mentioned above, and it will be up to the design engineer to make this determination.
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Corrective Action Required
The City cannot recommend approval of the waiver requests for the 2 year release rate for stormwater detention. The report states it is infeasonable to meet the requirements without any substantiating basis. Please evaluate and revise as appropriate.
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Corrective Action Required
The title of the stormwater report is "Macro and Phase 1 Micro Stormwater Report", but the report states it is for the "entire Discovery Park area". Please reconcile, and consider using a different title for the report.
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Corrective Action Required
At the present time, there is not enough compelling reason to allow the waiver to the stream buffer requirement. In addition, it appears there may be at least one (1) additional stream subject to buffer requirements. Please evaluate and provide an analysis within the text of the stormwater report.
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Corrective Action Required
It appears a detention basin (i.e., to the north of Colbern Rd.) is being proposed within a stream buffer which is not allowed. Please evaluate and revise as appropriate.
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Corrective Action Required
The Preliminary Development Plan shows a "future detention basin" in the southwest corner of the development south of Colbern Rd. Is the intention to construct this basin with this portion of the development? If not, why not?
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Corrective Action Required
Water Utilities is reviewing the sanitary sewer analysis. Any comments concerning downstream improvements shall be transmitted separate from this applicant letter.
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Corrective Action Required
Are there any wetland or U.S. Army Corps of Engineers (USACE) concerns for the project?
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Traffic Review
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Corrections
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02/03/2023
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02/07/2023
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Brad Cooley, P.E., RSPI
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Corrective Action Required
Proof of review and acceptance by MoDOT and KCMO will be required (email confirmation will suffice).
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Corrective Action Required
TIS: There appears to be some discrepancies in land use/area within the report. Please update and confirm the recommendations were based on the correct trip estimates. (ie. Table 7 and 13 Phase 1 Health/Fitness Club 6,500 SF vs. 13,500 SF). Provide ITE manual use code within use table(s).
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Corrective Action Required
TIS: Single-family is listed in Zone 1. Is this accurate?
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Corrective Action Required
TIS: Sit-down restaurant is referenced in all phases. Is this accurate or will there be a mix of high-turnover, fast casual, etc.
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Corrective Action Required
Provide clarification on Douglas and Drive 3 recommendation(s) (ie. turn lane, buffer, taper).
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Corrective Action Required
Plans: Why do we not see anything for development north of Drive 3?
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Planning Review
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Corrections
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02/03/2023
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02/07/2023
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Hector Soto Jr.
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Corrective Action Required
ZONING.
- The application submitted for this application indicates that the area identified as Zone 2 is currently zoned PMIX. Our records indicate that said approximately 19-acre parcel (historically known as 1810 NE Douglas St) is zoned R-1 (Single-family Residential) and so needs to be included in the request for PMIX zoning.
- Similarly to the comment above, the site data table on Sheet L102 mistakenly labels the Zone 2 property as having existing CP-2 zoning instead of R-1 zoning.
- Provide a rezoning exhibit that shows the existing and proposed zoning for both Zone 1 and Zone 2. Revise the legal description label for Zone 2 on the preliminary development plan cover sheet to include rezoning.
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Corrective Action Required
FUTURE ZONE 3. Is there any intent to provide a conceptual development plan as part of this application for the 110+ acres located west of Zone 2?
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Corrective Action Required
STREETS.
- Please clarify which, if any, streets will be public versus private. It appears that all streets, including Discovery Crossing Blvd will be private. Please note that all private streets are required to be designed and constructed to a public street standard.
- Please be advised that street names are limited to 12 characters (including spaces).
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Corrective Action Required
PARKING LOT DESIGN.
- All parking lots are required to be set back a minimum 20' from the public right-of-way or a minimum 20' from the edge of pavement for a private street.
- All two-way driveways and drive aisles with 90-degree parking spaces on either side shall have a minimum pavement width of 24'. All two-way drive aisles with no parking on either side (e.g. the south side of Lot 3 in Zone 2) shall have a minimum pavement width of 20'. Please note that the minimum pavement width requirements EXCLUDE curb and gutter, so these are not back of curb measurements. Also note that these minimum width standards apply to all drive aisle entrances flanked by landscape islands on one or both sides.
- Add a general note to the plans indicating that parking lot paving shall meet the design standards under UDO Section 8.620.
- Lot 11 in Zone 1 has 3 driveway connections onto Discovery Crossing Blvd. The proposed curb cuts do not comply with minimum spacing requirements under the City's Access Management Code.
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Corrective Action Required
SIDEWALKS.
- A minimum 5' sidewalk shall be provided along the NW/NE Colbern Rd frontage of both Zones 1 and 2.
- A minimum 5' sidewalk shall be provided along both sides of Discovery Blvd within both Zones 1 and 2.
- A minimum 5' sidewalk shall be provided along both sides of the street labeled Tract A and Discovery Park Court within Zone 2.
- A minimum 5' sidewalk shall be provided along the NE Douglas St frontage of Zone 2.
- Sidewalk connections shall be provided for all pad sites in Zone 2 from NW/NE Colbern Rd, Tract A private street and/or Discover Park Court as appropriate.
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Corrective Action Required
MECHANICAL SCREENING. To comply with City ordinances, all roof-top mechanical units shall be fully screened from view on all sides by extending parapet heights to at least equal the height of the units being screened. All ground-mounted mechanical units shall be fully screened from view on all sides with masonry walls or evergreen shrubs at least equal to the height of the units being screened. A general note can be added to the plans stating that mechanical screening shall be provided in accordance with UDO Section 8.180.E and 8.180.F.
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Corrective Action Required
PROPOSED LAND USES. How much flexibility is sought as it relates to the mix of land uses identified for the various lots on the plans?
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Corrective Action Required
POOL AREA.
- The architectural rendering provided for the pool appears to depict the pool area as immediately adjacent/connected to a multi-story building, but the site plan shows it as a stand-alone facility. Revise the rendering to accurately represent it's relation to the surrounding development.
- There is no immediate parking serving the pool area, with the nearest parking being the surface lot and parking garage on Lot 9. How will ADA accessiblity (i.e. ADA parking spaces and an accessible route between said spaces and the pool area) be provided?
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Corrective Action Required
PARKING.
- Staff will continue to evaluate the proposed shared parking model.
- It appears that shared parking will be employed for Zone 2. No Shared Parking Model Data table for Zone has been provided on Sheet L103. Provide the the shared parking data table for Zone 2 as was provided for Zone 1 for evaluation.
- How were the numbers of required parking spaces under the shared model determined for each lot and land use? Provide documentation as to how these figured were derived for staff review.
- Please double-check the figures provided under the "Building SF" column on the Zone 1 Shared Parking Model Data table for each land use type. It doesn't appear that all the square footage from the "Total Gross Floor Area" column in the Development Data table on the same sheet (Sheet L102) is accounted for.
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Corrective Action Required
RESIDENTIAL UNITS. Provide a breakdown of the residential dwelling units by the number of bedrooms provided per unit (i.e. # of studio units; # of 1 or 2 bedroom units, etc.).
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Corrective Action Required
GROSS FLOOR AREA. There appear to be some discrepencies on the Development Data Table on Sheet L102 for Zone 1 as it relates to proposed building square footage. More specifically, the building square footage information for Lot 4, Lot 7 and Lot 11 do not appear to be correct.
- Lot 4 lists 23,300 sq. ft. under the "Building Coverage" column; 8,600 sq. ft. under the "Floor Size" column for each of the 3 stories; and 69,900 sq. ft. under the "Total Gross Floor Area" column. Multiplying the Building Coverage figure by 3 stories equals the Total Gross Floor Area figure, but the breakdown of per floor area doesn't correspond to the other two columns. Please reconcile the inconsistency.
- Lot 7 has the identical issue as above, plus the table lists the building on this lot as 4 stories, but only provides information for a 3-story building. Please reconcile the inconsistency and confirm the number of building floors.
- Lot 11 lists 31,625 sq. ft. under the "Building Coverage" column; 19,267 sq. ft. under the "Floor Size" column for each of the 4 stories; and 126,500 sq. ft. under the "Total Gross Floor Area" column. Multiplying the Building Coverage figure by 4 stories equals the Total Gross Floor Area figure, but the breakdown of per floor area doesn't correspond to the other two columns. Please reconcile the inconsistency.
- Correct the listed FAR for each line item and Total Gross Floor Area for all Zone 1 buildings listed at the bottom of the total as needed based on the comments above.
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Corrective Action Required
LANDSCAPE PLAN. The calculation performed to determine the open yard tree and shrub requirements omitted both the building footprint area and hardscape area from the total lot area. Only schools, churches or other large public/institutional uses may exclude hardscape areas from the open yard and tree calculation requirements. Please revise the calculation.
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Corrective Action Required
SIGNAGE. The signage section of the design guidebook speaks to the maximum allowable height of monument signs, but it doesn't speak to allowable structure area (sq. ft.), nor does it speak to tenant signage. Please refer to the UDO's regulations for attached and freestanding signage in the PMIX zoning district under Section 9.260, Table 9-1. Save for the monument sign height allowance of 12' (the design guidebook calls for a 10' height maximum), will the monument sign square footage allowances and attached signage allowances be agreeable for the proposed development, or will different standards be proposed?
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Fire Review
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Corrections
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02/03/2023
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02/02/2023
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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.
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Fire Lanes - Marking
Corrective Action Required
IFC 503.3 Marking. 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.
Fire lanes may be marked in one or a combination of methods as approved by the fire code official. Curbs. All curbs and curb ends shall be painted red with four inch (4") white lettering stating "FIRE LANE—NO PARKING". Wording may not be spaced more than fifteen feet (15') apart. Where no curb exists or a rolled curb is installed, a 6-inch (6") wide painted red stripe applied to the concrete or asphalt with four inch (4") white lettering stating "FIRE LANE—NO PARKING. "Signs. In areas where fire lanes are required, but no continuous curb is available, one of the following methods shall be used to indicate the fire lane. Option 1 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on a metal post set in concrete a minimum of depth of eighteen inches (18") set back one foot (1') in from the edge of the roadway with the bottom of the sign being seven feet (7') from finished grade. Signs shall face oncoming traffic. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Option 2 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on the side of a structure or other permanent fixture approved by the Fire Code Official. The bottom of the sign being seven feet (7') from finished grade. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING".
Action required- Fire lanes shall be marked.
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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- Work with Water Utilities to determine if adequate fire flow is avilable per IFC Table B105.1(2). A 50% reduction is allowed for an automatic sprinkler system.
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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- The FDC's for the sprinklered buildings
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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- 1. The buildings on Lot 9 and Lot 3 do not meet the requirement. Provide hydrants or adjust spacing to meet requirements. Provide hydrants along Discovery Crossing Blvd.
2. Ref. C201 The connection of private fire main and a proposed hydrant at the northeast corner of Colbern Road and Discovery Crossing Blvd are shown being connected to an existing main that is proposed to be abbandoned. Please show where the connection will be made and clarify which waterline is going to be abandoned. Any hydrants removed along Colbern Road shall be replaced.
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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.
All fire apparatus drive lanes shall be capable of supporting a 75,000-pound apparatus.
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Misc.
Corrective Action Required
Show the turning radius of an aerial apparatus on the interior parking lots of Lots 8 and 9.
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