Memorandum

 

To:      Lawrence Planning Office

            Lawrence City Commission

 

From: Tim Herndon - Landplan Engineering, PA

 

Date:  January 18, 2007

 

Re:      Bauer Farm - Responses to 1/3/08 Staff review comments

 

 

Please note, staff comments in black; applicant responses in blue

 

Also note – This memorandum accompanies the revised preliminary development plan for Bauer Farm.  On behalf of the applicant, we hereby request this item be placed on the earliest available agenda for City Commission action.

 

JANUARY 3, 2008

 

SUMMARY OF RATIONALE FOR CITY STAFF CONCERNS WITH THE BAUER FARM PRELIMINARY DEVELOPMENT PLAN

 

On January 10, 2006 the City Commission conditionally approved the Bauer Farm Preliminary Development Plan with the stipulation that a revised Preliminary Development Plan for Bauer Farm, meeting the ten conditions of approval, would be brought back to the City Commission.

 

Since the Jan 10, 2006 City Commission meeting, the applicant has made a number of proposed additions and modifications to the Preliminary Development Plan (Five PDP submitted revisions dated 3/07/07, 6/27/07, 7/6/07, 8/3/07 & 11/29/07). The major items of revision include additional access points with US-40 (W. 6th); a break in the median and traffic signal on Wakarusa Drive; dedication of the internal residential streets to the City as public rather than private streets, an additional 10,000 Square Feet of Commercial Retail Space (rezoning conditionally approved by the City Commission on August 28, 2007) and a 108 2-bedroom apartment complex replacing an area in the northwest portion of the project previously shown as a future hotel.

 

The top issues that City Staff has concerns with are:

 

1.      The additional access points being proposed with Highway 40 (W. 6th Street).

 

Access control for Highway 40 (W. 6th Street) is believed to have been acquired with the widening of US-40 (to W. 6th Street) to five lanes in 2002. The only direct access point for Bauer Farm along this controlled access highway was to be at Champion Lane, which would be signalized.

 

With the January 10, 2006 City Commission conditional approval of Bauer Farm PDP, compromise was reached among the City, KDOT and the developer to allow (in addition to Champion Lane) only one right-in access from 6th Street to this property. The latest proposal is for the right-in to also have a right-out and for an additional right-in on W. 6th Street near the intersection of W. 6th/Wakarusa Drive.

 

The City Engineer, Transportation Engineer, and Transportation Planner have concerns with the additional accesses proposed.  W. 6th Street is a state highway and a principal arterial street as designated by the City. According to the current City Development Code Section 20-915(e)(1),“Direct access to an arterial street is prohibited except in redevelopment or infill situations where the subject property has no other reasonable access to the street system and the City Engineer determines that access onto the arterial street, based on the street’s ultimate design, can be safely accommodated.”

 

In 2002, a written agreement was entered into between the City and KDOT for the W. 6th Street Reconstruction Project. This agreement prohibited additional access points onto W. 6th Street unless approved in writing by the Secretary of the Kansas Department of Transportation.

 

An e-mail dated December 18, 2007, from Chris Huffman - KDOT’s Assistant Chief of Traffic Engineer/State Corridor Engineer states that, “District One and Corridor Management met with Deputy Secretary Jerry Younger, and KDOT does not support the changes in access proposed in the revised Bauer Farm/CVS Pharmacy Traffic Impact Study. We also wish to express our concern at the notion of a signal, even a ‘fully coordinated’ signal on Wakarusa Drive so close to the US-40 intersection. It will undoubtedly be detrimental to the operation of the US-40/Wakausa Intersection.”

 

Staff does not believe the integrity of the corridor will be maintained with the additional access points.

 

The applicant believes the integrity of the corridor will be maintained, and the access points are not only operationally adequate [or better] but are necessary to provide sufficient access to ensure Bauer Farm is a successful, convenient mixed-use development.  See specific responses to City comments later in this letter.

 

2.      The proposed median break on Wakarusa Drive.

 

The applicant is proposing a break in the Wakarusa Drive median for a double-left turn out of Bauer Farm. The City Engineer, Traffic Engineer, Transportation Planner and KDOT all have concerns with allowing the proposed break in the median and how it would affect traffic safety/congestion in the area and the impacts upon the intersection of US-40/Wakausa Drive. See addition transportation review comments later in this report.

 

The applicant believes the integrity of the area and intersection will be maintained, and the left-turn-out is not only operationally adequate [or better] but is necessary to provide sufficient access to ensure Bauer Farm is a successful, convenient mixed-use development.  See specific responses to City comments later in this letter.

 

3.      The proposed phasing for completion of Champion Lane.

 

Except for Champion Lane, Bauer Farm has not been platted. The Preliminary Development Plan acts as the Preliminary Plat for the property.

 

In 1995, Champion Lane was platted and dedicated as an 80’ wide right-of-way, with the Free State (High School) Addition Plat. Champion Lane would provide some relief to the backed up traffic congestion on Overland Drive when Free State High School lets out.

 

Staff is of the opinion that the completion of Champion Lane from W. 6th Street to Overland Drive should be included with the first phase improvements (2008) of Bauer Farm, rather than leaving approximately 120’ of street/sidewalk connection with Overland Drive to be completed in the proposed sixth phase (2010/2011) of Bauer Farm’s proposed seven phases (2011/2012).

 

Bauer Farm is willing to construct all of Champion Lane in Phase I, as apparently desired by staff.  However, because the extension of Champion Lane in Phase I is not necessary from an operational standpoint, the City should [in return] provide Bauer Farm the other proposed access points necessary to better ensure the development’s success.

 

4.      The proposed relocation of the building at the intersection of 6th/Wakarusa Drive.

 

The proposed location of the commercial retail building at the intersection of 6th/Wakarusa has been moved back from the street and the parking lot areas put in front of the building. This is a change from the previous approved project concept using Traditional Neighborhood Design (TND) elements, and does not match the basic commercial building design location (buildings moved towards the main street frontages and parking lots behind) for Bauer Farm.

 

The retail “anchor” depends upon the visibility of its parking area, in proximity to its front door/main store entrance – a basic requirement.  Bauer Farm is negotiating with the anchor regarding architectural guidelines and material standards.

 

5.      The utility layout and ongoing utility/street maintenance requirements by the City.

 

The January 10, 2006 PDP had the internal residential streets as private streets. These streets/alleys are now being offered for dedication to the City. The elected officials need to be aware that the utility and streets are somewhat of a different layout than what the city has normally seen and there are some design issues that need to be addressed by the applicant per the most recent Utilities Review Comments of December 18, 2007.

 

The Transportation, Utility, and Park Department review comments are attached but have not yet been addressed by the applicant. The review comments from the Fire Department are also attached, which the applicant has stated they will address.

 

The aforementioned comments are addressed via revised [re-submitted plans] and per correspondence/meetings with City Public Works, Utility and Fire Dept. staff.  See specific responses to City comments later in this letter.

 

 

FUTURE BAUER FARM ACTION

 

Bauer Farm was submitted and is proceeding under the prior zoning codes (prior to July 1, 2006).

 

Once the City Commission has reviewed and approved the revised Bauer Farm Preliminary Development Plan, phased Final Development Plan(s) and Final Plat(s) for Bauer Farm will go to the Planning Commission for approval. The dedication of road rights-of-way and easements will go to the City Commission for acceptance.

 

When the final plat has been recorded, the previously approved rezonings for the property would come back to the City Commission in ordinance format for the zoning ordinance readings and publication.

 

-----------

 

12/17/07 Bauer Farm TIS – Comments from TIS Transportation Review committee

 

Comments from TIS Review Committee (City Engineer, Traffic Engineer, Transportation Planner) regarding the Traffic Impact Study by Mr. Mehrdad Givechi dated November 14th, 2007 are outlined below in two categories, e.g. Technical Issues and Policy Issues.

 

Technical Issues

 

  1. The Traffic Impact Study assumes that the signal at 6th and Wakarusa will operate under a signal cycle length of 110 seconds. This assumption is not reflective of the field conditions. The fact of the matter is: the traffic signal at this location will not operate on a 110 second cycle and provide for pedestrians; it is currently running “free” because it can’t run on a 120 second cycle like the rest of 6th Street.  However, when additional signals are added to the west, it will need to be coordinated and the minimum cycle length it will operate at is 136 seconds.  In addition, when the federal government changes the pedestrian walking speed to 3.5 ft/sec instead of the current 4.0 ft./sec, the cycle length will need to be 150 seconds.  Therefore the three signals along Wakarusa (at 6th, Bauer Farm Drive and Overland Drive) need to be evaluated at 136 and 150 second cycles and time/space diagrams need to be provided along with a SimTraffic simulation. [As mentioned on page 2 of the TIA dated 11/14/07 (under “Assumptions”), information presented in the Traffic Impact Study, Bauer Farm Update, dated March 2007 & the Traffic Impact Study for Walmart Store #5219, dated July 12, 2006 by TranSystems is used as basis for our analysis, under the assumption that the said report was reviewed and approved by review agencies and that all information contained in that report is valid. According to that report (page 263 of the .pdf file), the cycle length used for “Ultimate” case scenario at the intersection of Wakarusa Drive & 6th Street is 110 seconds. Our analysis merely reflects this information without any change.] Also, if a traffic signal is provided at this intersection, then it would be expected that pedestrians would want to cross there to get to-and-from Walmart instead of walking to Overland or to 6th Street; therefore, this signal should account for pedestrian timing. [As mentioned in our presentation dated 11/19/07, current plans do not provide for pedestrian crosswalks on Wakarusa Drive at Bauer Farm Drive (in the east/west direction). They do, however provide for pedestrian crosswalks on Bauer Farm Drive at Wakarusa Drive (in the north/south direction). The logic behind our analysis is to maintain the same pedestrian movement patterns for both safety & operational reasons that has been approved (per 6th & Wak Plans & tentative approval of Bauer Farm plans). Our proposed median cut with signal still allows pedestrian movement crossing Bauer Farm Drive (in the north/south direction) but not allowing crossing Wakarusa Drive. Since this will be a restricted access type (3/4 type), we do not believe allowing pedestrian activity all around the intersection specifically crossing Wakarusa Drive at this location is necessary or advisable. Pedestrians will continue to cross Wakarusa Drive either at 6th Street and Overland Drive as proposed under current plans.]

 

  1. State law requires that left-turning vehicles “yield” to all other traffic; therefore, the assumption that the eastbound right-turning vehicles at the intersection of Bauer Farm Drive & Wakarusa will “yield” to the westbound double left-turn is contrary to state law and driver expectation. [An alternative analysis has been conducted to reflect this signal phasing scheme. The results, as summarized in Table 2 – Revised (attached), indicate that the LOS for the intersection as a whole drops from “A” to “B” with each individual movements operating at LOS “D” or higher and maximum stacking will not cause spillback onto the upstream intersection.]

 

  1. The TIS by Mr. Givechi shows 253 west-bound left turning vehicles at the intersection of Wakarusa and Bauer Farm Drive, whereas the Bauer Farm TIS by TranSystems, dated March 2007, showed a total of 83 vehicles exiting the entire development onto Overland Drive heading west, and it is likely that a percentage of those would be continuing west and north of Overland & Wakarusa instead of turning left. Please provide more explanation as to the assumption that 50% of the left turning vehicles at the intersection of Overland Drive and Wakarusa would be diverted to the intersection of Wakarusa and Bauer Farm Drive. [This 50% assumption is made to evaluate a “Worse Case Scenario” from an operational point of view, on the basis that provision of the proposed access modifications would result in diversion of westbound traffic that would have otherwise used Overland Drive at Wakarusa and/or Champion Lane at 6th Street. It is more than likely that left-turning movements out of Bauer Farm Drive may not reach this 50% value, in which case operation of this intersection becomes even more efficient with higher levels-of-service, less delay values and shorter stacking (95% BOQ). It is to be noted that a number of permutations can be examined for analysis purposes, but the TIA Report dated 11/14/07 focuses on the “Worse Case Scenario” as a conservative approach.

 

For practical purposes, it is therefore recommended that installation of the proposed traffic signal for this median opening at Bauer Farm Drive be considered only when/if  signal warrants are met at this location. This can be determined by conducting a comprehensive signal warrant analysis using warrants listed in the Manual of Uniform Traffic Control Devices (MUTCD), upon completion of different phases of the Bauer Farm development, after traffic in the area is present and normalized. A cursory evaluation of “Peak-Hour Volume Warrant” (MUTCD Warrant #3) indicates that a minimum of 100 vph for the westbound left-turn movement (exiting Bauer Farm Drive) is needed before a signal may be considered at this location.

 

In the meantime, prior to installation of a signal at this location, this intersection can operate with stop control on Bauer Farm Drive with one dedicated westbound left-turn lane and one westbound dedicated right-turn lane via application of appropriate pavement markings and signs. The median opening can be implemented in either of two ways:

 

a.     Incremental Median Opening - Provide a median opening wide enough for a single lane to receive traffic from one westbound left-turn lane exiting Bauer Farm Drive. At some future point in time, when traffic signal is warranted and installed, the opening can be expanded to allow for westbound dual left-turn movement; OR

b.     One-time Median Opening - Provide a median opening wide enough for two lanes for future accommodation of dual left-turn movement, but mark as one lane via cross-hatch lines & signs to prevent undesired westbound dual left-turn movements.]

 

  1. Please provide geometric details of the intersection of Wakarusa and Bauer Farm Drive addressing the feasibility and practicality of the permitted and prohibited movements at this intersection including pedestrian crossing. [Provided. See Figure 4 of Appendix I of TIA dated 11/14/07.]

 

  1. Please provide analysis of the RIRO and the RI only access drives on 6th street to determine Level of Service and Delay. [A volume/capacity analysis is typically conducted to determine LOS for individual movements. The methodology used for this analysis does not assign LOS to free flow movements (having the right-of-way) since they do not experience any delays. Therefore, determination of LOS for the RI access drive is meaningless. As for the RIRO access drive, LOS can only be determined for the Right-Out (RO) movement. Since the volume of traffic for this movement is unknown, volume thresholds for different LOS are established using volume/capacity analysis as follows:

 

    1. VRO < 93 vph results in (LOS C)
    2. 93 vph < VRO < 148 vph results in (LOS D)
    3. 148 vph < VRO < 186 vph results in (LOS E)
    4. 186 vph < VRO results in (LOS F)

Based on the volume threshold provided above, it is anticipated that the LOS for the RO movement at this location will not drop below “D”.

 

  1. During his presentation, Mr. Givechi argued that the proposed signal at the intersection of Wakarusa and Bauer Farm Drive will improve the Level of Service and reduce intersection delay at the intersection of Wakarusa and Overland Drive. According to the Bauer Farm Traffic Impact Study by TranSystems, dated March 2007, the average delay at the        intersection of Overland and Wakarusa is less than 55 second, with the westbound left turning movements experiencing a delay of less than 55 seconds as well. So there is really no concern to address as far as the performance of this intersection is concerned with respect to Delay. [According to TranSystems’ TIS dated March 2007, page 267 of .pdf file, although the delay value for the intersection of Wakarusa Drive & Overland Drive for the “Ultimate” case scenario will not exceed 55 seconds for the entire intersection as a whole, some individual movements do experience longer delays with poor Level-of-service (LOS) as follows (See Table 2 and Figures 1 & 6 of Appendix II of TIA dated 11/14/07):

 

    1. EB left-turn delay = 56.3 sec/veh (LOS E)
    2. EB Through delay = 56.5 sec/veh (LOS E)
    3. SB left-turn = 63.3 sec/veh (LOS E)
    4. Total intersection delay = 39.9 sec/veh (LOS D)

 

Our proposal improves the operation of this intersection by reducing delays not only for the entire intersection, but also for individual movements with no individual movements experiencing LOS “E” or worse. (See Table 2 and Figures 4 & 9 of Appendix II of TIA dated 11/14/07):

 

a.     EB left-turn delay = 13.6 sec/veh (LOS B)

b.     EB through delay = 28.9 sec/veh (LOS C)

c.      SB left-turn delay = 41.8 sec/veh (LOS D)

d.     Total intersection delay = 33.9 sec/veh (LOS C)

 

The results of the analysis, clearly, show overall improvement at this intersection as the result of our proposal.]

 

  1. What is the volume of through traffic at the locations where no accidents have occurred involving right turning movements in the recent past? This refers to the examples cited by Mr. Mehrdad Givechi during his presentation on November 19, 2008. [Based on available information (actual traffic counts conducted in 2000 and 2001), directional afternoon peak-hour traffic volumes (in the direction of Right-In and Right-Out movements) are summarized below. In addition, Table 2 of the TIA Report dated 11/14/07 is revised to reflect this information (See attached Table 2 – Rev.).

 

a.     Westbound through traffic volume on 6th Street, east of Lawrence Ave. is approximately 1,600 vph.

b.     Westbound through traffic volume on 23rd Street, east of Harper St. is approximately 1,500 vph.

c.      Southbound through traffic volume on Kasold Drive, north of Clinton Parkway is approximately 750 vph.

 

It is to be noted that projected future through traffic volumes for the westbound movement, east of Wakarusa Drive (during afternoon peak-hour for target year 2025) is approximately 1650 vph, which is comparable with those of locations cited above (See Appendix II of TIS Report, dated 11/14/07). Traffic counts for year 2007 indicates that this volume is approximately 766 vph.]

 

  1. The RI only access to CVS pharmacy is within the functional limit of the intersection of 6th and Wakarusa. [As shown in Figure 5 of Appendix I of TIA Report dated 11/14/07, the location of proposed RI driveway is beyond the maximum stacking length (95% Back Of Queue, BOQ) of dedicated right turn-lane and also does not interfere with the maximum stacking (95% BOQ) of through & left-turn lanes.]

 

  1. The Right out movement is a safety hazard due to the potential conflict with the large number of through vehicles on 6th street. [Information presented in Table 3 of TIA Report dated 11/14/07 shows three-year crash data on file for three existing sites with similar physical characteristics. As shown, the percent number of crashes related to Right-Out movement from a driveway onto a major arterial is less than 3%. Also see response to item 7 above.]

 

  1. Please show the queue length for SB traffic at the intersection of 6th and Wakarusa, and, Wakarusa and proposed Bauer Farm Drive. [According to TranSystems’ TIS, maximum stacking length (95% BOQ) for north approach (southbound movement) at 6th & Wakarusa is as follows:

 

    1. SB left-turn = 208’
    2. SB through = 381’
    3. SB right-turn = 32’

 

As the result of TIA Report dated 11/14/07, maximum stacking length (95% BOQ) for north approach (southbound movement) at Wakarusa & Bauer Farm Drive is 150’.]

 

  1. Figure 4 of the TIS by Mr. Givechi for projected SB movement at Wakarusa Drive and Bauer Farm Drive needs to be revised accordingly. [Revised]

 

 

Transportation Policy Issues

 

1.     According to the West 6th Street Access Management plan and the agreement between the City and KDOT for the West 6th Street Reconstruction project, access onto 6th street along the proposed Bauer Farm is prohibited unless approved in writing by the Secretary of Transportation. [The TIA dated 11/14/07 was provided to support and justify proposed access modifications to Bauer Farm Development. The results indicate that these access points are reasonable and necessary to support commercial/mix-use activities at this location, as prescribed in the Comprehensive Plan and also existing for the existing Westgate development across 6th Street. Currently, Westgate development has two (2) fully-directional and one RIRO access drives. With proposed access modification for Bauer Farm development, only one (1) fully-directional, one (1) RIRO and one (1) RI access drives will be provided along 6th Street, which is more restrictive than those for Westgate development cross the Street. It is, therefore recommended that the City express this to KDOT in order to obtain written approval from Secretary of Transportation.] 

 

2.     During the previous submittal of this development plan, compromise was reached among the City, KDOT and the developer to allow one RI only access from 6th street to this property. The new proposal is in direct conflict with the proposal previously agreed upon. [This is why a detailed Traffic Analysis was conducted to justify the proposed access modifications, TIA dated 11/14/07.]

 

3.     6th street is a state highway and an arterial street as designated by the city. According to the current City Code [9-20 (e) (1) – Arterial streets)], driveway access to Arterial streets is generally prohibited. In the event a driveway access to an Arterial street is permitted, the spacing shall be a minimum of 300 feet from the perpendicular curb face of an intersecting street or driveway. [Proposed RI onto 6th Street, east of Wakarusa Drive is located approximately 328’ from perpendicular curb face of Wakarusa Drive. Proposed RIRO onto 6th Street, farther east is located approximately 552’ from perpendicular curb face of Wakarusa Drive. In addition, the median opening on Wakarusa Drive at Bauer Farm Drive is approximately 394’ from perpendicular curb face of 6th Street.]

 

4.     It is important that city policies and codes are applied consistently across the board. Waiver from established and adopted city policy and standard without a very sound justification would create bad precedence for future development proposals and for existing commercial establishments who would desire similar access onto 6th street or other arterial street throughout the city. [The purpose of the TIA dated 11/14/07 is to provide sound justification for proposed access modification.] In particular, the City and KDOT closed the entrance to Wakarusa Crossroads Shopping center during the reconstruction of 6th street. The 6th and Wak development, the Oakley Addition at 6th and Folks, Northgate Development and Mercato Development have not been granted access to 6th street. [We are not proposing a 6th Street access point at any previously prohibited location (i.e. Oakley Addition). Justification for the proposed access points off 6th Street is provided via TIA dated 11/14/07.]

 

5.      It is also important to ponder on the incremental effect of waivers from standard guidelines. There are numerous locations in town where we have been experiencing the cumulative effect of a large number of driveways along arterial streets.

 

--------

 

12-18-07

Review of Bauer Farms Layout – revision date 11-29-07

Comments by City Utilities Department -  Kevin Carr, Shelley Schupp, Philip Ciesielski

 

1.  The water line and sanitary sewer main should not be located under storm sewer inlets.  Revised

 

2.  For water quality issues, the main across Overland Street at the first drive east of Wakarusa (that only serves a fire hydrant) should be connected to the main to the south.  Revised

 

3.  The water main on Bauer Farm Drive is not continuous.  Please correct.  Revised

 

4.  According to KDHE, there must be 10 feet of separation between sanitary sewer lines (sewer mains and private services) and potable water (water main and services).  With the meter tiles being 1.5 feet in diameter and needing to be placed in green space (not driveways), there is concern that this separation is not possible given the current layout.  Please provide a drawing showing the proposed service lines for both sanitary sewer and water line to show that the separation is possible with the current layout.  Also, show there is green space for the meter tiles.  Revised – Requested drawing attached.

 

5.  In the residential area, there is storm sewer line intersecting with the sanitary sewer manholes.  Please provide at least 2’ separation between the storm sewer and the sanitary sewer line.  Revised

 

6.  Waterline services should be taken from the new 8” main installed with this project.  Revised

 

7.  Water line front footage fees due for W 6th Street, Wakarusa Drive, and Overland Drive.  Noted

 

8.  There are locations where the storm sewer and the waterline are parallel two feet from centerline to centerline.  The storm sewer and water line should have 2 foot separation from edge of pipe to edge of pipe.  Revised

 

9.  In the residential area, there is water line that is located between buildings.  Water main should not be located between buildings.  Revised

 

10.  In the residential area, there is water main closer than 10 feet to the sanitary sewer main.  Relocate the utilities to provide 10 feet of separation between the water main and the sanitary sewer main.  Revised

 

11.  Sanitary sewer is located outside of right-of-way and easement in several locations.  Easements should be 15’ wide for the sanitary sewer and there should not be any trees or shrubs located within this easement.  Revised

 

12.  As per city code 19-214, sanitary sewer service shall not be located within right of way or easement for greater than 15 feet.  A variance will be required for the lots that do not meet this code. There should also be documentation to the future owners about the potential costs for future maintenance of service lines under street pavement (flowable fill required, street repair expenses paid by the owner of the service line, etc).  If the sanitary sewer main is located under public-maintained pavement, stub lines should be included in the public improvement plans.  Noted

 

13.  The utilities department recommends that the applicant’s agent meet with the utilities department to review these comments.  Met w/Utilities Dept. 1.10.08;  met w/ Fire Dept. 1/11/08

 

14. Public improvement plans will be required for the water main and the sanitary sewer main prior to issuance of building permits.  The alignment of the public improvements should be resolved on the preliminary development plan prior to public improvement plans.  If the development is to be completed in phases, phasing of the site should be included in the public improvement plans.  Noted.  Revised

 

15.    The 12” waterline to be abandoned is only indicated on the south side of the property – where is it shown on the north side?  Revised

 

16.    There is a hydrant leg on Bauer Farm Drive that crosses the street.  Typically the fire hydrant assembly is located on the same side as the main.  Longer dead end pipe can become a water quality issue.  Revised

 

17.    Sanitary sewer is very close to the building in several locations.  The utilities department prefers to have the sanitary sewer main at least ten feet from the building to be able to provide future maintenance without damaging the building or its foundation.  Revised

 

18.    No water service lines will be allowed off of the 12” main on 6th Street, Wakarusa Drive, or Overland Drive.  Revised

 

19.    Will the carriage houses require a separate meter for the rented apartment above the garage?  If so, the carriage houses will also require separate sanitary sewer services.  There does not appear to be adequate room for four separate services per carriage house lot.  Separate meters are not presently anticipated

 

-------

 

12/10/07 Review Comments from Fire Department of 11/29/07 revised PDP submittal.

 

1.      North bound lane of Champion Drive is shown as having 18 feet back of curb to back of curb. UFC 902.2.2.1 Requires an unobstructed width of not less than 20 feet. Increase the lane to 20 feet face of curb to face of curb.  Revised

2.      The buildings in block 6 lot 2 will require fire sprinklers and will need a fire hydrant within 50 feet of the Fire Department connection for the fire sprinkler system. UFC appendix IIIB  Revised (note added – sht. 4)

3.      They need to add one more fire hydrant in the residential area in the north east corner. UFC appendix IIIB  Revised

-----------------

 

 

12/11/07 Review Comments from Parks Department of 11/29/07 revised PDP submittal.

 

1.      Same comments as 1st review for sidewalk tree conflict on the many walks to 6th street, can these be reduced.  Plan revised 7/6/07 per Parks Dept. comments

2.      Please show any existing trees to be preserved and protection root zone with fenced off area. Protection root zone would be 1 to 1/5 (feet) x the tree diameter measured in inches at DBH (4.5 feet from ground).   N/A

3.      Need agreement to maintain roundabout landscaping by private development.  Noted (public r.o.w.)

4.      Applicant should consider changing species or placement of street trees to remove them from under the transmission power lines. See right plant – right place document (attachment e-mailed to applicant). Could these be switched with the sidewalk locations in some areas to make room to plant the trees?  Species revised 3/21/07 per Parks Dept. comments

 

IN CLOSING

 

There are several technical and/or policy related issues with which the applicant and staff can not agree. Staff has been very attentive to reviewing the several revisions in a timely manner, but none have adequately addressed the outstanding issues.

 

We agree with the closing statement above, although we believe all outstanding issues have been adequately addressed.