staff analysis - parkville, missouri · 2019. 8. 9. · lutjen; dated may 3, 2010) f. city of...

CITY OF PARKVILLE ▪ 8880 Clark Avenue ▪ Parkville, MO 64152 ▪ (816) 741-7676 ▪ FAX (816) 741-0013

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Planning and Zoning Commission Special Meeting

August 12, 2019

Staff Analysis Agenda Item: 6.B

Proposal: Application for Final Development Plan for Old Town At Creekside, Phase 1, a subdivision in the City of Parkville, Platte County, Missouri on 8.057 acres, more or less, generally located at the southeast quadrant of the intersection of I-435 and MO-Hwy 45 along Brink-Myer Rd. in Parkville, MO 64152.

Staff Recommendation: Approval (with conditions)

Case No: PZ18-16C

Applicant: Brian Mertz; Parkville Development 38, LLC

Owners: Parkville Development 38, LLC

Location: Old Town At Creekside Lots 1 and 2, generally located at the southeast quadrant of the intersection of I-435 and MO-Hwy 45 along Brink-Myer Rd. in Parkville, MO 64152.

Zoning: “B-2-P” General Business District

Parcel #s: Platte County parcel no. 20-4.0-19-000-000-008.001

Exhibits: A. This Staff AnalysisB. Application for Final Development PlanC. Subject Area Property MapD. Old Town At Creekside, A Subdivision in Parkville, Platte County,

Missouri, Preliminary Development Plan (prepared by RenaissanceInfrastructure Consulting; dated October 22, 2018)

a. Sheet 1 of 10 (Cover Sheet)b. Sheet 3 of 10 (Preliminary Development Plan)c. Sheet 6 of 10 (Parking Summary)d. Sheet 7 of 10 (Landscape Plan)e. Sheet 8 of 10 (Landscape Data and Details)

E. Visionaire Lighting Photometric Study (prepared by Gabriel Rocha;dated August 24, 2018)

F. Final Plat, Old Town At Creekside – First Plat, A Subdivision In TheCity Of Parkville, Platte County, Missouri (prepared by RenaissanceInfrastructure Consulting; dated July 25, 2019)

G. Old Town At Creekside, Phase 1, A Subdivision in Parkville, PlatteCounty, Missouri, Final Development Plan (prepared by RenaissanceInfrastructure Consulting; dated August 7, 2019)1. Sheet C01 (Cover Sheet)

Exhibit A

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2. Sheet C02 (Existing Conditions) 3. Sheet C03 (Development Plan) 4. Sheet C04 (Grading Plan) 5. Sheet C05 (Site Dimension Plan) 6. Sheet C06 (Site Utility Plan) 7. Sheet C07 (Pedestrian Linkage Plan) 8. Sheet C08 (Parking Summary) 9. Sheet L01 (Overall Landscape Plan) 10. Sheet L02 (Lot 1 Landscape Plan) 11. Sheet L03 (Tract A Landscape Plan 12. Sheet L04 (Lot 2 Landscape Plan) 13. Sheet L05 (Brink Myer Rd Landscape Plan)

H. A New Residence / Multi-Family Project For: Creekside Town Center (prepared by NSPJ Architects; dated April 30, 2019) 1. Sheet A0.00 – General Project Info, Coversheet 2. Sheet A0.01 – General Project Info, Area Plans 3. Sheet A0.02 – General Project Info, Code Data 4. Sheet A2.20 – Exterior Elevations, Overall Elevations 1/16 5. Sheet A2.30 – Exterior Elevations Bldg Elev – Front 1/8 6. Sheet A2.31 – Exterior Elevations Bldg Elev – Left_Right – 1/8 7. Sheet A2.32 – Exterior Elevations Bldg Elev – Rear 1/8

I. Renderings of mixed-use buildings and town center square J. City of Parkville staff review comments (dated August 6, 2019) K. Additional exhibits as may be presented during the meting

By Reference: A. Parkville Municipal Code, Title IV – Development Code in its entirety

(http://parkvillemo.gov/download/ZoningCodeUpdate_FinalDraft.pdf) 1. Section 403.040 Master Planned Development 2. Chapter 404 Subdivision Regulations 3. Section 405.010 Zoning Districts Established 4. Section 405.020 Districts & Uses 5. Section 405.030 Standards Applicable to All Districts’ 6. Appendix B. Great Trees for the Kansas City Region

B. Parkville Master Plan (http://parkvillemo.gov/departments/community-development-department/master-plan/)

C. Preliminary Macro-Stormwater Drainage Study, Creekside Development, Brush Creek Watershed (prepared by Renaissance Infrastructure Consulting; dated August 3, 2018)

D. Traffic Impact Study, Proposed 45 Park Place Residential Development, Parkville, Missouri (prepared by George Butler Associates, Inc.; dated April 19, 2006)

E. MO 45 and Brink Myer Summary of Traffic Concerns (prepared by Lutjen; dated May 3, 2010)

F. City of Parkville staff review comments (dated August 16, 2018) G. City Engineer review comments (dated August 9, 2018) H. On-Call City Engineer review comments (dated September 5, 2018) I. Utility Provider Verification Correspondence (see Exhibit K of Agenda

Item 4.A and 4.B) 1. Platte County Regional Sewer District (PCRSD; dated August

21, 2018)

http://parkvillemo.gov/download/ZoningCodeUpdate_FinalDraft.pdfhttp://parkvillemo.gov/departments/community-development-department/master-plan/http://parkvillemo.gov/departments/community-development-department/master-plan/


2. Missouri Gas Energy (dba Spire Energy; dated August 24, 2018)

3. Consolidated Public Water Supply District No. 1 of Platte County (dated August 27, 2018)

4. Missouri Department of Transportation (MoDOT; dated August 22, 2018)

5. Platte County Planning and Zoning Department (dated August 28, 2018)

6. Park Hill School District (PHSD; dated August 21, 2018) J. Public comments provided for Case No. PZ18-16A and PZ18-16B K. Creekside Development Applicant Presentation (provided at

September 11, 2018 public hearing; prepared by Parkville Development 70, LLC; Parkville Development 38, LLC; Parkville Development 140, LLC; Parkville Development 50, LLC)

L. Aerial Imagery of I-435 Corridor M. Notice of Public Hearing mailed certified mail to owners within 185 ft.

of the subject property. N. Hearing notice published in The Platte County Citizen newspaper on

August 22, 2018 O. Hearing notice published on the Parkville City webpage

(https://parkvillemo.gov/download/CreeksideHearingSummary.pdf) P. Case No. PZ18-15A – The Meadows At Creekside – Preliminary

Development Plan Q. Case No. PZ18-15B – The Meadows At Creekside – Conditional Use

Permit R. Case No. PZ18-16A – Old Town At Creekside – Zoning Map

Amendment S. Case No. PZ18-16B – Old Town At Creekside – Preliminary

Development Plan T. Professional Resume – Stephen Lachky, Community Development

Director U. Professional Resume – Alysen Abel, Public Works Director V. Professional Resume – Nathan Hladky, City On-Call Engineer, Phelps

Engineering, Inc. W. Staff analyses, exhibits and comments presented at the September

11, 2018 Planning and Zoning Commission public hearing (https://vimeo.com/289405189; https://vimeo.com/289404155; https://vimeo.com/289404863) and meeting minutes

X. Staff analyses, exhibits and comments presented at the October 9, 2018 Planning and Zoning Commission public hearing (https://vimeo.com/294291017; https://vimeo.com/294291196; https://vimeo.com/294292249; https://vimeo.com/294293144) and meeting minutes

Y. Staff analyses, exhibits and comments presented at the October 10, 2019 Planning and Zoning Commission public hearing (https://vimeo.com/294490853; https://vimeo.com/294491598) and meeting minutes

Z. Staff analyses, exhibits and comments presented at the October 30, 2018 Board of Aldermen meeting (https://vimeo.com/298093890) and meeting minutes

https://parkvillemo.gov/download/CreeksideHearingSummary.pdfhttps://vimeo.com/289405189https://vimeo.com/289404155https://vimeo.com/289404863https://vimeo.com/294291017https://vimeo.com/294291196https://vimeo.com/294292249https://vimeo.com/294293144https://vimeo.com/294490853https://vimeo.com/294491598https://vimeo.com/298093890


AA. Staff analyses, exhibits and comments presented at the November 6, 2018 Board of Aldermen meeting (https://vimeo.com/299350151) and meeting minutes

BB. Summary of comments provided at September 11, 2018; October 9, 2018; and October 10, 2018 Planning and Zoning Commission public hearings; and October 30, 2018 and November 6, 2018 Board of Aldermen meetings

CC. Ordinance No. 2966 – Approving a preliminary development plan for The Meadows at Creekside, a planned residential development consisting of single-family homes, townhomes and apartments on approximately 43.42 acres, generally located at the southeast quadrant of the intersection of I-435 and Highway 45 along Brink-Myer Road

DD. Ordinance No. 2967 – Approving a conditional use permit to allow townhome uses, multi-family apartment uses and a police substation, in conjunction with The Meadows at Creekside, a planned residential development consisting of single-family homes, townhomes and apartments on approximately 43.42 acres, generally located at the southeast quadrant of the intersection of I-435 and Missouri Highway 45 along Brink-Myer Road

EE. Ordinance No. 2968 – Rezoning one parcel containing approximately 38.12 acres located on the southeast quadrant of the intersection of I-435 and Highway 45 along Brink-Myer Road, from Platte County “PI” Planned Industrial to Parkville City “B-2-P” General Business District

FF. Ordinance No. 2969 – Approving a preliminary development plan for Old Town at Creekside, a planned commercial development consisting of retail, mixed-use, restaurant and other commercial uses on approximately 38.12 acres, generally located on the southeast quadrant of the intersection of I-435 and Highway 45 along Brink-Myer Road

https://vimeo.com/299350151


Overview The application proposes a final development plan for Phase 1 of Old Town At Creekside, a planned development for commercial uses, consisting of two mixed-use buildings, a town center square with public (un-programmed) and private open space (programmed) and private roadway access. This development consists of two lots and three tracts (8.057 acres, more or less) and is generally located at the southeast quadrant of the intersection of I-435 and MO-Hwy 45 along Brink-Myer Rd. in Parkville, MO 64152.

Exhibit C: Subject Area Property Map

Legend

Subject Property Area

Approximate Area of Phase 1


Background On September 11, 2018 and on October 9, 2018 the Planning and Zoning Commission held public hearings for an Application for Zoning Map Amendment in conjunction with an Application for Preliminary Development Plan for Old Town At Creekside, a planned commercial development consisting of 13 lots for six restaurants, two mixed-use retail buildings with 2-story residential, one quick-serve café, one grocery/market, one hotel, and one bank on 38.12 acres, more or less, generally located on the southeast quadrant of the intersection of I-435 and MO-Hwy 45 along Brink-Myers Rd. in Parkville, MO 64152. The plan proposes re-platting the subject property and creating internal circulation, private drives and access off of Brink-Myers Rd. to serve the development. The Planning and Zoning Commission recommended approval by a vote of 7-2, subject to conditions; and on November 6, 2018 the Board of Aldermen approved the preliminary development plan via Ordinance No. 2969.

Excerpt from Old Town At Creekside Preliminary Development Plan (dated October 22, 2018)

Copies of the approved preliminary development plans for Old Town At Creekside (Case No. PZ18-16B; dated October 22, 2018) are included in Exhibit D, and Ordinance No. 2969 contains the following conditions:

Re-plat of the subject property area, prior to construction permits being issued, to ensure the subject property area is properly subdivided to allow for the proposed preliminary development plan. Since approval of the preliminary development plan, an Application for Subdivision – Administrative Plat for the Final Plat for Old Town At Creekside – First Plat (Case No. PZ18-16D; dated July 25, 2019) was submitted to staff, reviewed and approved; and there were no changes, modifications or deviations made between the preliminary development plan and its preliminary plat to the layout or design of the final plat.

N


Submittal of a Final Stormwater Drainage Study with revised/updated best management practices (BMP) calculations. This study shall be reviewed and approved by the Public Works Department. Staff has received a Preliminary Macro-Stormwater Drainage Study, Creekside Development, Brush Creek Watershed (prepared by Renaissance Infrastructure Consulting; dated August 3, 2019) from the applicant, and Parkville’s contract City engineer determined the study’s methodology is reasonable. Our Public Works Department has requested a Final Stormwater Drainage Study be submitted to verify if there are any changes between the preliminary development plan design and the final development plan design. As a result, this will be a staff condition for approval of the final development plan.

Submittal of an updated Traffic Impact Study (TIS) detailing existing traffic counts, trip generation estimates, and any other necessary traffic data required to MoDOT for MoDOT’s Traffic Engineering Department to review; and implementation of required roadway improvements, and/or dedicated right-of-way for future roadway improvements, as required by City staff or MoDOT as part of the project. As detailed in the preliminary development plan review (Case No. PZ18-16B), a TIS was prepared on April 19, 2006 by George Butler Associates, Inc. for the former 45 Park Place residential development, and as of today, all recommended improvements to the MO-Hwy 45 and Brink-Myer Rd. intersection have since been addressed and constructed to-date as a result of the Route 45 widening/expansion to four lanes in November 2017. Additionally, a second TIS was prepared on May 3, 2010 by Lutjen for The Station, and to-date, all dedicated turn lanes into the development have been constructed. The applicant has engaged with Priority Engineers to prepare an TIS for the overall Creekside development projects (e.g., The Meadows At Creekside, Old Town At Creekside, The Woods At Creekside & Creekside Village, Creekside Commons, and Creekside Industrial) and submitted it to MoDOT in January 2019 for review. Per a July 18, 2019 telephone conversation with Nathan Juliana (MoDOT Senior Traffic Specialist), MoDOT’s Traffic Engineering Department has requested additional information and revisions to the study pertaining to the intersection of MO-Hwy 45 and Ensign Rd. As a result, Parkville staff is awaiting submittal of the TIS at this time.

Names be provided for all private streets / private drives (per 911 MSAG address range requirements) as necessary. The requirement will be reviewed by the City’s Building Official prior to Final Development Plan approval. Completed; see Exhibits F and G.

The applicant coordinate with the City of Parkville Public Works Department and Platte County Parks and Recreation Department regarding implementation of the proposed multi-use trail along Brush Creek. This includes evaluating the need for a public parking trailhead on either The Meadows At Creekside or Old Town At Creekside developments. Completed. On November 27, 2018 Stephen Lachky (Community Development Director), Alysen Abel (Public Works Director) and Anna Mitchell (Assistant to the City Administrator) met with Daniel Erickson (Director of Parks, Planning and Facilities) and Chris Oryshyn (Assistant Director of Parks and Recreation) coordinated and convened a meeting with the applicant regarding the proposed multi-use trail along Brush Creek. Since this time, the Final Development Plan for The Meadows At Creekside has been submitted to staff and contains a trailhead location with public parking. Additionally, future phases of Old Town At Creekside propose to have trailhead connections to the multi-use trail along Brush Creek.

Any comments or details in the preliminary development plan not addressed per the City of Parkville staff, City Engineer, or On-Call City Engineer review comments (see Exhibits H, I and J), be addressed and reflected in the Final Development Plan (Ex: Topographic


contours labels, line symbols, dimensions/specifications, site data, site labeling). See Exhibit J

Any subsequent Applications for Final Development Plan or Major Site Plan — for the Old Town At Creekside planned commercial development in its entirety or its individual lots — go before the Planning and Zoning Commission for approval; with the Planning and Zoning Commission as the “Decision Making Authority” and Board of Aldermen as having “Appeal of Decision” authority per Table 403-1: Procedures Summary of the City’s Title IV – Development Code. This Application for Final Development Plan (Case No. PZ18-16C) is being presented before the Planning and Zoning Commission for approval as a result of this condition.

The design standards identified in the Preliminary Development Plan become requirements for approval. Completed

Review and Analysis A final development plan is a detailed plan for implementing the preliminary development plan including technical information on building, site, open / civic space, and infrastructure development. A final development plan may include the entire area covered in the preliminary development plan or it may include one or more phases of the approved preliminary development plan. The plan shall include all necessary information to demonstrate that all applicable standards, requirements, and conditions of the preliminary development plan have been met. Parkville Municipal Code, Section 403.040, Subsection F. provides criteria for how the Planning and Zoning Commission shall determine if a final development plan is appropriate. The following are staff’s findings and conclusions for the final development plan (Case No. PZ18-16C).

1. In general, any site plan in compliance with all requirements of this code shall be approved. Staff concludes the site plan conforms to use allowances permitted in a “B-2-P” General Business District. In addition, the site plan is in compliance with the City’s subdivision regulations (i.e., block and lot arrangement), site and landscape design standards (i.e., planting requirements, buffer/screening requirements, outdoor lighting, and stormwater management), and access and parking regulations (i.e., access and circulation standards, required parking counts, and parking specifications); with the exceptions noted in the review criteria below.

2. In making a determination of compliance, or for site plans accompanying any discretionary review or administrative relief, the review body shall consider whether: a. The site is capable of accommodating the buildings, proposed use, access and

other site design elements required by this code and will not negatively impact the function and design of rights-of-way or adjacent property. “B-2-P” Height, Area and Bulk Standards While all development standards for the “B-2-P” General Business District are established throughout the Master Planned Development Process outlined in Section 403.040, the subject property area is large enough and capable of accommodating the proposed two 33,433 sq. ft. mixed-use buildings. Nevertheless, staff compared the proposed height, area and bulk standards to those in the base “B-2” General Business District. The base “B-2” district standards for maximum building height are 45 ft. and 3 stories; and Per Section 405.030, B. this does not include any belfries,


chimneys, ornamental towers and spires, elevator bulkheads, cooling towers, smoke stacks or other equipment (provided the other equipment meets applicable screening requirements and are not extended to specifically avoid the intent of applicable height limits. The height of the roof deck for the proposed mixed-use buildings is 45 ft., which meet the “B-2” maximum height requirements. Additionally, the parapets of the building extend another 3.35 ft. beyond this, and the largest clock tower plate being 55 ft. high. Staff does not find the proposed heights will negatively impact the function of adjacent property considering the mixed-use buildings will reside approximately 18 ft. and 14 ft. below the elevation of Brink Myer Rd. to the east, and some 50-100 ft.+ below the nearest adjacent residential neighborhood in the Stonegate subdivision. “B-2-P” Use Standards The proposed use of “Mixed-Use (residential above or behind street level commercial)” is permitted in the “B-2-P” General Business District. On November 6, 2018 the Board of Aldermen approved Ordinance No. 2968 rezoning the subject property from Platte County “PI” Planned Industrial to Parkville City “B-2-P” General Business District. Access Four points of access are proposed for phase 1 of the final development plan — two points off the public collector Brink-Myer Rd. to the east, and two point of private road access via the adjacent Meadows At Creekside planned residential development to the south. Once the remaining phases of Old Town At Creekside are implemented, there will be no dead ends. Per the request of the Fire Marshall with the Southern Platte Fire Protection District (SPFPD), AutoTURN movements have been provided to show a Pierce Fire Truck (Velocity model; duel axle; 110 ft. ladder) can maneuver throughout the private streets and parking lots. Parking Requirements Section 408.030 requires 5 parking spaces per 1,000 sq. ft. for general retail use between 2,001 and 25,000 sq. ft. Each of the mixed-use buildings on Lots 1 and 2 will contain approximately 25,000 sq. ft. for retail space, requiring 125 parking spaces (the applicant has provided 126 parking spaces). Additionally, each mixed-use building contains 50 dwelling units, consisting of 12 studio apartment units (requiring 1 space per studio unit) and 38 1-bedroom and 2-bedroom units (requiring 1.5 spaces per dwelling unit); requiring a total of 69 parking spaces; the applicant has provided 75 parking spaces. Per the 38,000 sq. ft. of public (un-programmed) and private open green space (programmed), a total of 11 parking spaces is required and the applicant has provided 11 parking spaces. Lastly, staff has noted in our review of the final development plans (see Exhibit J) the need to comply with Section 408.030, Subsection D., which requires bicycle parking for all non-residential or multi-family uses within 1,000 ft. of a designated bicycle route or trail (in this case, the Brush Creek Trail). Staff will work with the applicant to ensure this requirement is fulfilled prior to approval of any building permits for Lots 1 and 2. Parking Layout Design The parking lot layout, aisle widths and parking stall specifications detailed on the Site Dimension Plan (see Exhibit G.5) are in accordance with the 24 ft. aisle with and 9 ft. by 18 ft. parking stall specifications contained on the approved preliminary plat. Additionally, some sections of the parking lot aisles have been expanded to 26 ft. to


help with vehicle maneuver and flow along the mixed-use building façades facing the parking lots. Signage Projects proposed and approved through the planned district process can propose a specific sign package with deviations to these standards through the review process. However, at this time, no sign package is being proposed for Phase 1 (Lot 1 and Lot 2) of Old Town At Creekside. As a result, any subsequent Application for Sign Permit for Phase 1 will need to comply with the sign allowance requirements per the “B-2” district in the Parkville Municipal Code, Chapter 409. Outdoor Lighting The proposed lighting and photometric plan (see Exhibit E) shows the general footprint and impact of lighting throughout the development. All exterior lighting is limited to the mounting heights and shielding requirements, and design and performance criteria specified in Section 407.040; unless specifically requested as part of the master planned development process. This includes limiting exterior lighting for driveways and parking areas to no higher than 37.5 ft. in “B-2” district.

b. The design and arrangement of buildings and open spaces is consistent with good planning, landscape design and site engineering principles and practices.

Building Location The design and arrangement of the two 33,433 sq. ft. mixed-use buildings is intentionally done so in a manner to create a quality town center square for the public. The design of the open green space area not only complements the commercial shopping district by creating a place that encourages social interaction, but the placement fosters a “sense of place” in the Old Town At Creekside district that is memorable and reinforces the character of the Parkville community.

Aerial view rendering of proposed mixed-use buildings and town center square (see Exhibit I)


Phase 1 of Old Town At Creekside is consistent with good planning, landscape design and site engineering principles listed throughout the Community Character; Park, Civic and Open Spaces; and Land Use chapters of the Parkville Master Plan. In addition, Phase 1 accomplishes many sub-area planning strategies listed for the “I-435 Growth Area Corridor”, including providing a large master-planned development, similar to Briarcliff, which establishes positive first impressions and a Parkville character. Landscape Design Detailed landscaping plans have been provided for the overall Phase 1 portion of the project, Lot 1, Lot 2, the town square public greenspace area, and frontage area along Brink-Myer Rd (see Exhibit G.9-G.13). The final development plan meets the landscape design requirements per Section 407.020, including street tree, foundation planting, parking lot planting, buffer and open space requirements. Stormwater Management Per our Development Code requirements, the Public Works Department can require a Stormwater Management Analysis study be submitted for review and approval. The applicant has submitted a preliminary Macro-Stormwater Drainage Study for the Brush Creek area (see Exhibit C by Reference) and Parkville’s contract City Engineer has determined the study’s methodology is reasonable, and that stormwater best management practices (BMP) will need to be updated/revised for the final stormwater drainage study if there are any changes between the preliminary development plan design and the final development plan design. The Public Works Department has requested a Final Stormwater Drainage Study be submitted to verify this; and as a result, this will be a staff condition for approval.

c. The architecture and building design uses quality materials and the style is appropriate for the context considering the proportion, massing, and scale of different elements of the building. Architectural Design, Materials and Style Renderings for the proposed 33,433 sq. ft. mixed-use buildings have been prepared by the applicant (see Exhibit I) in addition to the building plans set submitted to the Building Safety Division with their Application for Permit (see Exhibit G). The architectural design of the buildings can be characterized as a traditional, 21st Century main street “lifestyle center” (beige and rose brick) over modern architecture features (matte light grey fiber cement lap siding; and matte medium & dark gray fiber cement trim). This look is compatible with both the Mixed Use District future land use projection and “B-2” zoning district.


Profile rendering of proposed mixed-use building (see Exhibit I)

Proportion, Massing and Scale In terms of proportion, massing and scale, while the size of the two 33,433 sq. ft. mixed-use buildings are appropriate for the “B-2” zoning district, the feature of the public town square greenspace area between the two provides great balance to their proportion, massing and scale. Furthermore, the height of the proposed buildings are appropriate considering the standard allowance for the base “B-2” General Business district, as well as the fact the buildings will reside approximately 18 ft. and 14 ft. below the elevation of Brink Myer Rd. to the east.

d. The overall design is compatible to the context considering the location and relationships of other buildings, open spaces, natural features or site design elements. Location Compatibility The overall design of Phase 1 of Old Town At Creekside is consistent Mixed Use District future land use projections of the adopted Parkville Master Plan (2009) as the development form includes a mix of business and residential uses — located on upper floors of a building’s business use — that enhance the pedestrian environment of the community. In addition to fulfilling the Parkville Master Plan’s sub-area planning strategies listed for the I-435 Growth Area Corridor, including, “Providing a large master-planned development, similar to Briarcliff, which establishes positive first impressions and a Parkville character,” Phase 1 of Old Town At Creekside accomplishes the following “Mixed Use Development Design Policies and Expectations” listed in the Parkville Master Plan:

Ensure building placement, scale and orientation is consistent with pedestrian oriented development and reinforces the character of streets as civic spaces.


Provide usable public open spaces such as a park of plaza, which may be shared between residential and non-residential uses.

Design buildings to provide human scale and architectural features in areas where pedestrian activity occurs.

Provide ground floor retail with direct pedestrian entries oriented toward public streets, parks or plazas.

Provide a substantial proportion of transparent glass oriented toward streets and pedestrian areas.

Incorporate residential uses either above retail or as freestanding buildings in close proximity.

Provide a “street-oriented” pedestrian environment between the building and street using a consistent building setback line; entrances, storefronts and display windows facing the street; on-street parking and on-site parking areas located on the side or rear of the building.

Open Spaces and Natural Features While future phases of Old Town At Creekside will preserve natural features and open space adjacent to Brush Creek and to the west of Brush Creek by providing “Natural Areas” design elements, Phase 1 provides for the “Square” open space type with is the preferred type for a “Walkable / Compact” planning context (i.e., downtown, core areas of commercial centers, and abutting blocks adjacent to walkable places).

Excerpt from Title IV: Development Code, Section 404.020 Civic and Open Space System

e. Whether any additional site-specific conditions are necessary to meet the intent of the zoning district or the intent and design objectives of any of the applicable development standards. As detailed in the in the review criteria above, the final development plan will meet all of the applicable “B-2-P” requirements of the Development Code, with the exception of flexibility needed for three 24 ft. parking lot aisles, as well as parking stall depth dimensions of 18 ft. length as opposed to 18.5 ft. As detailed in staff’s review of the preliminary development plan (dated October 5, 2018), although they’re a slight reduction from the City’s base requirements, they are consistent with the same specifications used throughout many developments in Parkville including the Parkville Commons retail shopping center (e.g., Price Chopper, Mosiac Life Care, Parkville City Hall), YMCA, Parkville Athletic Complex, English Landing Center, Park University campus, Village At The National commercial office building (10812 NW Highway 45), Bank Liberty (12 E 1st St.), Platte Valley Bank (8401 MO-45 Highway), and Graden Elementary School (8804 MO-45 Highway); and these dimensions are consistent with the site development plan in the approved preliminary development plan (see Exhibit D).

3. The application meets the criteria for all other reviews needed to build the project as proposed.


Many of the conditions of preliminary development plan approval for Old Town At Creekside have been met, or are in progress and scheduled to be met, as noted above. Per Section 408.020, Subsection D., the Public Works Director can request a Traffic Impact Study to analyze the impacts of the function of the transportation network in the vicinity of the site. The applicant has prepared a Traffic Impact Study for the overall Creekside development projects and submitted it to MoDOT in January 2019 for review. Per a July 18, 2019 telephone conversation with Nathan Juliana (MoDOT Senior Traffic Specialist), MoDOT’s Traffic Engineering Department has requested additional information and revisions be made to the study pertaining to the intersection of MO-Hwy 45 and Ensign Dr. before submittal to Parkville staff for review. Because Parkville staff is awaiting submittal of the Traffic Impact Study at this time, a condition of approval will be receipt of this study and implementation of roadway improvements if warranted / determined necessary by the study. Per our Development Code requirements, the Public Works Department can require a Stormwater Management Analysis study be submitted for review and approval. The Public Works Department has requested a Final Stormwater Drainage Study be submitted to verify and changes between the preliminary development plan design and final development plan design, as well as calculations for best management practices (BMP). As a result, this will be a condition of approval for the final development plan.

4. The recommendations of professional staff As detailed in the review criteria above, staff finds that the site plan conforms to the “B-2-P” General Business District, with the two exceptions noted review criteria 2.E above; and that the site is in compliance with the City’s subdivision regulations (i.e., block and lot arrangement), site and landscape design standards (i.e., planting requirements, buffer/screening requirements, outdoor lighting, and stormwater management), and access and parking regulations (i.e., access and circulation standards, required parking counts, and parking specifications). Staff will rely on the professional recommendation of MoDOT’s Traffic Engineering Department, as well as its on-all traffic engineer GBA, to determine whether or not roadway improvements along Brink-Myer Rd. are warranted and needed to be constructed as a result of the development.

Staff Conclusion and Recommendation Staff concludes that with the exceptions noted above, the proposed final development plan: Conforms to all applicable requirements of the Development Code, including those of the “B-2-P” General Business district; the site is capable of accommodating the buildings, proposed use, access and other site elements required by the Development Code and will not negatively impact the function and design of rights-of-way or adjacent property; the design and arrangement of buildings and open spaces is consistent with good planning, landscape design and site engineering principles and practices; the architecture and building uses quality materials and the style is appropriate for the context considering the proportion, massing, and scale of different elements of the building; the overall design is compatible to the context considering the location and relationships of other buildings, open spaces, natural features or site design elements; the application meets the criteria for all other reviews needed to build the project as proposed; and can meet the recommendations of professional staff. Staff recommends approval of the final development plan Old Town At Creekside, Phase 1, subject to the following conditions:

Fulfillment of all conditions of approval associated with Ordinance No. 2969 (Application for Preliminary Development Plan for Old Town At Creekside; Case No. PZ18-16B).


• Any remaining items in the City of Parkville staff review comments (dated August 6, 2019) be addressed and revisions to the final development plan be made, if needed, prior to approval of subsequent Application for Permits.

• Submittal of a Final Stormwater Drainage Study. The study shall include details and revised/updated best management practices (BMP) calculations for the proposed final development plan and associated improvements. The study shall be reviewed and approved by the Public Works Department.

• Submittal of an updated Traffic Impact Study detailing existing traffic counts, trip generation estimates, and any other necessary traffic data required by MoDOT for MoDOT’s Traffic Engineering Department to review; as well as implementation of required roadway improvements, and/or dedicated right-of-way for future roadway improvements, as required by City staff or MoDOT as part of the project.

• Any other conditions the Planning and Zoning Commission determines are necessary. It should be noted that the recommendation contained in this report is made without knowledge of facts, comments or any additional information which may be presented during the meeting. For that reason, the conclusions herein are subject to change as a result of evaluating additional information; additionally, staff reserves the right to modify or confirm the conclusions and recommendations herein based on consideration of any additional information that may be presented. Necessary Action Following consideration of the Application for Final Development Plan, supporting information, associated exhibits, factors discussed above and any testimony presented during the meeting, the Planning and Zoning Commission should recommend approval (with or without conditions), denial, or postpone the application for further consideration. If approved subject to conditions, the conditions should be noted for the record. Unless postponed, the Planning and Zoning Commission’s action will serve as the final action. Note: Approval of a final development plan and fulfillment of staff conditions shall authorize the applicant to apply for a building permit and other applicable permits. The Community Development Director may approve minor amendments to approved final development plan without the refiling of a new application, but in no event shall the Director approve any change that does not qualify for an administrative adjustment, or any change that is different from any condition of approval of the final development plan. An approved final development plan shall expire and be of no further effect if an application for building permit for one or more buildings shown on the site plan is not filed within two years of approval. The Planning and Zoning Commission may grant an extension for up to one additional year. Note: The Board of Aldermen has the ability to consider the application if an “Appeal of Decision” is filed with the Community Development Director within 15 days of the decision by the appellate body designated in Table 403-1. For applications for final development plan, the Board of Aldermen is designated as the appellate body.

End of Memorandum

__________________________________08-08-2019 Stephen Lachky, AICP, CPM, CFM Date Community Development Director

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PRELIMINARY DEVELOPMENT PLAN1. Cover Sheet2. Existing Conditions3. Development Plan4. Site Utility Plan5. Site Dimension Plan6. Parking Summary7. Landscaping Plan8. Landscaping Data9. Pedestrian Linkage Plan10. Preliminary Plat

INDEX OF SHEETS

VICINITY MAP(Scale: 1"=1500')

Know what's below.before you dig.Call

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Project Location

DEVELOPER:

SURVEYOR:Renaissance Infrastructure Consulting, LLC5015 NW Canal Street, Suite 100Riverside, MO. 64150(816) 800-0950

Parkville Development 38, LLCC/O: Brian Mertz7607 NW John Anders Rd.Kansas City, MO 64152

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ENGINEER:Renaissance Infrastructure Consulting, LLC5015 NW Canal Street, Suite 100Riverside, MO. 64150(816) 800-0950

PROPERTY DESCRIPTION:All that part of the Northeast Quarter of Section 19, Township 51, Range 34, PlatteCounty, Missouri, described as follows: Beginning at the Southeast Corner of the NorthHalf of the Southwest Quarter of the Northeast Quarter of said Section 19; thenceNorth 88 degrees 25' 57" West, along the South line of the North Half of the SouthwestQuarter of the Northeast Quarter of said Section 19, a distance of 1319.77 feet, to theSouthwest Corner of the North Half of the Southwest Quarter of the Northeast Quarterof said Section 19 thence North 01 degrees 44' 44" East, along the West line of theNortheast Quarter of said Section 19, a distance of 1032.73 feet; to a point 14.22chains or 938.52 feet South of the Northwest Corner of the Northeast Quarter of saidSection 19; thence South 88 degrees 29' 47" East, a distance of 379.76 feet; to a pointnear the centerline of an old road; thence South 24 degrees 52' 02" West, along thecenterline of said old road a distance of 130.37 feet; thence South 04 degrees 31' 07''West, along the centerline of said old road, a distance of 196.86 feet; thence South 40degrees 16' 34" East, along the centerline of said old road a distance of 71.23 feet; to apoint in the centerline of Brush Creek; thence North 11 degrees 45' 48" East, along thecenterline of said Brush Creek, a distance of 218.54 feet; thence North 15 degrees 59'46" East, along the centerline of said Brush Creek, a distance of 159.29 feet; thenceNorth 63 degrees 30' 18" East, along the centerline of said Brush Creek a distance of200.39 feet; thence North 87 degrees 07' 14" East, along the centerline of Brush Creeka distance of 28.50 feet; thence North 23 degrees 41' 58" East, along the centerline ofsaid Brush Creek a distance of 43.72 feet; thence North 01 degrees 54' 34" West, alongthe centerline of said Brush Creek a distance of 45.25 feet; thence North 13 degrees24' 51" East, along the centerline of said Brush Creek a distance of 68.00 feet; thenceNorth 33 degrees 36' 26" West, along the centerline of said Brush Creek a distance of103.52 feet; thence North 03 degrees 01' 42" East, along the centerline of said BrushCreek a distance of 72.95 feet; thence North 61 degrees 55' 28" West, along thecenterline of said Brush Creek a distance of 54.49 feet; thence North 22 degrees 42'18" West, along the centerline of said Brush Creek a distance of 153.72 feet; thenceNorth 07 degrees 15' 22" West, along the centerline of said Brush Creek a distance of54.27 feet to a point on the South Right-Of-Way line of Missouri Highway 45; thenceSouth 89 degrees 59' 59" East, along the Southerly Right-Of-Way line of said MissouriHighway 45 a distance of 201.32 feet; thence North 64 degrees 44' 37" East, along theSoutherly Right-Of-Way line of said Missouri Highway 45 a distance of 108.99 feet;thence South 89 degrees 54' 16" East, along the Southerly Right-Of-Way line of saidMissouri Highway 45, a distance of 134.95 feet; thence South Off 00' 00" East adistance of 187.51 feet; thence South 45° 00' 00" East, a distance of 161.94 feet;thence South 89° 53' 05" East a distance of 273.18 feet, more or less, to a point on theline of the Northwest Quarter of the Northeast Quarter of said Section 19; thenceSouth 01' 43' 41" West, along the East line of the West Half of the Northeast Quarterof said Section 19, a distance of 1412.29 feet more or less to the point of beginning.Except that part in roads.

Revised October 2018

NO R T H

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Existing Section Line

Existing Right-of-Way Line

Existing Lot Line

Existing Easement Line

Existing Curb & Gutter

Existing Sidewalk

Existing Storm Sewer

Existing Storm Structure

Existing Waterline

Existing Gas Main

Existing Sanitary Sewer

Existing Sanitary Manhole

Existing Contour Major

Existing Contour Minor

GAS

Proposed Right-of-Way

Proposed Property Line

Proposed Lot Line

Proposed Easement

Proposed Curb & Gutter

Proposed Sidewalk

Proposed Storm Sewer

Proposed Storm Structure

Proposed Fire Hydrant

Proposed Waterline

Proposed Sanitary Sewer

Proposed Sanitary Manhole

Proposed Contour Major

Proposed Contour Minor

Future Curb & Gutter

SECTION MAPSEC. 19 TW. 51 RNG. 34

19

NW 1/4

Project Location

SW 1/4

NE 1/4

SE 1/4

UTILITY CONTACTSCity of Parkville (816)741-7676CPWSD #1 of Platte County (816) 891-3457Platte County Regional Sewer District (816) 858-2052Missouri Gas Energy (800) 562-0000Kansas City Power & Light (800) 544-4852Platte Clay Electric (816) 807-7502Century Link (816) 243-5642Unite Private Networks (816) 903-9400Time Warner Cable (816) 431-5818Missouri One Call (800) DIG-RITEAT&T (800) 464-7928Comcast (913) 891-3457Missouri State Highway Department (816) 622-6500Park Hill School District (816) 359-5000

A SUBDIVISION IN PARKVILLE, PLATTE COUNTY, MISSOURI

This represents a Planned Commercial Development with internalcirculation, private streets, and access off Brink Myer Road. Currentzoning ("B-2-P" General Business District). Development includesthe following:

Building Square Footage without Hotels: 141,500 SFTotal Recreation Square Footage: 38,000 SFParking Provided: 1,429 StallsMaximum Height: 60 FeetPotential Number of Lots: 13Potential Users: Hotel; Restaurants; Bank; Market; Mixed Use RetailWith 2 Story Residential; Public Green for Outdoor Recreation withSplash Pad, Fountain or Artwork Focal Point, Gathering Space andOpen Lawn

TOTAL AREA: 38.57 ACRES

1. Cover Sheet2. Residential Area3. Complex4. Commercial Area 15. Commercial Area 26. Renders

PHOTOMETRIC PLAN

SUMMARY TABLE

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Existing EntranceTo Be Removed

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VERTICALVENTURES II INC.

HOAMBRECKERPROPERTIES, LLC

Existing 100 YearFloodplain

New Flood Plain LimitsPer CLOMR-F/LOMR-F

New Flood Plain LimitsPer CLOMR-F/LOMR-F

Proposed OversizedMonument Sign(50' High x 30' Wide)

30'10'

Existing House

NOTE:TOTAL LAND AREA: 38.57 ACRESOPEN SPACE: 10.25 ACRES

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Parking Summary:

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AutoCAD SHX TextPARKING SUMMARY

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AutoCAD SHX TextPreliminary Development Plan

AutoCAD SHX Text18-0211 Old Town At Creekside

AutoCAD SHX Text10

AutoCAD SHX TextLOT 1 (1.116 ac) RESTAURANT

AutoCAD SHX Text126

AutoCAD SHX Text25,300

AutoCAD SHX TextLOT 3 (2.22 ac) MIXED-USE RETAIL, 2-STORY RESIDENTIAL

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AutoCAD SHX TextTOTAL PROVIDED SPACES =

AutoCAD SHX TextTOTAL REQUIRED SPACES =

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AutoCAD SHX TextBrink Myer Road

AutoCAD SHX TextREQUIRED

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AutoCAD SHX TextTotal Building Footprint: 151,500 sf

AutoCAD SHX TextTotal Outdoor Recreation Area: 38,000 sf

AutoCAD SHX TextTotal Parking: 1,423 spaces

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AutoCAD SHX TextLOT 5 (2.73 ac) MIXED-USE RETAIL, 2-STORY RESIDENTIAL

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AutoCAD SHX Text RETAIL - (5 SPACES / 1,000sf)

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AutoCAD SHX TextPROGRAMMED (1 SPACE/ 1,000 sf)

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AutoCAD SHX TextLOT 7 (1.34 ac) Quick Serve/ Cafe

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AutoCAD SHX TextLOT 8 (4.05 ac) MARKET/GROCERY 25,000+ SF RETAIL

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AutoCAD SHX TextLOT 10 (2.82 ac) HOTEL

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AutoCAD SHX TextTotal Building Footprint without Hotel: 141,500 sf


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FLEX SPACE:9,000 sf

RESTAURANT 8,500 sf

MIXED-USE B22,500 SF RETAIL2-story 26 unit aparments

BANK 6,500 sf

CENTRAL GREEN

RESTAURANT:8,500 sf

SPLASHPAD

MARKET/GROCERY30,000 sf

QUICK-SERVERESTAURANT:3,900 sf

RESTAURANT 7,500 sf

MIXED-USE A22,500 SF RETAIL2-story 26 unit aparments

RESTAURANT7,500 sf

RESTAURANT:10,000 sf

HOTEL:120 Rooms10,000 sf

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NW BRINK-MYER RD

1. LOCATE UTILITIES PRIOR TO COMMENCING LANDSCAPE OPERATIONS. ALL TREES SHALL BE FIELDPOSITIONED AS TO AVOID CONFLICTS WITH EXISTING AND PROPOSED UTILITIES. NOTIFYLANDSCAPE ARCHITECT OF ANY CONFLICTS OR OBSTRUCTIONS.

2. CONTRACTOR SHALL STAKE ALL PLANTING AREAS IN THE FIELD PRIOR TO PLANTING FORAPPROVAL OF THE OWNER OR THEIR REPRESENTATIVE.

3. CONTRACTOR SHALL VERIFY ALL PLANT QUANTITIES PRIOR TO PLANTING. ANY DISCREPANCIESWITH THE PLAN SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. THEPLAN QUANTITIES SHALL SUPERCEDE SCHEDULED QUANTITIES.

4. ALL PLANT MATERIAL SHALL BE SPECIMEN QUALITY AND SHALL COMPLY WITHRECOMMENDATIONS AND REQUIREMENTS OF ANSI Z60.1 THE 'AMERICAN STANDARD FORNURSERY STOCK'.

5. ALL PLANTING BEDS & NATIVE GRASS STANDS SHALL BE EDGED AS SHOWN IN PLAN.

6. PREPARE PLANTING BEDS AND INCORPORATE AMENDMENTS ACCORDING TO PLANS.

7. SHREDDED HARDWOOD MULCH, PER SPECIFICATIONS SHALL BE USED AS A THREE INCH (3") TOPDRESSING IN ALL PLANTING BEDS AND AROUND ALL TREES. SINGLE TREES AND SHRUBS SHALLBE MULCHED TO THE OUTSIDE EDGE OF THE SAUCER OR LANDSCAPE ISLAND.

LANDSCAPE NOTESLARGE SHADE TREE 1722" CAL B&B-

SMALL/ORNAMENTAL TREE 91.5" CAL B&B-

EVERGREEN TREE 866` HT. MIN-

SHRUB 2`-4` DIAMETER 2513 gal.-

EVERGREEN SHRUB 4` DIAMETER 8613 gal.-

CONCEPT PLANT SCHEDULE COMMERCIAL LANDSCAPE

LARGE SHADE TREE 212" CAL B&B-

EVERGREEN TREE 96` HT. MIN-

STREET TREE 322" CAL B&B-

SHRUB 2`-4` DIAMETER 1183 gal.-

CONCEPT PLANT SCHEDULE BRINK-MEYER RD AND BUFFER8. ALL TREES SHALL BE STAKED PER DETAIL.

9. ALL PLANT MATERIAL SHALL BE INSTALLED TO ALLOW A ONE FOOT (1') CLEARANCE BETWEENPLANT AND ADJACENT PAVEMENT.

10. THE LANDSCAPE CONTRACTOR SHALL NOT COMMENCE WORK UNTIL THE SITE IS FREE OFDEBRIS CAUSED BY ON-GOING CONSTRUCTION OPERATIONS. REMOVAL OF DEBRIS SHALL BE THERESPONSIBILITY OF THE GENERAL CONTRACTOR. LANDSCAPE WORK SHALL NOT BEGIN UNTIL THELANDSCAPE ARCHITECT AND OWNER HAVE GIVEN WRITTEN APPROVAL FOR SUCH. THERE SHALL BENO DELAYS DUE TO LACK OF COORDINATION FOR THIS ACTIVITY.

11. THE LANDSCAPE ARCHITECT AND OWNER SHALL APPROVE GRADES AND CONDITION OF SITEPRIOR TO SODDING/SEEDING OPERATIONS.

12. ALL AREAS DISTURBED DURING CONSTRUCTION AND NOT DESIGNATED FOR OTHER PLANTINGSOR HARDSCAPE SHALL BE SEEDED OR SODDED WITH TURF TYPE FESCUE.

13. ALL LANDSCAPE LOCATED WITHIN AN ISLAND THAT IS WITHIN THE PUBLIC ROW SHALL BEMAINTAINED BY THE HOA.

TRAILCONNECTION

TRAILCONNECTION

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3 x ROOT BALL DIA.

PRUNE OUT ANY DEAD OR BROKEN BRANCHESAND REMOVE DEBRIS FROM SITE.

SECURE TREE TO STAKES WITH STRAPS (RE: SPECS).STRAPS SHALL BE LOOSE ENOUGH TO ALLOW SOMEMOVEMENT OF THE TRUNK WITH THE WIND

MIN. 6' LONG STEEL STAKES SECUREDINTO UNDISTURBED SOIL. PLACE NORTHAND SOUTH OF TREE.

SET TREE WITH TOP OF ROOT BALL FLUSH WITH GRADE.TRUNK FLARE MUST BE VISIBLE AT THE TOP OF ROOTBALL. REMOVE EXCESS SOIL TO TOP OF LATERAL ROOTS.

3" MULCH PER SPECIFICATIONS. DO NOT PLACE ONTRUNK OR TRUNK FLARE. BERM AT OUTER EDGES OFRING TO CREATE A SAUCER FORM.

REMOVE TWINE AND CAGE FROM ROOTBALL AND TRUNK. PEEL AND REMOVEBURLAP FROM TO 1/3 OF THE ROOT BALL.

PLANTING HOLE SHALL BE AT LEAST 3 TIMESWIDER THAN THE SPREAD OF ITS ROOTS,BUT NO DEEPER. PLACE ROOT BALL ONUNDISTURBED SOIL WITH ROOT FLARE EVENWITH OR 1" ABOVE GRADE. SCARIFY SIDESAND BOTTOM OF PIT.AMEND SOIL ACCORDING TO SPECIFICATIONS.

NOTES:1. TREES THAT DO NOT MEET THE SIZE REQUIREMENT WILL BE REJECTED2. TREES SHALL BE INSPECTED BY OWNERS REPRESENTATIVE PRIOR TO

INSTALLATION.

SECTION

2 xCONTAINER

DIA.

PRUNE OUT ANY DEAD OR BROKENBRANCHES. CUT ANY GIRDLING ROOTSOFF CLOSE TO THE CROWN. PRY LONGROOTS OUT TO DIRECT INTO NEW SOIL

INSTALL 3" OF HARDWOOD MULCHTHROUGHOUT PLANTING BED. LEAVEA 6" BARE CIRCLE AT BASE OF PLANT

PLACE SHRUB SO CROWN IS AT SOIL LEVEL

FILL PLANTING HOLE WITH AMENDED SOIL MIXACCORDING TO SPECIFICATIONS. CONSTRUCTRING AROUND PLANTED SHRUB TO FORM SAUCER

SCARIFY PITBOTTOM(MIN. 6")

NOTES:1. REFER TO SPECIFICATIONS FOR TOPSOIL BACKFILL MIX.2. CONTRACTOR TO WATER THOROUGHLY AFTER PLANTING3. INSTALLATION TO BE IN ACCORDANCE WITH PLANTING

SPECIFICATIONS

6"

SECTION

DECIDUOUS TREE PLANTING DETAIL - NTS

4'

CURB OR SIDEWALK

SHRUB PLANTING DETAIL - NTS

LOT 2

PARKING - 75 SPACESREQ.: 1 TREE / 25 SPACES = 3 TREES

1 SHRUB / 10 LF OF PARKING PERIMETER250 LF = 25 SHRUBS

PROV.: 4 SHADE25 SHRUBS

LOT 8

BUFFER:TYPE 1: LOADING DOCKREQ.: WALL OR 1 SHRUB / 5' OR 1 EVG / 8'PROV.: 16 SHRUBS - CONT.

PARKING LOT: 650LF. 240 SPACESREQ.: 1 TREE / 25 SPACES = 10 TREES

1 SHRUB / 10 LF OF PARKING PERIMETER = 90 SHRUBS


LOT 6

BUFFER:TYPE 1: TRASH ENCLOSUREREQ.: WALL OR 1 SHRUB / 5' OR 1 EVG / 8'PROV.: 18 SHRUBS - CONT.

TYPE 3: South Property LineREQ.: 20' WIDTH

1 SHADETREE or 2 ORN. TREES/40' = 8 LARGE TREES1 EVERGREEN/20' = 15 TREES1 SHRUB/1' = 30 SHRUBS

PROV.: 7 SHADE TREES & 2 ORN15 EVERGREENS30 SHRUBS

LANDSCAPE BUFFER (BRINK MEYER RD) - 275 LF1 TREE/40 LF ( 1 Evergreen for Every 3 Deciduous), 1 SHRUB/10 LFREQ: 5 SHADE

2 EVERGREEN28 SHRUBS

PROV: 5 SHADE2 EVERGREEN28 SHRUBS

PARKING - 85 SPACES & 510 LFREQ.: 1 TREE / 25 SPACES = 4 TREES

1 SHRUB / 10 LF OF PARKING PERIMETER = 51 SHRUBSPROV.: 8 SHADE

51 SHRUBS + CONT. WITHIN 25' OF STREET

STREET TREES - 275 LF (BRINK MEYER RD)REQ.: 1 / 40 LF = 7PROV.: 7 TREES

LOT 7

PARKING: 575 LF, 52 SPACESREQ.: 1 TREE / 25 SPACES = 3 TREES


78 SHRUBS





LOT 10

PARKING LOT: 300 LF, 174 SPACESREQ.: 1 TREE / 25 SPACES = 7 TREE


30 SHRUBS

LOT 13BUFFER:

TYPE 3: 330 LF SOUTHREQ.: 1 EVG TREE / 20 LF = 17

1 LG OR 2 SM TREE / 40 LF = 91 SHRUB / 10 LF = 33

PROV.: EVG TREE = 17TREE = 7 & 2 ORNSHRUB = 33

TYPE 3: 250 LF SOUTHREQ.: 1 EVG TREE / 20 LF = 13


PROV.: EVG TREE = 13TREE = 7SHRUB = 25

PARKING -58 SPACESREQ.: 1 TREE / 25 SPACES = 2 TREES

1 SHRUB / 10 LF OF PARKING PERIMETER =580 LF = 58 SHRUBS

PROV.: 2 SHADE & 1 ORN47 SHRUBS


LOT 1BUFFER:

TYPE 1: TRASH ENCLOSUREREQ.: WALL OR 1 SHRUB / 5' OR 1 EVG / 8'PROV.: 18 SHRUBS - CONT.

TYPE 3: 175 LFREQ.: 1 EVG / 20' = 9

1 LG TREE OR 2 SM TREES / 40' = 51 SHRUB / 10' = 18

PROV.: EVG TREES: 9TREES: 5 (STREET TREES)SHRUBS: 18

PARKING LOT 1: 148 LF, 75 SPACESREQ.: 1 TREE / 25 SPACES = 3 TREES

1 SHRUB / 10 LF OF PARKING PERIMETER = 15 SHRUBS

PROV.: 4 SHADE TREES15 SHRUBS

LOT 3


1 SHRUB / 10 LF OF PARKING PERIMETER = 61


BUFFER TYPE 3: 190 LFREQ.: 1 EVG / 20' = 10



LOT 4

GREENSPACE 30,000 SF (OPEN SPACE)STREET FRONTAGE: 135 LFREQ.: 1 TREE / 25 LF STREET FRONTAGE = 6

1 TREE / 2,000 SF = 15

PROV.: TREES: 22

LOT 5


1 SHRUB / 10 LF OF PARKING PERIMETER = 60


BUFFER TYPE 3: 190 LFREQ.: 1 EVG / 20' = 10



LOT 9

PARKING: 1,100 LF, 163 SPACESREQ.: 1 TREE / 25 SPACES = 7 TREES


174 SHRUBS






STREET TREES - 280LF (BRINK MEYER RD)REQ.: 1 / 40 LF = 7PROV.: 7 TREES

LOT 12BUFFER:

TYPE 1: TRASH ENCLOSUREREQ.: WALL OR 1 SHRUB / 5' OR 1 EVG / 8'PROV.: 12 SHRUBS - CONT.

TYPE 3: 230 LFREQ.: 1 EVG TREE / 20 LF = 12


PROV.: EVG TREE = 12TREE = 6SHRUB = 27




PARKING -85 SPACES & 740 LFREQ.: 1 TREE / 25 SPACES = 4 TREES

1 SHRUB / 10 LF OF PARKING PERIMETER740 LF = 74 SHRUBS


LOT 11

PARKING LOT: 480 LF, 87 SPACESREQ.: 1 TREE / 25 SPACES = 4 TREE


50 SHRUBS

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NOTE/S:COPYRIGHT © 2015 - VISIONAIRE LIGHTING LLC. THIS DOCUMENT AND THE IDEAS AND DESIGN CONCEPTS INCORPORATED HEREIN CANNOT BE USED, IN WHOLE OR IN PART FOR THIS OR ANY OTHER PROJECT WITHOUT THE WRITTEN AUTHORIZATION OF VISIONAIRE LIGHTING.

BASED ON THE INFORMATION PROVIDED, ALL DIMENSIONS AND LUMINAIRE LOCATIONS SHOWN REPRESENT RECOMMENDED POSITIONS. THE PROJECT ENGINEER AND/OR ARCHITECT MUST DETERMINE APPLICABILITY OF THE LAYOUT TO EXISTING OR FUTURE FIELD CONDITIONS. THE LIGHTING DATAREPRESENTS ILLUMINATION LEVELS TAKEN FROM A LABORATORY SETTING UNDER CONTROLLED CONDITIONS IN ACCORDANCE WITH THE ILLUMINATING ENGINEERING SOCIETY OF NORTH AMERICA (IESNA) APPROVED METHODS. ACTUAL PERFORMANCE MAY VARY DUE TO VARIATIONS IN ELECTRICALVOLTAGE, INSTALLATION, TOLERANCE LEVELS, BUILDINGS, OTHER LIGHTING, AND OTHER VARIABLES THAT WERE NOT CONSIDERED WHEN THIS PHOTOMETRIC REPORT WAS CREATED. IT IS THE RESPONSIBILITY OF THE OWNER OR PROJECT ENGINEER TO ENSURE COMPLIANCE OF ALL STANDARDS INEFFECT. THIS PHOTOMETRIC LAYOUT IS THE PROPERTY OF VISIONAIRE LIGHTING AND IT CANNOT BE USED FOR INSTALLATION OF PRODUCTS OTHER THAN SPECIFIED.

***DISCLAIMER***

***ALL PHOTOMETRIC LAYOUTS, SUBMITTALS, AND QUOTES BY VISIONAIRE AND OTHERS MUST BE PROVIDED AT THE TIME OF PURCHASE ORDER ENTRY. VISIONAIRE IS NOT RESPONSIBLE FOR ANY DISCREPANCIES IN PROVIDED PRODUCT DOCUMENTS ARE NOT SUPPLIED.***

[email protected]

GR082418PLC-CREEKSIDE SOUTH AND NORTH DEVELOPMENT-01

24/08/18

PREMIER LIGHTING & CONTROLSPAGE 1

Luminaire ScheduleSymbol Qty Label Arrangement Total Lamp Lumens LLF Description BUG Rating Lum. Watts

Calculation SummaryLabel CalcType Units Avg Max Min Avg/Min Max/MinZONE Illuminance Fc 2.90 9.3 0.0 N.A. N.A.BANK PARKING LOT Illuminance Fc 3.30 6.8 0.7 4.71 9.71

5 2S 2 @ 180 DEGREES N.A. 0.950 VISIONAIRE PST-2-L-T2-96LC-5-4K-VOLT-D180º @ 24' MTG. HT. 2' ARM. B3-U0-G4 15357 S SINGLE N.A. 0.950 VISIONAIRE PST-2-L-T2-96LC-5-4K-VOLT-SINGLE @ 24' MTG. HT. 2' ARM. B3-U0-G4 15324 2D 2 @ 180 DEGREES N.A. 0.950 VISIONAIRE PST-2-L-T5W-96LC-5-4K-VOLT-BOA10 @ 24' MTG. HT. B4-U0-G3 1533 D SINGLE N.A. 0.950 VISIONAIRE PST-2-L-T5W-96LC-5-4K-VOLT-BOA10 @ 24' MTG. HT. B4-U0-G3 15341 C SINGLE N.A. 0.950 VISIONAIRE PST-2-L-T4-96LC-5-4K-VOLT-BOA10 @ 24' MTG. HT. B3-U0-G3 15321 B SINGLE N.A. 0.950 VISIONAIRE PST-2-L-T3-96LC-5-4K-VOLT-BOA10 @ 24' MTG. HT. B2-U0-G3 15315 A SINGLE N.A. 0.950 VISIONAIRE PST-2-L-T2-96LC-5-4K-VOLT-BOA10 @ 24' MTG. HT. B3-U0-G4 15341 VSC-T4 SINGLE N.A. 0.950 VISIONAIRE VSC-1-T4-48LC-7-4K-VOLT-WM @ 15' MTG. HT. B2-U0-G3 1052 4D 4 @ 90 DEGREES N.A. 0.950 VISIONAIRE PST-2-L-T5W-96LC-5-4K-VOLT-BOA10 Q90°@ 24' MTG. HT. B4-U0-G3 1533 E SINGLE N.A. 0.950 VISIONAIRE PST-2-L-T4-96LC-5-4K-VOLT-SINGLE @ 24' MTG. HT. 2' ARM B3-U0-G3 153

Fc 3.31 7.6 0.2 16.55 38.00HOTEL PARKING 2 Illuminance Fc 3.04 7.2 0.0 N.A. N.A.MARKET PARKING LOT Illuminance Fc 2.71 6.8 0.8 3.39 8.50QUICK SERVE 1 Illuminance Fc 3.25 6.3 0.4 8.13 15.75

COMPLEX PARKING Illuminance Fc 2.77 7.2 0.5 5.54 14.40HOTEL 1 PARKING LOT Illuminance

RESIDENTAL STREET Illuminance Fc 2.46 7.0 0.4 6.15 17.50RESTAURANT PARKING Illuminance Fc 2.64 6.3 0.6 4.40 10.50RESTAURANT PARKING_2 Illuminance Fc 2.80 7.2 0.7 4.00 10.29RETAIL PARKING LOT Illuminance Fc 2.75 6.6 0.7 3.93 9.43

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2.2 4.1 3.7 2.0 0.3 0.3 0.6 0.9 1.0 0.9 0.6 0.3 0.2

2.9 4.2 4.0 2.7 0.4 0.8 1.4 1.6 1.4 0.8 0.4

3.8 4.4 4.6 3.6 0.6 1.0 2.0 2.6 2.1 1.1 0.5

1.4 2.1 3.1 4.7 5.4 5.4 4.6 4.0 4.0 4.5 5.5 5.6 5.3 4.0 3.3 2.7 3.9 4.4 4.8 3.8 1.4 2.6 4.2 2.8 1.4 2.1 2.9 4.8 5.5 4.9 5.4 3.5 2.4 2.3 2.9 4.8 5.5 4.8 5.4 3.3 1.8 1.3

1.8 2.7 3.3 4.7 5.8 5.6 4.8 4.9 4.9 4.8 5.7 6.1 5.4 4.5 4.4 3.9 3.1 4.3 5.8 4.2 3.2 4.8 5.6 5.6 4.9 3.8 3.7 3.7 4.0 5.2 5.9 5.9 4.0 3.7 4.9 5.4 5.3 4.7 3.5 3.2 3.2 3.4 4.6 5.1 5.1 4.6 3.4 3.2 3.3 3.5 4.6 5.1 5.1 4.7 3.5 3.3 3.3 3.5 4.7 5.0 5.0 4.7 3.5 3.3 3.3 3.5 4.7 5.0 4.9 4.5 3.0 2.2 1.5 1.0 1.1 1.6 2.2 2.6 2.0 3.2 5.1 3.3 1.9 2.5 3.0 4.2 6.4 7.7 7.5 7.1 5.3 3.6 3.4 4.5 6.6 7.7 7.5 6.9 4.9 2.9 2.0

0.6 0.7 1.1 1.8 2.4 2.6 3.2 3.7 3.8 3.9 4.3 4.3 4.0 4.0 4.1 4.0 4.0 4.2 4.1 3.9 3.1 2.4 4.4 5.5 5.6 4.1 5.0 5.9 5.9 4.9 4.3 4.6 4.7 4.6 5.4 6.5 6.5 4.6 4.6 4.7 5.7 5.6 4.4 3.8 3.9 3.8 3.7 4.3 5.4 5.5 4.3 3.7 3.8 3.8 3.7 4.2 5.4 5.4 4.2 3.7 3.8 3.8 3.7 4.2 5.4 5.4 4.2 3.6 3.8 3.8 3.6 4.1 5.4 5.4 3.8 2.9 2.5 1.7 1.2 1.1 1.7 2.8 3.2 2.7 4.1 4.9 4.0 2.6 2.3 2.9 3.0 3.3 4.2 4.5 3.8 3.8 4.2 4.7 3.6 3.4 4.3 4.7 3.9 3.8 4.2 4.4 3.1 2.3

1.0 1.0 0.9 1.2 1.7 2.0 2.3 2.8 3.2 3.3 3.4 3.6 3.6 3.5 3.5 3.5 3.7 4.0 4.3 4.3 4.7 4.4 3.5 3.8 3.9 3.5 4.0 4.2 4.1 4.0 3.9 3.9 4.5 4.7 4.5 4.7 5.1 5.0 4.7 4.4 4.6 4.4 3.8 3.7 3.8 3.7 3.3 3.2 3.5 3.5 3.1 3.2 3.5 3.5 3.2 3.1 3.5 3.5 3.1 3.2 3.4 3.5 3.2 3.1 3.5 3.5 3.1 3.2 3.4 3.4 3.2 3.1 3.5 3.5 3.1 3.2 3.4 3.3 2.9 2.4 2.2 1.6 1.1 1.0 1.6 3.1 3.7 6.0 5.2 2.7 4.3 3.5 4.4 2.7 3.7 4.2 3.6 3.3 3.2 2.9 2.6 2.7 2.9 3.2 3.1 3.0 3.2 3.0 2.8 2.8 2.9 3.1 3.0 2.6 2.1 1.4

1.7 1.6 1.5 1.7 2.1 2.4 2.5 2.6 2.5 2.2 2.0 4.2 4.4 5.8 5.5 2.5 2.7 2.8 2.6 4.2 4.5 4.1 3.8 3.7 3.6 3.6 4.2 4.6 4.6 5.1 5.4 5.4 5.0 4.5 4.4 4.0 3.4 3.3 3.4 3.2 2.9 2.7 3.0 3.0 2.6 2.8 3.0 3.0 2.8 2.6 2.9 2.9 2.6 2.8 2.9 2.9 2.8 2.6 2.9 2.9 2.6 2.8 2.9 2.9 2.8 2.6 2.8 2.9 2.6 2.7 2.8 2.7 2.5 2.0 1.8 1.4 1.1 1.3 2.1 3.4 4.1 5.9 6.0 2.9 4.2 5.1 4.2 2.7 5.9 5.7 3.5 3.0 2.8 2.7

2.3 1.9 0.9 0.8 1.1 1.5 1.5 1.5 1.5 1.3 1.1 3.8 4.2 6.0 5.6 1.8 2.1 2.3 2.3 2.1 5.0 3.6 2.8 2.6 2.8 3.6 4.1 4.6 4.4 3.9 1.7 2.1 1.9 2.1 2.0 2.1 2.1 1.9 1.9 1.6 1.6 1.9 1.9 2.0 2.0 1.8 1.9 1.6 1.6 1.8 1.8 2.0 2.0 1.8 1.8 1.5 1.5 1.8 1.8 2.0 2.0 1.8 1.8 1.5 1.4 1.6 1.4 1.3 1.1 3.7 4.4 5.2 5.5 2.3 3.6 5.4 3.6 2.2 7.9 4.8 3.0 2.6 2.8 3.3 3.3

0.9 3.1 3.2 2.5 2.2 1.7 1.1 0.6 1.5 2.4 3.3 3.6 5.0 4.9 1.9 2.4 2.5 2.2 1.7 5.3 3.5 2.3 1.8 2.1 3.0 3.7 4.7 4.2 3.3 0.9 1.3 1.1 1.2 1.2 1.3 1.2 1.1 1.0 0.8 0.8 1.0 1.1 1.2 1.2 1.1 1.0 0.8 0.8 1.0 1.1 1.2 1.2 1.1 1.0 0.8 0.8 1.0 1.1 1.1 1.1 1.1 1.0 0.7 0.7 0.8 0.8 0.8 0.8 3.6 4.5 5.4 5.1 1.9 3.2 4.8 3.3 1.7 7.5 4.5 2.9 2.3 2.8 4.4 5.5 3.8

0.5 1.1 1.7 1.8 4.7 4.5 3.1 2.7 1.8 1.0 0.4 1.4 2.2 2.9 3.3 3.9 3.6 2.2 3.1 3.3 2.3 6.1 2.6 3.4 4.6 6.2 6.9 5.6 4.1 3.0 1.4 2.5 3.7 4.5 5.2 5.3 1.8 3.0 3.7 3.0 1.7 6.9 4.9 2.7 2.2 2.6 3.9 7.3 5.7

1.2 2.4 3.2 5.2 5.5 3.5 3.0 1.5 0.7 0.3 1.4 2.2 3.1 3.6 4.0 3.3 4.2 4.0 2.3 7.4 2.5 3.3 4.5 6.1 6.8 5.5 4.0 2.9 2.2 1.7 1.3 2.3 3.7 4.4 5.7 6.2 1.9 2.9 3.2 2.8 1.7 4.7 4.7 2.9 2.2 2.7 3.9 7.5 4.6

2.4 4.2 3.8 5.2 5.2 3.4 2.9 1.8 0.9 0.3 1.5 2.3 3.2 3.7 4.0 3.2 4.6 3.9 3.2 5.6 2.6 3.2 4.3 5.4 5.8 5.0 3.8 2.8 2.1 1.6 1.0 1.8 3.5 4.3 6.6 5.7 2.0 2.8 3.5 3.0 1.7 2.6 2.9 2.6 2.2 2.9 4.2 7.8 5.8

2.5 3.5 5.1 4.1 4.0 3.1 2.7 1.9 1.1 0.3 1.3 2.1 2.8 3.3 3.9 3.4 6.5 3.6 3.9 5.3 2.7 3.2 3.9 4.5 4.8 4.3 3.6 2.8 2.1 1.6 1.2 2.2 3.6 4.3 6.1 6.2 2.1 3.3 4.8 3.3 1.8 1.8 2.1 2.1 2.2 2.1 2.1 2.1 2.1 2.0 2.0 2.0 1.9 1.6 1.3 1.1 1.1 1.5 2.3 3.4 5.2 6.4 4.5

4.0 4.8 6.0 3.2 3.7 3.2 2.7 1.9 1.1 0.4 1.3 2.1 2.9 3.3 4.3 4.3 6.5 3.6 3.9 4.1 2.8 3.3 3.9 4.3 4.4 4.1 3.5 2.9 2.2 1.7 1.4 2.5 3.7 4.5 5.3 5.6 2.4 3.6 5.4 3.6 2.2 1.6 1.8 2.0 2.1 2.4 2.9 2.7 2.6 2.6 2.7 2.7 1.9 1.5 1.3 1.4 1.9 2.7 4.0 4.9 2.6

3.7 3.5 4.6 3.1 3.9 3.6 3.0 2.1 1.2 0.4 1.0 1.9 3.1 3.6 5.4 5.3 4.6 3.8 3.1 3.5 2.9 3.4 4.1 4.7 4.9 4.4 3.7 2.9 2.2 1.7 1.4 2.5 3.6 4.5 5.5 5.2 2.7 4.2 5.1 4.2 2.7 1.5 1.8 4.4 5.4 4.6 4.7 5.5 3.8 2.2 1.6 2.2 3.1 4.7 4.8

3.3 4.5 3.2 3.8 3.4 2.8 2.0 1.2 0.4 1.0 1.8 3.2 3.7 5.7 5.4 4.1 4.0 2.4 3.7 2.9 3.6 4.7 5.8 6.1 5.2 4.0 3.0 2.4 1.8 1.4 2.5 3.7 4.4 5.2 5.3 2.6 4.5 3.7 4.5 2.7 1.0 1.3 2.3 4.1 6.1 7.0 7.2 5.6 3.4 1.9 0.0 3.9 5.2

2.5 3.3 2.3 3.6 3.7 3.1 2.7 1.9 1.1 0.4 1.2 2.1 3.0 3.4 4.8 4.8 2.8 3.1 2.0 4.7 3.0 3.7 5.1 6.7 7.3 5.8 4.3 3.2 2.5 2.0 1.2 2.3 3.6 4.3 5.7 6.1 2.9 4.2 5.1 4.1 2.6 0.6 0.8 4.5 5.1

1.6 2.1 1.6 4.9 4.7 3.3 2.9 1.9 1.0 0.4 2.8 3.2 3.9 3.6 1.9 2.1 1.8 5.4 3.0 3.8 5.2 6.8 7.5 6.0 4.4 3.4 2.7 2.2 1.7 3.3 4.0 6.2 5.5 2.4 3.3 5.1 3.4 2.1 0.4 0.5 3.9 3.8 7.6

1.3 1.0 5.2 5.6 3.5 3.0 1.6 0.8 0.5 2.2 3.0 3.6 3.9 3.2 1.3 1.6 1.5 6.4 3.0 3.8 5.0 6.3 6.8 5.8 4.5 3.6 1.9 3.1 3.6 5.3 5.4 1.9 3.0 4.5 3.0 1.6 0.4 0.5 0.6 3.5 4.3

0.9 0.7 0.5 5.0 5.1 3.3 2.9 1.7 0.9 0.2 1.0 0.6 0.5 0.6 1.0 1.2 1.3 1.2 1.6 2.3 3.2 3.7 4.0 3.2 1.2 1.4 1.3 7.6 3.1 3.8 4.7 5.5 5.9 5.4 4.6 3.8 2.3 1.6 1.9 1.7 1.6 1.6 1.6 1.6 1.3 1.7 2.1 2.2 2.3 2.3 2.2 2.1 1.7 1.2 1.6 1.6 1.5 1.5 1.5 1.5 1.0 1.4 1.2 1.1 1.0 1.0 1.0 2.7 3.1 1.6 2.5 3.1 2.4 1.3 0.6 0.7 0.9 2.0 3.7 5.0

0.6 0.6 0.5 3.8 3.7 2.8 2.5 3.0 3.5 3.9 1.4 1.7 1.7 5.6 3.3 4.0 4.7 5.4 5.7 5.4 4.8 4.0 2.7 1.9 2.3 2.2 2.1 2.1 2.1 2.1 1.5 2.2 2.7 2.8 2.7 2.6 2.2 1.5 2.1 2.1 2.0 2.0 2.0 2.0 2.0

staff analysis - parkville, missouri · 2019. 8. 9. · lutjen; dated may 3, 2010) f. city of...

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