05-13-14 PC FINAL Draft Packet

7/13/2019 05-13-14 PC FINAL Draft Packet

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VICINITYMAP

3060E.POSTROAD,#110

LASVEGAS,NEVADA89120

PH:702.521.3355

FX:702.891.5397

RIETZCONSULTINGINC.

1

1

TENTATIVEMAP

FOR

EASTERNAND95COMMERCIAL

CENTER

(A1LOTCOMMERCIALSUBDIVISION)

LE

GEND

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ASTERNAVENUE

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3060E.P

OSTROAD,#

110

LASVEGAS,

NEVADA89120

PH:702.521.3355

FX:702.212.3

963

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CONSULTINGINC.

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3060E.

POSTROAD,

#110

LASVEGAS,

NEVADA89120

PH:7025

213

355

RIETZ

CONSULTINGINC.

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NTS

PR

OPERTYCROSSSECTION

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City of Las Vegas Planning DepartmentRE: Justification Letter for Tentative Map

APN # 139-36-210-003

Dear City Planner,

Please accept this application for the Tentative Map on the above referenced parcel of land.

The subject parcel is 4.65 acres and is located on Eastern Avenue and Cedar Avenue and adjacent to the US 95

north bound off ramp for Eastern Avenue. The property is existing as partially developed and partially vacant land.There is an existing 4189 SF C-Store with a Fuel Canopy / Fuel Dispensers and a self-service Car Wash that waspermitted and constructed in 1997. The future development is to be determined at a later date. All of the off-site

streets adjacent to the parcel are existing. The entire parcel that fronts any Public R-O-W is landscaped withground cover and mature trees as shown on the Map. The vacant portion is protected from any disturbance witha fence as required by Clark County Air Quality.

The desire of this property owner is to Record a Commercial Subdivision Map to allow the subdivision of theexisting development from the vacant land to allow for future development on the vacant portion. This will be a 1Lot Commercial Subdivision.

This development does not have any existing or proposed perimeter walls.

It is understood that any future development of the parcel will require site plan approval and permits from the City.

If you have any questions, please give me a call on my cell at 521-3355.

Sincerely,

Eric Rietz PE, PLSRietz Consulting, Inc.

3060 E Post Rd # 110 Las Vegas, NV 89120(702) 521-3355 03/25/14

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SUBJECTPROPERTY

HALEY AVE

ECHELON POINT DR

DE

SERTI

SLAND

ST

KICKAPOOAVE

WAKASHAN AVE

N

JEN

SEN

ST

OJIBWA AVE

CLA

YTA

BLETS

T

CH

INA

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G

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LDER

ST

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SA

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S T

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WDEER SPRINGSWAY

N

GRAN

D

CANY

ON

DR

AN

YO

ND

R

GPA-52116

FROM RNP TO ML

Date: Monday, May 05, 20

GIS maps are n ormally prodonly to meet the need s of the

Due to continuous developmentthis map is for reference o

Geographic Information S

Planning & Development D702-229-6301

General Plan Amendment

O - Office

SC - Service Commercial

GC - General Commercial

M - Medium

H - High

MLA- Med ium - Low Attached

LI/R - Light Industrial / Research

PCD - Planned CommunityDevelopment

PR-OS - Park/Recreation/Open Space

PF - Public Facility

LVMD - Las Vegas Med icalDistrict

GTC - Tourist Commercial

TC - Town Cen ter

RC - Resource Conservation

C - Downtown - Commercial

MXU - Downtown - Mixed Use

TND - Tradional Neighborhood

Development

PF-CC Public FacilityClark County

RNP - Rural NeighborhoodPreservation

RE - Rural Estates

DR - Desert Rural

R - Rural

L - Low

ML - Medium - Low

City Limits

1000ft Buffer

Subject Property

AN

ON

DR

I/ - i ht In u tri l / esearch

P D- Pl nned Communi yevelopment

k/ c ti /Op n pace

PF - Public Facility

iiiiiiiii llllllllli t ict

G - urist ommerci l

- wn en

R - Res urce

- owntown

MXU - Downto

i

Development

- blicll k t

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S19T19R60

CITYOFLASVEGAS,NV

SITEPLAN

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CONNORHILLS

ASINGLEFAMILYRESIDENTIALCOMMUNITY

LOCATEDINCITYOFLASVEGAS,

NEVADA

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S19T19R60

CITYOFLASVEGAS,NV

TENTATIVEMAP

FOR

CONNORHILLS


LOCATEDINCITYOFLASVEGAS,

NEVADA

04/15/14

PRJ-52063

GPA-5211

6ZON-52117W

VR-52169&TM

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YOFLASVEGAS,

NEVADA

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WVR-52169&T

MP-52119-REV

ISED


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School Development Tracking Form

Date Filed Application Number

Company Name

Contact Mailing Address

City State Zip Code

Phone Mobile Fax

Project Description

Entity

Email

Project Name

APN's

Student Yield Elementary School Middle School High School

Total

(1) Single Family unit is defined as single family detached home, mobile home, and town homes.(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.

(3)Resort Condominium units for tracking purposes only.

Schools Serving the Area*

Address GradeName Capacity Enrollment Site Date

CCSD Comments*

Approved Disapproved

Real Property Management

4190 McLeod Drive, 2nd Floor

Las Vegas, NV 89121

Contact Name

* To be completed by CCSD

Single-Family Units (1) x 0.195 = x 0.102 = x 0.134 =

x 0.062 =x 0.057 =x 0.132 =Multi-Family Units (2)

Resort Condo Units (3)

http://ccsd.net/departments/real-property

12/05/2013 GPA52116, VAR52118, TMP52119

Richmond American Homes

Deer Springs & Grand Canyon

LV

Deer Springs & Grand Canyon

125-19-301-007 & 008

10200 Centennial Pkwy 9-12Centennial HS 2,596 3,013 11/18/13

9501 Echelon Point 6-8Escobedo MS 1,646 1,209 11/18/13

7431 Egan Crest K-5Bozarth ES 788 1,089 11/18/13

Bozarth ES and Centennial HS are over-capacity for the 2013-14 school year. No new

schools are planned for the area.

63 12 6 8

000

12 6 8


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5740 S. Arville Street #216, Las Vegas, NV 89118 ph (702) 284-5300 fax (702) 284-5399

Page 1 of 2

RAH1310

April 15, 2014

City of Las VegasPlanning and Development333 S. Rancho DriveLas Vegas, NV 89101

RE: Justification Letter for a General Plan Amendment (GPA-52116), Zone Change (ZON-52117), Waiver (WVR-52169) and Tentative Map (TMP-52119) for Richmond AmericanHomes Connor Hills (10.13 gross acres)

Slater Hanifan Group, on behalf of the applicant, Richmond American Homes, respectfully submitsthis justification letter in support of a General Plan Amendment (GPA), Zone change (ZON), Waiver(WVR) and Tentative Map (TM) for the subject site.

The subject site is located at the southwest corner of Deer Springs Way and Grand Canyon Drive.The Assessors Parcel Numbers are 125-19-301-007 and 008. The parcels are approximately 10.13gross acres combined.

The purpose of the GPA request is to revise the General Plan from Desert Rural (DR) which allowsup to 2.49 (du/ac)toLow Density Residential(L) which allows up to 5.49 dwelling units per acre.Note that the requested General Plan Amendment has been reduced from the original request of

Medium Density Residential.

The requested zone change would be from Undeveloped District (U) to Single Family ResidentialDistrict(R-1). Note that the requested zoning change has been reduced from the original request ofResidential Compact Lots (R-CL).

The revisedproposed development consists of 40 single family residential lots on 10.13 acres, whichresults in a density of 3.95 (du/ac). The minimum lot dimensions would be 60 x120. The originalzone change application was accompanied by a site plan with 63 lots at a minimum size of 45 x 95.

The proposed General Plan Amendment will keep the site as a residential use which it is currently,but just at a higher density. The requested GPA to Low Density Residential requires the proposeddevelopment to maintain a density range that is not overbearing to the Rural and Residential Lowadjacent properties. The proposed density of 3.95 (du/ac) falls within the range.

The proposed zoning of R-1 and minimum lot size of 60x120is compatible with other existing singlefamily residential subdivisions in the area, especially the communities within the R-PD and TC zonesto the east of Grand Canyon Drive.

3

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GPA-52116, ZON-52117, WVR-52169 & TMP-52119

REVISED


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Connor Hills GPA/Zone Change Justification letterApril 15, 2014

5740 S. Arville Street #216, Las Vegas, NV 89118 ph (702) 284-5300 fax (702) 284-5399

Page 2 of 2

The requested Variances are to allow a reduced offset from the centerlines of Deer Springs Way andEchelon Point Drive to the internal adjacent roads to the proposed subdivision (Noted on the siteplan as Variance 1 and Variance 2). The code requires a centerline to centerline offset of 220-ft.This project proposes an offset of 192-ft at Deer Springs Way to the internal road and an offset of182-ft from Echelon Point Drive to the internal road. The offsets are a respectable distance awayfrom Deer Springs Way for providing sufficient site visibility. Grand Canyon Drive south of Deer

Springs Way terminates at the beltway, so traffic volumes will be lighter than typical sections ofGrand Canyon Drive.

This project will come as a benefit to the surrounding community as it proposes to improve theadjacent public streets, Deer Springs Way, Grand Canyon Drive, and Echelon Point Drive, to City ofLas Vegas standards. With the proposed improvements to the adjacent roadways, this area cansupport the additional traffic counts that the 40 proposed lots would bring.

The Las Vegas Valley Water District has existing facilities adjacent to the site which have capacity toserve the proposed development. The City of Las Vegas has sewer facilities in the area withavailable capacity to serve the proposed development.

In Summary, the proposed general plan amendment keeps the property as a residential use and theproposed zoning is compatible with surrounding developments.

Thank you for considering these application requests. Please contact me at (702) 284-5300 if youhave any questions regarding these applications.

Sincerely,

Slater Hanifan Group, Inc.

Angela Pinley, P.E.Project Engineer

Cc: Brian Walsh, Richmond American HomesBob Gronauer, KC LawTodd Steadham, Slater Hanifan GroupChelsea Peltier, Slater Hanifan Group

-

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Public Comment Form

Item Subject ABEYANCE - GPA-52116 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT:

RICHMOND AMERICAN HOMES - OWNER: G SPRING, LLC - For possible action on a request for a General

Plan Amendment FROM: RNP (RURAL NEIGHBORHOOD PRESERVATION) TO: ML (MEDIUM LOW DENSITY

RESIDENTIAL) on 10.18 acres at the southwest corner of Deer Springs Way and Grand Canyon Drive

(APNs 125-19-301-007 and 008), Ward 6 (Ross) [PRJ-52063]. Staff recommends DENIAL.

Tracking Number PC04082014-12-1

Name Brigitte Solvie

Address 7030 N Conquistador St

City Las Vegas

State Nevada

Zip 89149

Comment Please deny this GPA and the subsequent linked items to this applicant's request.

As noted in prior hearings and smaller neighborhood meetings, this density is not suitable for these 10

acres. The Site Design is indeed "goofy" and poorly designated for this neighborhood.

Please DENY this request.

Vote


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Consistent with the Citys

sustainability efforts to reduce

paper use, backup

documentation pertaining to

related items will appear as

backup under the first item. This

item includes such consolidated

backup documentation. Pleaserefer to the first related

application in the subject line of

the Agenda Summary Page.


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HALEYAVE

ECHELONPOINTDR

DESERT

ISLA

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ZON-52117 (PRJ-52063)

SUBJECT

PROPERTY

FROMUTOR-CL

Date:Monday,December

GISmapsarenormallyprodonlytomeet theneedsofthe

Dueto continuousdevelopmenthismapisforre ferenceo

GeographicInformationS

Planning&DevelopmentD702-229-6301

CityLimits

1000ftBuffer

SubjectProperty

ZoningR-2-Medium-Low

DensityResidential

R-3-MediumDensity

Residential

R-4-HighDensity

Residential

R-MH-Mobile/Manufactured

HomeResidence

R-5-Apartment

R-MHP-ResidentialM obile/

ManufacturedHo mePark

P-R-ProfessionalOffices

andParking

P-O-ProfessionalOffice

N-S-N eighborhoodService

O-Office

C-D-DesignedCommercial

C-1 -LimitedCommercial

C-2-GeneralComm ercial

C-PB-PlannedBusiness

Park

C-M-Commercial/Indu strial

M-Industrial

C-V -Civic

P-C-PlannedCommunity

T-D-TraditionalDevelopment

PD-PlannedDevelopment

T-C-TownCenter

R-E-ResidentialEstates

U-(GPADesignation )

Undeveloped

R-A-RanchAcres

R-D-Single-Family

Residential-Restricted

R-PD-Residential

PlannedDevelopment

R-1-SingleFamily

Residential

R-CL-Single-FamilyCompact-Lot D

D

City Limi s

100 ft Buffer

t

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D trP A R T M E N T O F P L A N N IN G

S T A T E M E N T O F F IN A N C IA L IN T E R E S T

C a se N um ber: 4p. 139-34-110-010N a m e of P rope rty O w ner: O F F IC E D IS T R IC T P A R K IN G I IN CN a m e of A pplica nt: C IT R A R ea l E state C apitalN a m e of R eprese ntative : La nd on C hristop he rson

T o the best of your kno w led ge , does the M ayor or any m e m b er of the C ity C ouncil orP lan ning C om m ission have any financial interest in this or an y o the r properly w ith theproperty ow ner, applica nt, the properly ow ner or applica nt's general or lim ited partners, oran officer of their co rporation or lim ited liability c om p a n y?

n Y e s 8 N oIf ye s, please indica te the m e m b er of the C ity C ouncilor P lan ning C om m ission w h o isinvo lve d and list the na m e(s) of the person or persons w ith w h om the C ity O fficial holdsan interest. A lso list the A sse sso r's P arce l N u m b er if the property in w hich the interes t isheld is different from the case parce l.C ity O fficial:P artner(s):A P N :

E liza beth N . F retw ell

20 lqJ O A N T C R O ttIP ub lic-StA P P T . N O .0 2ily A pp. E xplr to9

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D E P A R T M E N T O I.- P I,A N N IN G

S T A T E M E N T O F F IN A N C IA L IN T E R E S T

C a se N um ber: A P N : t39 -34 -31 1-00 2N a m e of P roperty O w ner:C ITY P A R K W A Y V IN CN a m e of A pplica nt: C IT R A R ea l E state C apitalN a m e of R eprese ntative : La nd on C hristop he rson

T o the best of your kno w led ge , does the M ayor or any m e m b er of the C ity C ou nc il orP lann ing C om m ission have any financial interes t in this or an y o the r property w ith theproperty ow ne r, applica nt, the property ow ner or applica nt's general or lim ited partners, oran officer of their co rporation or lim ited liability c om p a n y?

n Y e s E N oIf ye s, plea se ind icate the m em be r of the C ity C ouncil or P lan ning C om m ission w h o isinvo lve d and list the na m e(s) of the person or persons w ith w h o m th e C ity O fficialholdsan interest. A lso list the A sse sso r's P arcel N u m b er if the property in w hich the interest isheld is different from the case parce l.C ity O fficial:P artner(s):A P N :

S ignature of P roperty o*""r,;rrr - fV fun'OE liza beth N . F retw ellP rint N a m e :

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D E P A R T M E N T O F P LA N N IN CA pplication/P etition For :

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March 20, 2014

City of Las VegasPlanning Department333 N. Rancho DriveLas Vegas, NV 89106702-229-6301

Re: Shared Parking Analysis for Symphony Park Parcel L

Dear Planner:

The Symphony Park Parcel L development is a proposed shared use development

located at the northeast corner of South City Parkway and West Clark Avenue in theCity of Las Vegas, Nevada. The associated APNs are 139-34-211-002 & 139-34-110-010. The project will consist of the following structures and uses. Building A is a (6)six story structure totaling 123,000 s.f. of this 114,000 s.f. is for a skilled nursing facilitywhich includes 164 beds and 9,000 s.f. of retail space. Building B is a (4) four storystructure totaling 49,975 s.f. of which 11,850 is retail/outpatient space and 38,025 ismedical office. Building C is a (8) eight story structure totaling 146,000 s.f. thisincludes a 134,000 s.f. senior living facility totaling 134 units and 12,000 s.f. ofretail/outpatient space. These uses are listed in Figure 1 below per the Institute ofTransportation Engineers (ITE) 4th Edition of Parking Generation.

Figure 1: Parking Required

LandUse

Ind. Required Parking Required Parking

Variable ITE Code Total

Retail 32,850 sq.ft. 820 84

MedicalOffice

38,025 sq. ft 720 121

SkilledNursing

164 beds 620 58

SeniorLiving

134 units 252 80

TOTAL 343

The difference in the required parking counts between the city and ITE is that ITE usesa lower parking count for the Skilled Nursing and Senior Living.

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In a mixed use development parking spaces can be shared by various land uses whichoperate at different times from one another throughout the day. Based on the proposeduses permitted figure 2 below is based on City of Las Vegas Table 2 Mixed-useDevelopments-Alternative Parking Requirements page 549 of Title 19 which usespercentages of the required parking at different times from one another.

Figure 2: Shared Parking Calculations

LandUse

Ind. WEEKDAYS WEEKENDS

Variable Mid-7am7am-6pm 6pm-Mid Mid-7am

7am-6pm

6pm-Mid

Retail 32,850 sq.ft. 0 84 67 0 84 51

MedicalOffice

38,025 sq.ft. 7 121 7 0 73 13

SkilledNursing

164 beds 6 58 6 6 42 6

SeniorLiving

134 units 80 44 72 80 52 60

TOTAL 93 307 152 86 251 130

Based on the results shown in Figure 2 above the proposed mixed-use development willrequire a maximum of 307 parking spaces during the weekday 7am to 6pm timeperiod. The proposed project will consists of 465 parking spaces (using valet parking)leaving spaces available during the following times:

Weekday Free SpacesMid-7am - 3727am-6pm - 158

6pm-Mid - 313

Weekend Free SpacesMid-7am - 3797am-6pm - 2146pm-Mid - 335

Please feel free to contact me with any questions or comments.

Sincerely,

Landon Christopherson, P.E.Principal

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March 20, 2014

City of Las Vegas

Planning Department

333 N. Rancho Drive

Las Vegas, NV 89106702-229-6301

RE: Symphony Park Parcel L Site Development Plan Review

To Whom It May Concern:

On behalf of my client, CITRA REAL ESTATE CAPITAL, I respectfully request consideration of the

enclosed site development plan review of the propose mixed use project. The site is currently zoned Planned

Development District (PD).

The project will consist of the following structures and uses. Building A is a (6) six story structure totaling

123,000 s.f. of this 114,000 s.f. is for a skilled nursing facility which includes 164 beds and 9,000 s.f. ofretail space. Building B is a (4) four story structure totaling 49,975 s.f. of which 11,850 is retail/outpatient

space and 38,025 is medical office. Building C is a (8) e ight story structure totaling 146,000 s.f. this

includes a 134,000 s.f. senior living facility totaling 134 units and 12,000 s.f. of retail/outpatient space. The

associated parking structure is (6) six floors totaling 192,660 s.f., with valet parking on the top level, the

structure will hold 465 total parking spaces.

The proposed set backs are as follows:

Rear 0 where 0 is permitted

Side 12 where 10 is required

Front 25 where 25 is required

Using The Institute of Transportation Engineers (ITE) has released the 4th

Edition of Parking Generation in

July of 2010, the required parking for the proposed development is:

Retail: 84 spaces

Medical Office: 121 spaces

Skilled Nursing: 58 spaces

Senior Living: 82 spaces

Totaling 345 spaces required, this number is lower than the City of Las Vegas number due to the low number

of vehicles that ITE counts for in the Skilled Nursing and Senior Living categories. Even with these lower

numbers the parking structure will accommodate 465 total spaces giving the project flexibility in parking.

We will provide the required Handicap Parking stalls per Title 19.10.

We respectfully request the consideration of the following waivers:

1. A waiver of subsection 3.5.2 of the Symphony Park Design Standards requiring 70% glazing at streetlevel.

The Purpose of this waiver is to request the minimum be 60% as previously approved so that

retailers can have the flexibility with the store fronts.

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2. A waiver of subsection 3.5.2 of the Symphony Park Design Standards requiring awning heights to bea minimum of 16 feet.

The purpose of this waiver is to give the retail tenants the flexibility to have decorative canopies at a

minimum of 12 feet.

3. A waiver of subsection 2.6 of the Symphony Park Design Standards for outdoor seating along SouthCity Parkway.

The purpose for this wavier is to allow outdoor dining along South City Parkway, where the

Symphony Park Design Standards do not have a provision for this use.

4. A waiver of subsection 2.6 of the Symphony Park Design Standards for utility coordination zonesalong South City Parkway.

The purpose for this wavier is to allow the coordination of utility equipment along South City

Parkway where currently there is no provision for this in the Symphony Park Design Standards.Existing stubs for water and sewer are off South City Parkway which will require some coordination.

The timing and scope of the project is driven by the DDA Agreement between CITRA and the City of Las

Vegas.

Should you have any questions or need additional information please contact me at (702) 521-7021.

Sincerely,

Landon Christopherson

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March 31, 2014

Mr. Michael Saltzman,Citra Real Estate Capital13428 Maxella Avenue #256Marina Del Ray, CA 90292

by email to [email protected]

RE: Symphony Park Design Review Committee Design Development review ofBlock L Proposal - Revised letter

Dear Mr. Saltzman,

The Symphony Park Design Review Committee (SP-DRC) met on March 20, 2014 toreview your revised Design Development submission for development on Parcel Lconsisting of a skilled nursing facility, medical office, assisted/senior living and parkinggarage, received on March 19 and 20, 2014, and dated February 19, and March 6,2014. Your submission included the required items for a Design Developmentsubmission listed in our last letter of February 28, 2014, with the exception of a solarshading analysis for streetscape exposures, key facade and more in depth landscapedetails, a physical materials samples board, and a building signage package (which cancome at a later time).

The Design Development submittal is preliminarilyAPPROVED subject to thefollowing conditionswhich will need to be satisfied and approved by the SP-DRCby May 21, 2014. Therefore, we require that further refinement of the DesignDevelopment submittal with the additional information listed below be submittedfor SP-DRC review by May 12, 2014 at the latest.

Conditions Required for Final Design Development Approval:

1. A letter from your commissioning agent or LEED-AP confirming the expandedchecklist approach already submitted for your first phase skilled nursing facility and

explaining your approach to LEED certifications for the rest of your project including theoffice building and assisted living components. The submitted checklist did not indicatewho prepared it.

2. Compliance with all comments noted on the drawing sheets referenced below isrequired. Please continue to provide a written response to these comments aspart of the revised Design Development submission so we know that they havebeen addressed.

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3. A revised parking justification letter incorporating the comments from the PlanningDepartment review provided to your engineer March 20, 2014 during our SP-DRCreview.

4. As previously stated and acknowledged, because the proposed program and parking

is so much less than that proposed by the approved master plan the City Council willneed to approve this program as part of your Site Development Plan Review approval.

Drawing Review Comments: to be incorporated(drawings dated February 19, andMarch 6, 2014)

1. Engineers Site Plan/Grading Plan:a. Show utility connections and above grade equipment. No utility

connections are currently shown. In particular, existing storm drainage lateralsand inlets need to be accommodated and connected to. Please see Las VegasDepartment of Public Works drawing # 107V5199 for information on the West

Clark storm drain and lateral, if not already in your possession. Show existing on-site connections to RCB (concrete box culvert).

b. Show building finish floor elevations and site grade/top of curb elevations that areresolved for maximum ADA cross slope and one foot vertical separation fromfinished floor and flow-line elevations . The drawing currently showsinappropriate cross slope sidewalk grades up to over 7% in some locations.Show the existing pedestrian bridge grade elevations to make sure there isgood coordination.

c. Show required street light locations along City Parkway so they can be

coordinated with other landscape and pedestrian lighting locations. Show anyproposed or existing utility easements.

d. Label "setback" references with "Build-to-line" reference. Correct the spelling ofSymphony Park Avenue from the incorrect "Stmphony Parkway" on street sectionB.

e. The drawing notes a 7.95 foot dimension from the east property line to the servicedrive curb. The Design Standards call for this dimension to be 12 feet to allow forretaining wall, a small concrete drainage channel at the base of the retaining wallto take drainage from the railroad R.O.W., building structure, and a small sidewalk

for emergency purposes. The SP-DRC has determined that the 12 feet isrequired in order for this service drive to be continuous from parcel to parcel andnot meander. The SP-DRC does not support your waiver request and yourrequest confuses the responsibility of the developer for the retaining wall.Please modify or withdraw your waiver request. Part of your justification forthe reduced dimension is moving the walkway to the west side of the servicedrive. Although the SP-DRC does not oppose an added walk here, please notethat on the west side of the service drive the walk will conflict with multiple trafficpoints including parking entries and loading docks.

e of he er ice, a

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f. Correct the Grading Construction Notes to eliminate the "A" curb reference which,

if a rolled curb, is not appropriate for this site, and modify any reference to thethickness of AC paving to be "AC paving section to be subject to soils report andcalculations during permit review".

g. Correct Section Detail A to accurately reflect and note the property linewhich is not at the back of the retaining wall as shown, the required dimensions tothe service drive, the small drainage channel at the base of the retaining wallwhich is this developers responsibility, and delete the note "Proposed retainingwall by others", since the retaining wall is the responsibility of this developer, asnoted previously in multiple conversations. Please extend this section all the wayacross the service drive into the buildings on the east edge of your site.

h. Please show enough cross sections along the east property edge to confirm howbuildings, walks, discharge points, storm drain connections, and retaining wallscoordinate with existing grades.

i. The service drive is dimensioned as 26 feet in one location and 24 feet in another.Please clarify that it is 24 feet face-of-curb to face-of-curb..

j. Show internal site drainage and discharge points.

k. Existing and Proposed fire hydrants are shown on the drawing legend but not onthe drawing. Please show on the drawing.

l. The north arrow is incorrect. Please correct.

2. Ground Floor Plan:a. The location of active uses along City Parkway is to be applauded. Thank you.

b. The approximately 4 foot nuisance space next to the existing pedestrian bridgestructure may be used as you describe but must be secured in some way toprevent misuse. Having some windows look onto this space directly may be partof the solution. Please respond as to how this space will be secured.

c. Your stated intention to service restaurants from loading docks on the north andsouth ends of the service drive is acceptable but may negatively impact yourinterior site spaces due to more intensive trash/garbage requirements traversing

these spaces. Be advised.

d. The Design Standards (Section 4.10-L4) requires 80 per cent adherence to thebuild-to-line along Symphony Park Avenue on the north end of your site.Currently about 65 per cent of the building appears to be at the build-to-line. TheSp-DRC is willing to grant a waiver for this percentage to be 72%, however therefined design must add slightly more building frontage at the build-to-line to meetthis percentage.

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3. Landscape Plan:a. The plan must reflect the required Streetscape Schematic plan for the site

including tree locations, paving design and street furniture, tree spacing, streetlight coordination, etc. Although the latest landscape plans are better than thefirst, they still do not accurately reflect the required palm tree locations, or pavingdesign incorporating concrete unit pavers along City Parkway. Your consultant's

interpretation of what he observed at the Smith Center was not correct. The walkincorporates the 12 by 12 inch concrete pavers per the Design Standards. Sincenot all street lights/signal poles are shown the SP-DRC is not sure if theirlocations have been coordinated with the landscape improvements.

b. Palms are to be use on the City Parkway frontage not on the Symphony ParkAvenue or West Clark Avenue private streets. Please modify.

c. The 12 inch concrete access strip is not required on curb returns at driveways andintersection corners. Please modify.

d. Please provide planting details, including the required tree trenches. Sheet 3 doesnot address the required tree trenches as stated in your response letter.Additional details would be helpful for your team as well as the SP-DRC to confirmcompliance with the Design Standards.

e. Sections 1.12.1 and 1.12.2 of the Design Standards require public art for theproject. Please indicate in either drawing or letter form a bit more specificity forhow the public art will be accomplished than stated in your last written response.

f. The Design Standards show "Green Screen" landscape screening at the end ofthe private streets such as Symphony Park Avenue in order to not only alert

drivers to the end of the street but provide a modest visual barrier to direct viewsof the railroad tracks and operations. Please provide. The permit review processmay also require a more substantial vehicle barrier than a railing in this locationdue to the elevation change with the railroad property.

g. Please revise the Hardscape List legend to reflect the paving comments above.In addition, please note that the 12 concrete strip is to referred to as PV14, it isillustrated on PL1.

h. The "Potential Outdoor Seating" areas noted several times on sheet 3 are subjectto the Outdoor Dining standards in the Design Standards and must meet several

requirements including clear pedestrian space and barriers. The SP-DRC doessupport the inclusion of these types of areas along City Parkway.

i. The north arrows on the drawings are incorrect and different from the vicinityplans. Please correct.

4. West Elevationa. This drawing and the accompanying 3-dimensional sketches show a project of

varied massing, some slightly varied design treatment, and the use of a roof topa

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element to tie the entire project together, all of which is generally positive.However the elevations have not changed any since our last review where theSP-DRC noted that they were very flat and simplistic. Without facade details tohelp educate as to design development intent the elevations still seem to be at aschematic level of development and overall do not yet reflect a compatible qualitywith the Smith Center across the street. The SP-DRC appreciates the addition of

information indicating some use of stone at grade level on the assisted livingbuilding, but the entire retail grade level of the project lacks a retail quality andpedestrian friendliness that we hope can be improved upon. The requirement for70% of the frontage to be vision glazing is directly related to creating a positiveretail environment. Therefore we cannot support your waiver request for thereduction of the 70% requirement. We would suggest that the street levelreceive added design effort and the incorporation of stone or stone-like treatmentalong the entire frontage in some manner. See Design Standard sections 3.3.1,3.3.2, and 3.3.3 for requirements on material compatibility, visual amenity, andquality.

b The office building, while a very positive addition to the parking garage frontage, isnot yet illustrated as a attractive office destination in Symphony Park. In particularthe metal screening along the street frontage is not positive, and the smallpunched windows make the building look very residential or inexpensive hotel-like. The metal panels proposed for the facade are an unknown right now and thecolor shown on the colored elevation makes it look somewhat cartoon like. Inaddition, some additional detail, three dimensionality, or sun screening would helpthe building not appear so flat. Please clarify all of this in a more quality direction.

c. The skilled nursing building is relatively consistent with previously expressedintentions for this building. However, this building would also benefit from more

attention to the street level. In addition, although smooth stucco above the streetlevel may be acceptable, it should be augmented by some added detail such asthe stone texture or scoring of the north building so that bright color does not haveto try to carry the day for architectural interest. The color is not approved as is.

d. The north building is the most consistent with the Smith Center. However thenorthwest corner of the building still does not take advantage of its prominentlocati

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