Lee's Summit

Can the driveway/parking lot east of Shamrock be connected with the driveway/parking lot west of Moore?

Clarifications to various questions needed regarding the fire lanes (to be discussed at applicants meeting). Examples: Is a fire lane needed at the east end of the parking lot facing O'Brien? Will the fire lane have a similar look as the trail system? What materials are proposed for the paved section and will the turf section be reinforced? Why is the sidewalk not shown to the edge of the paved portion of the fire lanes?

There are no off-site transportation improvements recommended in the traffic study. Staff concurs with the study findings except that the driveway along Moore will not need relocation, and any additional comments or revisions of the traffic study (if any) based on staff review will be coordinated with the responsible engineer.

The reinforced concrete box culvert shall be considered private rather public. (Conditions of Approval Box)

Public sanitary sewer slopes are too shallow for sanitary sewer line 1 and 3. The City and the MDNR require a minimum slope of 0.42% for a 10 inch sanitary sewer line. (Code and Ordinance Box)

Public sanitary sewer line 1 is too deep between station 3+00 and station 7+00. The sanitary sewer line shall be raised to achieve compliance with the maximum cover requirement of fifteen (15) feet, unless a waiver is granted in accordance with the City of Lee's Summit Design and Construction Manual. (Code and Ordinance Box).

Portions of the sanitary sewer easements affected by the conversion from public to private sanitary sewers shall be vacated. (Code and Ordinance Box).

Portions of easements affected by the relocation of water lines shall be vacated. (Code and Ordinance Box)

DE C&O #01 Eng Plans – FDP/PDP

All required engineering plans and studies, including water lines, sanitary sewers, storm drainage, streets and erosion and sediment control shall be submitted along with the final development plan. All public infrastructure must be substantially complete, prior to the issuance of any certificates of occupancy. (Code and Ordinance Box)

DE C&O #03 Eng & Insp Fees

All Engineering Plan Review and Inspection Fees shall be paid prior to approval of the engineering plans and prior to the issuance of any infrastructure permits or the start of construction (excluding land disturbance permit). (Code and Ordinance Box)

DE C&O #04 Cert FA or Escrow

All subdivision-related public improvements must have a Certificate of Final Acceptance prior to approval of the final plat, unless security is provided in the manner set forth in the City's Unified Development Ordinance (UDO) Section 16.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Section 1000 of the City's Design and Construction Manual. (Code and Ordinance Box)

DE C&O #06 Land Disturbance

A Land Disturbance Permit shall be obtained from the Public Works Department if ground breaking will take place prior to the issuance of an infrastructure permit or prior to the approval of the Final Development Plan or Engineering Plans. (Code and Ordinance Box)

DE C&O #07 Easements

All permanent off-site easements, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to the issuance of a Certificate of Substantial Completion. A certified copy shall be submitted to the City for verification. (Code and Ordinance Box)

DE C&O #12 Cut & Fill

Any cut and / or fill operations, which cause public infrastructure to exceed the maximum / minimum depths of cover shall be mitigated by relocating the infrastructure vertically and / or horizontally to meet the specifications contained within the City’s Design and Construction Manual. (Code and Ordinance Box)

Documentation shall be provided from the United States Army Corps of Engineers (USACE) concerning the downstream channel issues and permitting requirements. (Code and Ordinance Box).

Code Statement

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code .

Hydrants

IFC 507.5.1- Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 300 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Hydrant distances are measured by an approved route around the building and not by radii. Provide accessible hydrants that meet this requirement and IFC Appendix Table C105.1.

FDC

IFC 903.3.7- Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official. Hydrants on fire lanes shall be locted on the building side of the fire lane and located within 100 feet of the FDC.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm). D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Provide a detail for fire lane construction, including a specification sheet for proposed turf blocks.

Water Supply

IFC 507.1 - An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction. Provide information on available water flow, particularly on the 6" mains. Mains shall be capable of providing fire flow required by IFC Table B105.1.

OWNERSHIP AFFIDAVIT. There was no Ownership Affidavit submitted with the application. William Hammerly was previously authorized by John Knox Village to sign the Ownership Affidavit which is part of the application. Please provide documentation of the individual now authorized by John Knox Village to sign the Affidavit.

LEGAL DESRCIPTION. Please submit an electronic copy of the legal description. Microsoft Word document or selectable PDF are the preferred file formats. The legal description can be emailed to the planner's email address below.

OIL & GAS WELLS. Display the location of all active, inactive or capped oil and/or gas wells within the subject property. If none exist, please note that fact. Also, please note the source of information regarding the wells.

LANDSCAPING Provide a landscaping table that contains the information as listed in the City's development ordinance. A landscaping worksheet has been attached for the applicant's assistance in providing the required information. Also, submit a landscape schedule that includes species type, caliper/height, and quantity.

ADJACENT PROPERTIES Label names of the abutting subdivisions. Also, label the surrounding land uses and and zoning districts of adjacent properties within 185 feet of the subject development.

DIMENSIONS Provide dimensions of lots and lot areas on the site plan. Also, provide sufficient dimensions to indicate relationship between buildings, property lines, parking areas and other elements of the plan.

SETBACKS Label and show the platted 30' building setbacks lines from Shamrock Ave, O'Brien Rd and Moore St.

LAND USE TABLE Provide the following information in the land use table on Sheet 2: A. Provide the total number of dwelling units for each building as this information is needed to determine minimum parking requirements for the proposed development. B. Impervious coverage. C. Number of required parking spaces. D. There are X's at various points in the Land Use Table. This does not provide information that is required for the Preliminary Development Plan. Please revise. E. Based on the provided information, the calculations for the FAR do not appear to be correct. Please revise. F. Dwelling units per acre. G. A narrative statement that explains the need for modification of the applicable zoning district regulations. Such modification may be permitted pursuant to Article 5 of the Unified Development Ordinance, and shall be submitted in support for the preliminary development plan approval.

ACCESS AISLE WIDTH. Display the width of all access aisles and ingress/egress drives. Per Unified Development Ordinance Article 12, Table 12-4, the minimum parking lot aisle width for one way or two-way traffic with parking space angles of 90 degrees is 24 feet wide (excluding curbs and gutters). The minimum width of driveways for ingress and egress for the project is also 24 feet (excluding curbs and gutters).

SIGNAGE. Please provide renderings of any proposed signage for the site; show the dimensions of the sign and sign structure. Also indicate the proposed placement of the signage on the site plan. All signage must comply with Unified Development Ordinance Article 13 - Signs.

COLORS Colors of all exteriors including walls, trim, accents, roofs, mechanical equipment, etc., shall be indicated on the preliminary development plans. Please provide.

MECHANICAL EQUIPMENT Please show the proposed location of mechanical equipment and the screening methods. A. Roof-mounted equipment shall be screened entirely from view by using parapet walls at the same height as the mechanical units. B. Ground mounted equipment shall be totally screened from view by landscaping or masonry wall up to a height of the units to be screened.

TRASH ENCLOSURES Provide the location and screening methods for all exterior trash storage containers. All exterior trash storage containers shall be screened so that they are not visible from off the property. Each trash enclosure shall be constructed of masonry walls with a steel gate painted to be compatible with the color of the masonry walls and building it is to serve.

PHOTOMETRIC PLAN A photometric plan shall be required for all new development, redevelopment, parking lot development or expansion where outdoor lighting is proposed or when otherwise required by the Director. The photometric plan shall be prepared by a lighting professional that is certified by the National Council on Qualifications for the Lighting Professions (NCQLP), or a State licensed professional engineer, architect, landscape architect or land surveyor. Please refer to Article 7 of the Unified Development Ordinance for photometric plan requirements.

POST-CONSTRUCTION PHOTOMETRIC PLAN. For future reference, for projects abutting or adjacent to residential properties, a photometric plan providing the as-constructed lighting levels shall be provided to the Department of Planning and Development prior to the issuance of a Final Certificate of Occupancy. The as-constructed photometric plan shall indicate the footcandle levels on a 10-foot by 10-foot grid.

WALL-MOUNTED LIGHTING Provide information on proposed wall-mounted lighting. Include fixture type, location, height and intensity. A. Metal halide or light emitting diodes (LED’s) shall be the approved light source for all outdoor lighting. B. All outdoor light fixtures shall use full cut-off lenses, as classified by the Illuminating Engineering Society of North America (IESNA), to prevent glare and light spill from the project site onto adjacent properties, buildings and roadways. All lights shall be International Dark-Sky Association (IDA) approved fixtures. C. Provide manufacturer's specification sheets for all proposed exterior parking lot and wall-mounted lighting. D. Fixtures shall not exceed a mounting height of 15' above grade and shall not exceed 150 watts.

PARKING LOT LIGHTING Parking lot lighting shall utilize flat lens fixtures with full cut-offs and be mounted to the parking lot light pole at 90 degrees (horizontal to the ground) and shall be non-adjustable. If any variations on this type of fixture are being proposed for any of the parking lot lighting, the applicant will need to formally request a modification to the UDO requirements. Fixtures shall be limited to 175 watts.

LIGHT POLES Please provide details the light poles and light pole bases.

PHASING Provide information on the proposed phasing of the project.

FOUR SIDED ARCHITECTURE Show side elevations for all proposed buildings. Per the ordinance, all sides of buildings shall include similar architectural details materials and colors.

RETAINING WALLS What materials will the proposed retaining walls on the the property be composed of? Also, all retaining walls over 4' in height will require a building permit and plans sealed by a registered design professional.

PLATTING The subject properties must be re-platted prior to issuance of any building permits.

ACCESSABLE PARKING SPACES The Site Summary Table on Sheet 2 indicates that 12 handicapped accessable parking spaces will be provided for the development, but only 10 spaces are indicated on the plans. Where will the 2 additonal spaces be located?

PAVEMENT. Per Section Unified Development Ordinance Section 12.120 - Parking Lot Design, All vehicle parking and loading areas and all access drives shall be improved with one of the following: A. All vehicle parking and loading areas and all access drives shall be improved with one of the following: (i) a minimum 5-inch asphaltic concrete base overlaid with a 2-inch asphaltic concrete surface constructed on a sub-grade of either 12-inch prepared soil, 8-inch aggregate or 9-inch fly ash treated soil; (ii) a minimum 6 inches of full depth unreinforced Portland cement concrete constructed on a sub-grade of either 12-inch prepared soil, 8-inch aggregate or 9-inch fly ash treated soil. B. Designated fire lanes and delivery/freight truck access lanes shall be improved with one of the following: (i) a minimum 6-inch asphaltic concrete base overlaid with a 2-inch asphaltic concrete surface constructed on a sub-grade of either 12-inch prepared soil, 8-inch aggregate or 9-inch fly ash treated soil; (ii) a minimum 6 inches of full depth unreinforced Portland cement concrete constructed on a sub-grade of either 12-inch prepared soil, 8-inch aggregate or 9-inch fly ash treated soil.

PARKING SPACES The Site Plan on Sheet 2 calls out a total of 82 parking spaces for the parking lot on the northern edge of the development but only 81 spaces are shown. Please revise applicable parking information.

LANDSCAPING Provide a landscaping table that contains the information as listed in the City's development ordinance. A landscaping worksheet has been attached for the applicant's assistance in providing the required information. Also, submit a landscape schedule that includes species type, caliper/height, and quantity.

CLARIFICATION What is the "S"-shaped figure along O'Brien in front of the IL Building, between the sidewalk and parking lot?

CURBING Identify all proposed curbing as CG-1. CG-1 curbing shall be required around the boundaries of all parking lots, driveways and any private street.

Show all existing and proposed easements.

Submt Traffic Study for Review

Consolidate the two driveways east of Shamrock and align with existing (e.g. the planned driveway farthest east is okay, eliminate the other and connect the parking lots internally). This would be substantially compliant with the Access Management Code.

Show the change in traffic control for the intersection of Shamrock and O'Brien from all-way stop to only a stop sign on Shamrock.

Please label the new reinforced concrete box culvert as private.

Please label all interior storm lines as private.

A final stormwater analysis will be required at the Final Development Plan phase to determine whether the reinforced concrete box is sized adequately to manage the 100 year event with a minimum of a two (2) foot freeboard between the 100 year water surface elevation and the lowest opening on the building. The stormwater analysis will also need to show the other modifications and relocations are sized adequately.

All existing easements should be shown and labeled.

It appears the new reinforced box culvert will be placed within a utility easement shown on "John Knox Village, 7th Plat". This easement will need to be vacated since the new culvert will be private.

It appears that a portion of the new reinforced box culvert will be placed within a dedicated sanitary sewer easement shown on "John Knox Village, 8th Plat".

It appears there are public sanitary sewer lines shown beneath buildings. The Design and Construction Manual requires a minimum fifteen (15) foot separation from the sanitary sewer to a building, as measured from the outside of the pipe.

Portions of the existing sanitary sewer easement shown on "John Knox Village, 8th Plat" will need to be vacated after relocating the sanitary sewer to its new alignment. The vacation of easement request can be started immediately, with final approval of the vacation request to be sent to the City Council after the new alignment has been issued a Certificate of Substantial Completion.

A retaining wall is shown closer than fifteen (15) feet to the sanitary sewer just north of the new 1 story commons building. A minimum of fifteen (15) feet separation is required between all structures and the sanitary sewer.

Existing Utility Map on Sheet 4 of 20: The information on this sheet is illegible and appears to be incomplete. At a minimum, all City-owned utilities should be shown, and easements clearly labeled.

Please label Shamrock Ave. as private.

Sheet 7 of 20: Please label all storm sewers as private, including storm line B. This storm sewer should be private from the existing curb inlet to the discharge at the lake. Please label any existing utility easements

Please note that plan and profile views of the storm sewer system, including private storm sewer systems, will be required at the Final Development Plan phase of the project. Hydraulic grade lines for the design storm should be shown on the profile views.

Sheet 8 of 20: The public sanitary sewer is shown beneath the private reinforced concrete box culvert. This is not allowed.

Sheet 8 of 20: The utility plan is incomplete. The water line is only partially shown on O'Brien Rd. and Moore St. Notes concerning the water tap are pointing at the building rather than the water line. Backflow vaults were not shown, although they are called-out in the notes.

Sheet 8 of 20: The relocated water line to the west of the 3 story independent living building is less than fifteen (15) feet from the water line. The Design and Construction Manual requires a minimum of fifteen (15) feet separation as measured from the outside of the pipe to the building.

Please show the locations of all proposed retaining walls on the utility plan. Please label the retaining walls.

Provide a note that all paving shall follow the Unified Development Ordinance (UDO) Article 12 in terms of pavement thickness and sub-grade requirements.

Please be aware that a United States Army Corps of Engineers (USACE) permit may be required for any work within the existing stormwater channel.

Please be aware that all public infrastructure (i.e., relocated water lines and relocated sanitary sewers) will require separate engineering plans (i.e., separate from the Final Development Plan). The sanitary sewer relocation and the water line relocation may require an MDNR Construction Permit as determined by the length of the relocation, and the applicant shall be responsible for securing these permits (if applicable).

Finish floor elevations shown on Sheet 5 of 20 may need to be evaluated at the Final Development Plan phase to determine whether they are high enough to comply with the 2 foot freeboard requirement between the 100 year water surface elevation and the lowest opening.

Code Statement

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code .

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm). All fire lanes shall be a minimum of 20 feet, or 26 feet for aerial access. Provide a detail and specification for the fire lanes.

Fire Lanes - Marking

IFC 503.3- Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility.

Imposed Loads

IFC 503.2.3 -Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities.

Misc.

Aerial Access to Buildings- D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Make corrections to meet these requirements.

Water Supply

IFC 507.1 - An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction. Confirm there is adequate water supply for the area per IFC Appendix B, Table B105.1.

FDC

IFC 903.3.7- Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official. Show the locations of the FDC's and supply hydrants.

Hydrants

IFC 507.5.1- Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 300 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Provide a hydrant plan that meetsthis requirement and IFC Appendix C.

Misc.

What is the total heighth of the five story building? W8ill it qualify as a high rise under the International Building Code?

Misc.

During construction- 3310.1 Required access. Approved vehicle access for fire fighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet (30 480 mm) of temporary or permanent fire department connections. Vehicle access shall be provided by either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be maintained until permanent fire apparatus access roads are available.

Misc.

During construction- 3312.1 When required. An approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site.