Lee's Summit

Refer to the attached TIA for transportation improvement recommendations associated with the PDP.

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. Action required: Provide a hydrant plan.

FDC

IFC 903.3.7- Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official. Action required: A hydrant is required withing 100 feet of the FDC on all sprinklered buildings.

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). Action required: Aerial access fire lanes for the apartments and buildings over 30 feet in heigth shall be 26 feet in width.

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.

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).

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.

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 / Engineering Plans.

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.

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.

Sheet C102 of the Preliminary Development Plan shall be revised to reflect the water line alignment presented in an email and exhibit dated March 31, 2016 to John Huss, P.E. In general, this alignment requires that: 1) an 8" water line be connected across Chipman Road at Donovan Rd via boring and casing, 2) an 8" water line be extended along the future Donovan Rd. to the east side of Ward Rd. and connected to the existing 8" line, 3) the water line be extended along Chipman Rd. to the west side of Ward Rd. at the existing bored and cased location, 4) the abandonment of the existing north/south 8" water line on the east side of Ward Rd to Tudor Rd., and 5) connection of the existing 8" water line running east/west at Tudor to the west side of Ward Rd. via boring and casing.

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. For information only. Additional requirements may apply based on use of the structure.

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. Action required: Provide a hydrant plan. Water supply and distribution shall be in accordance with this section and IFC Appendix B and C.

FDC

IFC 903.3.7- Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official. Action required: Show the locations of the FDC on the drawings along with the locations of hydrants.

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). Action required: Show lane dimensions. Fire lanes are the drivable surface of the road. Provide aerial access fire lanes in accordance with IFC App. D105.2. 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

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2012 International Fire Code and the requirements of the Missouri Department of Natural Resources. A Hazardous Materials Permit may be required .

Sheet L100: The landscape plan must show the location of proposed City water lines and proposed City sanitary sewer lines. Without this, it is difficult to determine whether conflicts will occur. A minimum of five (5) feet is required between any public sanitary or water line and tree, as measured from the outside of the pipe to the outside of the mature tree trunk. Bushes and small ornamentals are exempt from this requirement, contingent upon the applicant understanding that the City will not replace them in the case of future maintenance work on the sanitary or water line.

It was our understanding that a detention/water quality basin would be installed along the east side of the development. It did not appear this was shown.

A stormwater detention study did not appear to be submitted.

Lot lines should be shown. This is needed in order to establish the extent of public water and public sanitary sewer to serve each lot.

Sheet C102: Please show the location of the existing sanitary sewer on the north side of the property.

Sheet C102: The public water line along the north side of Chipman Rd. is not needed and will not be allowed since there is an existing water line on the south side of Chipman Rd. Depending on lot line placement, there will be minimal street crossings necessary.

Please be aware that the acquisition of off-site easements necessary to construct the sanitary sewer to the east will be the responsibility of the applicant.

Please be aware that the acquisition of approvals from the railroad to construct the sanitary sewer to the east will be the responsibility of the applicant.

Depending upon lot line placement and lot geometry, the limits of public sanitary and public water lines will likely require adjustment.

Sheet C102: A public water line is shown in bold from the intersection of Donovan Rd. and Ward Rd., to the intersection of Tudor Rd. and Ward Rd. Is this existing? If so, please "gray-out".

Please show the connection of the public water line crossing Chipman Rd. to the south.

It appears that a portion of the proposed monument signs are located within easements. Please remove these from the easements.

Comments pending submittal of Traffic Study.

Legal Description

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

Use the most recent legal description. This property was replatted as "Summit Innovation Center, 2nd Plat, Lots 7A and 8" and recorded as such on November 22, 2015.

Per Article 12 of the Unified Development Ordinance (UDO), office uses that are parked at 4 spaces per 1,000 sqft. will be limited to general and professional offices and shall not include medical, dental or veterinary offices which require parking at 5 spaces per 1,000 sqft.

Monument Signs for Retail Portion. There appear to be a few monument signs shown in the right-of-way, signage is not permitted in the right-of-way. Staff is not supportive of the # of signs shown for the retail portion and recommends revisiting the sign package at a later date with Planning Commission.

Commercial Building Orientation Towards Residential. Staff is not comfortable with the way the retail buildings back to the residential portion of the proposed development. Staff would like to see more connectivity between the two uses and suggests altering the proposed orientation of the retail buildings near the residential portion of the development to include some sort of outdoor patio or gather space in order to better bring the two uses together.

Per the discussion at the pre-application meeting, a 10'-wide concrete trail is required along both NW Ward Road and NW Chipman Road frontages.

Staff did not support the request for a modification to the parking dimensions, from the required 9' x 19' to 9' x 18', and a modification was not granted for the Summit Innovation Campus preliminary development plan. Likewise, staff will not support the requested modification from 9' x 19' to 9' x 18' for this preliminary development plan.

Per Section 4.330 of the Unified Development Ordinance (UDO), subpart A, any substantial changes from the approved preliminary development plan shall require a new preliminary development plan to be submitted. Per subpart B, substantial changes shall include, but not be limited to: Increases in the density or intensity of residential uses of more than 10%; Increases in the total floor area of all nonresidential buildings covered by the plan of more than 25%; Increases of lot coverage of more than 10%; Increases in the height of any building of more than 25%; ect. According to the narrative that was submitted and the proposed preliminary development plan there are 318 residential units planned on 17.74 acres, which is a density of 17.93 units/acre, an increase of 10% allows for a density of 19.723 units/acre. Also, according the the narrative and proposed preliminary development plan it is planned for 155,000 square feet of office and 100,325 square feet of retail (Table #1 of narrative) on 13.11 and 16.09 acres, respectively. This yields an overall floor area ratio for those uses of 0.27 for retail and 0.14 for office. An increase of up to 25% for those uses would yield a total of 193,750 square feet (0.34 floor area ratio) of office and 125,406 squre feet (0.18 floor area ratio) for retail.

All parking lots shall be setback a minimum of 20' from the right-of-way.

Add a note stating that all parking lot aisle widths shall comply with Section 12.120 of the UDO.

Add a note stating that all pavement and curbing shall comply with Section 12.120 of the UDO.

Add a note that all mechanical units shall be screened in compliance with Section 7.180 of the UDO.