Lee's Summit

Refer to attached TIA for off-site improvements.

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 .

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: Provide a hydrant within 100 feet of the FDC on Building 8.

DE C&O #01 Eng Plans – FDP/PDP

All required engineering plans and studies, including public water lines, public sanitary sewers, public storm drainage, public streets and erosion and sediment control shall be submitted and approved prior to review and approval of the Final Development Plan. The off-site public sanitary sewer and off-site water line must be substantially complete prior to issuance of any building permits.

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 approval of the Final Development Plan or prior to the approval of the off-site water line improvements and the off-site sanitary sewer improvements. 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.

Off-site transporation improvements may be required by KCMO (e.g. traffic signals). Off-site turn lane improvements will be required along View High Dr. at the proposed street/driveway intersections prior to occupancy permit and listed as conditions of staff recommendation for development approval.

A final plat shall be reviewed, approved and recorded with the Jackson County Recorder of Deeds prior to the issuance of a building permit.

Please confirm the retaining wall height on Sheet C3.1.

The accessible sign detail needs to be revised to reflect the Unified Development Ordinance (UDO), for mounting height. The sign shall be mounted on a pole or other structure, located between 36 inches and sixty inches above the ground, measured from the bottom of the sign. The detail provided indicates a minimum of 7-feet from bottom of sign.

Label the sidewalk and the 5-foot sidewalk width along SW View High Drive.

After reviewing the photometric plan, staff has questions regarding the level of footcandles at the north property line. The UDO states the maximum maintained vertical footcandle at an adjoining residential property line shall be 0.5 footcandles, measured at three (3) feet above the grade. Please clarify this has been met.

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 .

Misc.

Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Action required: Acesses shall be provided and water supply provided prior to combustible construction materials being brought on site.

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 the required hydrant for Building 17. No hydrants are shown on Kessler or the public east west street.

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: Indicate how this will be met for Building 6.

DE C&O #01 Eng Plans – FDP/PDP

All required engineering plans and studies, including public water lines, public sanitary sewers, public storm drainage, public streets and erosion and sediment control shall be submitted and approved prior to review and approval of the Final Development Plan. The off-site public sanitary sewer and off-site water line must be substantially complete prior to issuance of any building permits.

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 approval of the Final Development Plan or prior to the approval of the off-site water line improvements and the off-site sanitary sewer improvements. 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 C4: The plan calls for private domestic lines to be tapped off the fire line. A separate tap is required at the public main along the right of way. Either provide one (1) master meter at the right of way, or multiple meters at the right of way. The meter should be located within the right of way or an easement, and be accessible to City personnel, preferably near an entrance. Note: Since the water main will likely be installed on the opposite side of Village Park Dr. (i.e., labeled as Public Street B on these plans), please show the water meter connection just prior to backflow vault and valve.

Please show all lot corners at street intersections as being chamfered rather than a radius. This enables a more constructable area for the ADA-accessible ramps.

Please show the locations of all easements (existing and proposed). The City will require a minimum of a ten (10) foot general utility easement along all street frontage.

Sheet C2: Several monument signs are shown in what appears to be an easement. This is not allowed.

All Sheets: What does the symbol "P/S" mean?

Please ensure all retaining walls are outside the limits of any easement.

Sheet LS1: Please show the locations of all City-owned utilities, including water lines and sanitary sewer lines. All trees must be a minimum of five (5) feet from the outside of all water and sanitary sewer lines, as measured from the outside of the mature tree trunk.

Please be aware of the City requirements for private parking lot paving. Please refer to the Unified Development Ordinance (UDO) Article 12, "Parking" for specific paving thickness, aggregate base, and sugrade stabilization/geogrid requirements.

Trash enclosures. 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. Sheets LS2 and A9 indicate wood gates are proposed, please revise.

Sign permits. Sign permits shall be obtained prior to installation of any signs through the Department of Planning and Codes Administration. All signs proposed must comply with the sign requirements as outlined in the sign section of the Unified Development Ordinance.

Monument signs. The proposed monument signs appear to be within proposed easements. Please relocate the signs so they are out of the limits of the easements.

Building Color. Provide the color palette of the proposed apartments, clubhouse, maintenance building, off-site garages, and trash enclosure.

Parking. It was noted the number of proposed parking spaces exceeds the minimum requirements of Article 12 of the Unified Development Ordinance (UDO). It appears there are an additional 124 spaces. Please provide some background on why so many spaces are proposed.

Lighting. Provide a photometric plan indicating the predicted maintained lighting levels produced by the proposed lighting fixtures.

Layout. Staff is curious if the detached garages are in the best location for the convenience of the apartment dwellers. Also, could the parking lot islands be arranged in a way that may create a more visual appeal?

Details. Provide a paving detail. Please refer to UDO Article 12., Section 12.120.F. Parking Lot Design, for ordinance requirements.

Details. Provide an accessible sign detail. Please reference the R7-8 model. This model has a white background and a green border.

Easements. The 25' gas easement along the north property line isn't shown at 25' or maybe it's just not scaling to 25'?

Easements. What are the P/S easements referring to?

Street Name. Revise the street name for Kessler Drive. It's Kessler Drive not Kessler Street, please revise the applicable sheets.

Sidewalks. Label the widths of all sidewalks.

Platting. A final plat shall be reviewed, approved and recorded with the Jackson County Recorder of Deeds prior to the issuance of a building permit.

Parking Spaces. It appears additional accessible spaces should be provided to serve each building.

Detail. Provide a detail of retaining wall, to include the height.

Aisle Width. The drive aisle widths aren't met. A minimum of 24' feet excluding the curb and gutter, is required.

Lighting. It appears based on comment #4 on sheet PL1 that all parking lot poles are to be 15-foot in height, please make a note whether this includes the base.

Confirm the total square footage of all apartment buildings, clubhouse, and maintenance buildings. The Landscape sheet indicates a different square footage then Sheet C1. The square footage will determine the overall landscape needs for this site.

Maintenance Building. Elaborate on the vacuum label shown on the maintenance building elevation, is there a car wash service in this area? Also, revise the orientation labels for the maintenance building to indicate the corresponding sides and rear.

Bike Storage. Provide additional detail about the garages with bike storage, are the bikes stored indoors?

Staff sugests additional landscaping in and around the clubhouse area, no landscaping is shown.

Meeting. Staff highly recommends the applicant organizes a neighborhood meeting to discuss the Village at View High Project, prior to public hearings.

Information. Provide a statement indicating the location of all oil and gas wells, whether active, inactive, or capped. Also reference the source of this information.

Landscaping. The landscaping calculation for open yard tree and shrub requirements is incorrect. The UDO doesn't account for square footage of paved area for this calculation. The total square footage of the parcel, minus the building footprint square footage is the number to use for the calculation. Please adjust the landscape data table and revise the landscape plan accordingly.

Phasing. Is there a phasing plan for the apartment complex?

Lighting. Provide the manufacturer's specifications for any proposed wall-mounted lighting, to include the fixture type, location, height and intensity.

Building Information. Provide the building square footage for each individual building.

Details. Reference and provide a detail indicating the curbing shall comply with CG-1 concrete type around all parking areas and access drives.

Revise the surrounding zoning label for the property to the north of this project. The property to the north is a combination of R-1 and AG. The property identified as Weinel Addition, Lot 1 is zoned R-1, the remaining property to the east is zoned AG.

Layout. The location of the trash enclosure does not seem convenient for the trash haulers, the location should be reconsidered.

Buffer. The proposed landscaped buffer area to the north is within the gas easement and general utility easement, this will need to be further investigated to determine what utilities or proposed utilities are within these easements.

Offsite Road Improvements may be required, pending review of the traffic impact study. If offsite improvements are required, those improvements may or may not impact the adjacent development plan.

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) 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. Action required: Fire access lanes parallel to the buildings shall meet these requirements. The 26 foot width is drivable surface and does not include curbing unless it is a roll back (CG-2) curb.

Fire Lane Required

IFC 503.1.1 -Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where: 1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. Action required: The clubhouse shall be equiped with an automatic fire sprinkler system, or provided with additional fire department fire lane access.

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 hydrants that meet this requirement.

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 fire department connections (FDC) on the buildings and hydrant within 100 feet.

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. For information only.

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. Action required: Show a paving detail.

Misc.

D106.2 Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Action required: Show the phasing plan and what accesses will be provided with the apartment phase of the project.

Misc.

501.4 Timing of installation. When fire apparatus access roads or a water supply for fire protection is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection when construction of new roadways allows passage by vehicles in accordance with Section 505.2. For information only.