Lee's Summit

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 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: Hydrant coverage is needed for H Building, Lot 5, Lot 6 and the east side of the parking garage. accessible. Have the design engineer call our office to discuss (816) 969-1303.

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: Hydrant coverage is needed for H Building, Lot 5, Lot 6 and the east side of the parking garage. Have the design engineer call our office to discuss (816) 969-1303.

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). AERIAL FIRE APPARATUS ACCESS ROADS 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: Apply the requirements for aerial access to Building F. The comments from the 10/28/2016 meting were not appropriately applied. Have the design engineer for the project contact our office to discuss (816) 969-1303

Approximately 4-8 parking spaces will need to be removed at various locations on-site to provide adequate driveway throat distance. It appears there is sufficient parking available to meet stated parking requirements in consideration of a 4-8 parking space loss. This can be addressed on the Final Development Plan.

Phase 1 shall include a driveway south of Building C that connects the parking areas. This may be entirely (or partly) a temporary connection that is replaced with the connection shown in Full Build.

Parking along the north side of Fascination Drive is accounted for in the associated 2007 PDP approval. This parking should not be considered among the reported parking supply for Phase 1 or Full Build unless those buildings north of Fascination are also included in the shared parking model and part of the PDP. This parking is not needed anyway for Phase 1 parking requirements.

The alternate layout in the NW Corner is preferred. If existing remains, some reconstruction of the drive/parking will be necessary with the Final Development Plan to incorporate the design into the development.

Many of the driveways associated with the townhomes still have insufficient depth to park a vehicle without the vehicle extending over the roadway or sidewalk. Several driveway depths are measured between 14' and 17'. The minimum standard parking space depth should be 19' (no overhang/encroachment on the sidewalk). The roadway/drive asile between townhomes is also narrow (24' without any curb and gutter), increasing the importance of proper driveway design.

Several segments of sidewalk along Longview Boulevard should be revised to a typical design width of 10' to match existing and the concept plan. This could be addressed in the Final Development Plan.

It appears the driveway locations along Fascination and Kessler (including the intersection of Fascination and Kessler may have inadequate sight distance (intersection sight distance and/or stopping sight distance) due to intersecting angles, horizontal curves in the roadway and on-street parking. The applicants engineer should verify that adequate ISD is available in accordance with AASHTO for 25 mph and make design modifications as necessary. Where the SSD can be provided in accordance with AASHTO for 25 mph, but not ISD, justification shall be submitted for the sub-standard design. Use of all-way stop is not an appropriate solution and will only be considered if no viable design alternative exists and a traffic analysis assuming all-way stop is completed that shows no queuing impacts to Kessler Drive or Longview Boulevard. The impact of ISD and SSD to parking should be accounted for in the parking analysis. In addition, there's some parking along the west side of Kessler Drive through the curve that will likely need to be removed due to sight limitations and should also be removed from the parking inventory.

Off-site road improvements will be listed in the Staff Traffic Impact Analysis Form.

A municipal agreement will be required for improvements and private maintenance of certain roadway/slip lane/parking elements, among other potential encroachments, in the right-of-way and the private use of on-street parking. Right-of-way transfers/assignments will also be considered as previously discussed.

The noted age restriction for multi-family and town homes, 55 years and older, and the described condition to head of household only, may or may not be an acceptable designation of "senior" living for the basis of reduced parking demand and traffic impact considered for "senior" residential. Pending further discussion with Planning.

The plan should show dimensions of curb and gutter along the drive aisles and parking areas. It appears that standard 2' wide curb and gutter has not been accounted for in the overall site plan/layout.

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 prior to any land disturbance activities on the site.

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.

The existing storm sewer within a public easement is shown to be re-located and re-configured. The easement must be vacated to the extent necessary for the re-location of the storm sewer.

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: Show the location of the FDC's to confirm proper location 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). AERIAL FIRE APPARATUS ACCESS ROADS 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: Apply the requirements for aerial access to Building F. The comments from the 10/28/2016 meting were not appropriately applied. Have the design engineer for the project contact our office to discuss (816) 969-1303.

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: Hydrant coverage is needed for H Building and the east side of the parking garage. The hydrant behind the clubhouse is not considered accessible.

Questions regarding the number and location of parking need to be addressed, refer to Planning comments. It appears the parking calculations were inconsistent with UDO requirements and the shared model should not apply between the residential and non-residential uses based on the development layout and accessibility of such parking to both land uses. Phasing of the parking structure is questionable. Is there parking below the apartment buildings, etc.?

ADA parking spaces are required along the street/block face.

At least 50' of unobstructed/no parking should be provided at the driveway entrances to the development. Approximately 6-8 spaces should be removed near Longview Blvd. between buildings E and F. Approximately 5-6 spaces should be removed near Kessler between buildings A and I. Review sight distance conflicts with parking at the garage driveways. The use of accessible spaces on Facination and driveways that access Facination to create more driveway/road throat distance may be acceptable.

Building E should not have parking as proposed in the Alternate Plan.

An agreement for maintenance of on-street parking will be required.

The traffic study is still under review and the development will be subject to off-site road improvements (and a development agreement) based on project phasing.

Sheet C-02: The water line relocation shown near the northwest corner of the project is too close to the building. The City requires a minimum of fifteen (15) feet from the outside of the pipe to the closest point on the building.

Sheet C-02: The sanitary sewer relocation is shown too close to several buildings within the project. The City requires a minimum of fifteen (15) feet, or the depth of the sanitary whichever is greater, between the outside of the pipe and the closest point of any building.

Sheet C-02: A public water line loop is shown within the interior of the project. This water line loop is not needed or desired by the City. If this water line is needed for the development, then it should be labeled as private, and two (2) backflow vaults and backflow assemblies shown near the right of way, outside of any easement or right of way on the private side.

The interior storm sewer system should be designated as private. It is acceptable to connect to the public system near the right of way, but all interior lines and structures should be labeled as private.

Sheet C-02: There is a public sanitary sewer shown extending along the front of the apartments on the southern end of the project. This line should be designated as private. Only that portion of the sanitary running roughly east/west should be designated as public.

Sheet C-02: It is not clear how Lot D in the northwest corner of the project will be served by sanitary sewer. Please indicate how this lot will be served by sanitary sewer.

Sheet C-02: The public sanitary sewer shown on the northern portion of the project should be extended slightly to serve Lot C.

Sheet C-02: It appears the apartments and other structures along Kessler Drive are too close to the existing water line. Again, the minimum distance between water lines and structures is fifteen (15) feet, as measured from the outside of the pipe to the closest point on the structure.

A sanitary sewer analysis should be prepared for the development for full build-out conditions.

Please ensure all public sanitary sewer lines meet the maximum depth of cover requirement (i.e., fifteen feet depth of cover as measured to the top of the pipe).

Please ensure no retaining walls are shown above public stormwater, public sanitary, or public water lines.

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. Provide more information on the parking garage.

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 location of the FDC on sprinklered buildings and a hydrant within 100 feet.

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: Additional hydrant coverage is required for Building C, the parking garage, east side of Building H, and along the east side of the parking garage. Show all of the hydrants on the existing mains.

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: Buildings F,G, and H will need to meet this requirement.

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.

Dumpsters

IFC 304.3.3- Dumpsters and containers with an individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more shall not be stored in buildings or placed within 5 feet (1524 mm) of combustible walls, openings or combustible roof eave lines. Action required: Show enclosures.

Provide details for the accessible signage and trash enclosures. The accessible signage the City of Lee's Summit requires is model R7-8, white background with green border. 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.

Sign permits shall be obtained prior to installation of any signs through the Department of Planning and Codes Administration. All signs must comply with the sign requirements as outlined in the sign section of the Unified Development Ordinance. If you are needing a modification to our sign ordinance for any proposed signage, please provide sign details for review and approval through the preliminary development plan process.

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

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

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

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

Staff highly recommends the applicant organizes a neighborhood meeting to discuss this development, prior to public hearings.

Is there a phasing plan for the commercial and residential development. Is there a phasing plan for proposed parking?

Please confirm if the residential component is age-restricted. Provide a note stating this within the plan.

A vacation of Right-of-Way application (for those areas needing to be vacated), will need to be submitted, reviewed, approved, and recorded with the Jackson County Recorder of Deeds prior to the issuance of a building permit.

A vacation of easement application (for those areas needing to be vacated), will need to be submitted, reviewed, approved, and recorded with the Jackson County Recorder of Deeds prior to the issuance of a building permit.

Provide curbing and paving details, refer to Article 12.120 of the Unified Development Ordinance for these requirements.

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.

Identify and label any proposed easements.

Label and dimension the sidewalks.

Where are the loading or service dock areas, if proposed?

Will there be additional trash enclosures proposed? Please label the plan accordingly and provide a detail of the enclosure.

Please elaborate on the enhanced pedestrian walkway with amenities area.

Please elaborate on the flexible-use space in terms of the vision for this area.

What did the original concept plan for "New Longview" show in this area? Was there residential proposed for this area?

Within the site data table label the FAR (floor area ratio) for each commercial lot and the density for the residential lot

Label the building heights on the elevation sheets for the residential component.

Additional detail is needed for the elevations for Building E and F. Additional comments may be required for these elevations once revised drawings are received.

On sheet A-05 relabel the View High Drive Elevation as Longview Blvd. elevation.

Can four-sided architecture be provided for all buildings?

Provide the percentage of E.I.F.S. that is proposed for Building F. Typically, staff has only supported a ratio of around 30% for a given elevation. This elevation also needs to provide more architectural detail as it appears somewhat plain.

On Sheet A-03, what is "the Station" lettering referring to? Is this a proposed roof sign?

Can you please provide a material sample of the proposed metal paneling proposed for Building D?

The following comments are related to this PDP also serving as a preliminary plat. 1. Can you provide an additional sheet that may be more similar to what a plat sheet would look like? 2. On this sheet provide the plat name. 3. Re-label the lots in numerical order vs. letters. 4. Remove the building footprints within the proposed lots. 5. Staff has concern with the parking deck being divided down the middle, could this be placed in a tract? 6. Provide a statement indicating the shared access and parking will function for this development. 7. Provide setback lines and utility easements. 8. Please provide lot dimensions and bearings for the plat.

The following comments are related to the proposed parking plan. 1. Within the parking model update the calculations for the movie theater. The Unified Development Ordinance (UDO) requires this calculation to be broken out into 1 space for every 4 theater seats. Please provide the number of proposed theater seats. 2. The UDO calculation for multifamily housing accounts for the amount of proposed studio apts., 1, 2, and 3 bedroom units, and for visitor parking. Provide the break down of this information. Staff is evaluating if the residential portion should be calculated t the least as 2 spaces for every unit (rather than 1.5 as provided). 3. Please explain the Phase 1 and Phase 2 parking for the parking deck. It seems it would be better to have the parking deck go in during phase 1 construction. Wouldn't the phase 1 spaces be "out of use" during construction of phase 2 parking? 4. Additional length needs to be added to the townhome garage areas. If a vehicle were to be parked in this spot it would extend into the driving areas. 5. On sheet SP-01 there seems to be driveways entering the multi-family apartment units, is this the intent?

On Sheet L-01 the landscape sizes are shown correctly within the Master Plan schedule. However in the landscaping requirement area the trees are shown as 2" caliper rather than 3" caliper

Staff recommends adjusting some of the accessible spaces in and around the theater. Perhaps additional spaces could be provided along SW Fascination Drive to accommodate access into the theater.

Provide parking space dimensions in the residential portion of the plan.

Provide a parking deck elevation.

Clarify the colors for the B/B theater, is it really white? Also provide a label or more clarification for the outdoor screen along the west elevation.

Clarify on the apartment building if the columns are a heavy timber column or is it something else? Staff also would like to discuss the pitched roofed areas proposed on the apartment building.

The visual effect of the townhomes seems to be off balance. Could the dormer be enlarged and centered, or perhaps create two dormers? Staff is up for discussion.

Will there be any kind of organized connections to the street parking areas for the townhomes?

SIGNAGE. The site plan and landscape plan indicate the use of what appears to be a comprehensive signage/monumentation program for the area. Provide elevations and other details (e.g. number of signs/monuments, materials, dimensions, lighting, etc.) for said signage. Additionally, is the intent to have a program for building wall signage, or is the intent for wall signs to be subject to the City's existing sign ordinance?

POOL AREA LIGHTING. Will the pool be illuminated for night use? If so, will it be illuminated using bollards or pole-mounted area lights? Provide specifications for the proposed lighting fixtures. Provide specifications for any light poles, including height, that may be used.

MECHANICAL EQUIPMENT. Indicate on the site plan or building elevations, as appropriate, the location of all roof- and/or ground-mounted mechanical equipment. Ground-mounted equipment shall be totally screened from view using evergreen landscaping or masonry walls at least equal to the height of the units being screened. Roof-mounted equipment shall be totally screened from view by extending building parapets to a height at least equal to the heights of the units being screened.