Lee's Summit

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 #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.

Prior to approval of any Final Development Plan, the location of the 16" water transmission main shall be accurately-located in the field via manual methods, such as vacuum excavation, or other approved methods.

The driveway shown nearest Victoria shall be removed, relocated or combined with the proposed driveway farthest Victoria as previously discussed. The available Douglas frontage supports the addition of one right-in/right-out driveway according to the access management code. Staff may support two right-in/right-out driveways with wavier of certain code sections subject to proper spacing, turn lane requirements and other access management code provisions to the extent possible.

Recommend consideration of shared access to the west along the private driveway for Polytainers. An easement would be required, but this would improve access to the northern and middle portions of the site as well as enhance access to Polytainers from a proposed, shared, right-in/right-out on Douglas and direct access to the development.

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 locations of the FDC's on the buildings provided with automatic sprinkler systems.

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.

The sanitary sewer shown through the interior of the project should be labeled as "public", and a public sanitary sewer easement dedicated.

The interior water line should be labeled as "private", with backflow vaults installed at each connection to the public main.

Domestic water lines should be tapped off the public main either on Douglas or Victoria Dr., rather than as shown on Sheet C005. Domestic water meters should be shown either within a public easement or within the right of way.

No connection will be allowed on the existing 16" transmission main on the west side of Douglas St. A 12" water main exists on the opposite side of Douglas St., and shall be utilized for domestic water service and fire line service.

Potholing to provide a positive location of the 16" water main on the west side of Douglas will be required. Sufficient spacing shall be established between the new domestic taps and new private fire line(s), and the 16" public water main.

Please add a note to the plans stating that the sanitary sewer extension shall be bored beneath Victoria Dr.

Please add notes stating that domestic water service and fire line service shall be bored beneath Douglas St.

Please add notes stating the interior storm lines and structures shall be private.

Please show the location of the 12" water line on the east side of Douglas St.

The driveway shown nearest Victoria shall be removed or combined with the proposed driveway farthest Victoria (relocated). The available Douglas frontage supports the addition of one right-in/right-out driveway. The driveway cannot be located within the existing southbound right-turn lane (existing 250', min. 150' generally measured from the PC of curb return) or area of right-turn lane taper (12:1 typical) along Douglas approaching Victoria and must allow adequate separation from the intersection of Mulberry/St. Lukes for a proposed southbound right-turn lane and taper in accordance with the Access Management Code.

Update the traffic study as noted: a. Reflect the removal of proposed secondary right-in/right-out drive nearest Victoria (refer to other comment). b. Revise the trip distribution such that Polytainer is 0%, Sycamore east and west are 2%, Victoria west is 2%, Mulberry west is 2% and Douglas north is 52%. Other distribution assumptions okay. These recommended distributions based on proposed uses and existing land uses and connectivity of road networks in associated directions. c. Address throat depth of driveways along Douglas, any modification requests/recommended and site circulation review (e.g. traffic/trucks).

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.

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.

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.

To avoid confusion, revise legal description to state "All of Lot 2, Polytainers Addition" and then include the legal for the portion of right-of-way to be vacated.

Separate vacation of easement and vacation of right-of-way applications shall be filed.

The application that was filed with this office is only for a preliminary development plan, please complete and submit the application for a preliminary development plan with rezoning and indicate what district is being proposed. In addtion, provide a rezoning map per Section 4.240.C of the UDO. Please note that the existing zoning is PI, not P1, correct Sheet C003 and elsewhere as needed.

Drive aisle widths. Drive aisle widths for two-way traffic are 24', not including the curb and gutter (per Section 12.120.E.4 of the UDO). When curb and gutter are included the measurement becomes 28' from back-of-curb-to-back-of-curb. In addition, it does not appear that the minimum drive aisle width is being met for areas designated as one-way traffic because these areas appear to be including the curb and gutter into their width. The minimum requirement is 15' of paved driveable surface area.

Parking dimensions. Standard parking stall dimensions are 9' wide by 19' deep (Section 12.120.C.1); however, the depth may be decreased when the space abuts either a 6' wide sidewalk or curbed landscape area (Section 12.120.C.2).

Is it intended to later replat and combine Lot 7 of this development with the existing Lot 1 (Polytainers)? It does not appear that the proposed Lot 7 meets the minimum lot width and lot size requirements contained in Article 5 of the UDO. The monument sign should be located within a tract, not a lot.

Adjust the lot lines between lots 2 and 3 so that the required amount of parking is being met. The submitted plan indicates 48 stalls are being provided for Lot 3 and 54 stalls are being provided for Lot 2. Staff recommends adjusting the separating lot line to run east-west, not north-south and providing a blanket cross access easement for all drives.

FYI. Retaining walls over 4' (48"), as measured from the foundation, requires a structural permit.

Confirm that all landscaping requirements of Article 14 of the UDO shall be met and no modifications are being requested.

Provide a detail of a typical trash enclosure.

Lots 2 and 3 do not meet the minimum 50' requirement for frontage on a public or private street. A written modification request justifying the request is required.

Staff has concerns regarding ownership amd maintenance responsibilities of this internal drive system. Staff recommends making the primary drives common area to be owned and maintained by a property owners association (POA).

Addressing.