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 #06 Land Disturbance

A Land Disturbance Permit shall be obtained from the City if ground breaking will take place prior to the issuance of an infrastructure permit, building permit, or prior to the approval of the Final Development Plan / Engineering Plans.

DE C&O #09 FDP Reviews

Certain aspects of the development plan will be further reviewed during the Final Development Plan phase of the project. This includes detailed aspects of the design to help ensure that the plan meets the design criteria and specifications contained in the Design and Construction Manual.

DE C&O #11 Pavement Thickness

Private parking lots shall follow Article 8 of the Unified Development Ordinance for pavement thickness and base requirements.

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.

Standpipes will be required in the stairwells and ground floor entrances. Confirmed at permit review.

Sheet 4: Include riprap calculations to verify the riprap is adequately designed for the velocity. Also include riprap depth in the callout.

As previously requested, reconcile the drainage calculations on Sheets 6 & 7 with the drainage report.

A waiver must be requested in order to use inlet filtration in lieu of 40-hour extended detention for the water quality event. All waivers must reference the specific sections of the design and Construction Manual from which a waiver is requested.

It's unclear if faux metal storage doors will be visible behind the windows. Staff doesn't support the faux storage doors if seen behind the windows. Please provide clarification or additional detail. It is recommend opaque spandrel glass for multiple locations on this building be provided to hide views of interior storage doors. Are the windows tinted or are spandrel glass? What type of glass/coating/transparency do the windows have?

Provide material and color samples for the proposed exterior building materials (to include the metal canopies). Staff suggests to illustrate the exterior material samples on the plans (by using a photo zoomed in to reflect color and material). Staff also suggests to have actual samples for the upcoming Planning Commission and City Council meetings.

On Sheet A2.0 one of the leaders for brick is pointing to the aluminum store front windows.

Provide additional detail for the insulated metal panels. Is this a stucco or E.I.F.S. product? Can you provide the percentages of this material for each elevation.

Staff does not support the white color of the exterior garage doors. It should be a color more compatible with the building in which it is to serve. Has consideration be given to a glass window panel system or something more decorative for the larger overhead doors?

Clarification s needed for the number of overhead garage doors on the east elevation. They are not reflected in the 1st floor floor plan. Are the 5 smaller overhead doors individual units that are accessed from the exterior? Do they have a connection to the interior of the space? Staff cannot support the 5 smaller overhead doors shown on the east elevation. In addition exterior access storage isn't allowed in the CP-2 zoning district.

Staff has concerns of both large overhead doors facing the residential district to the east. Relocating the large overhead door on the southeast corner of the building from the east side to the south side seems doable and would eliminate some of the visual and potential noise from the residential district. Relocating the man door location seems optional.

Is it possible to build out/redesign the corner of the building at the northeast corner such that the overhead door could face south? Not recommended that this face residential, however, if the elevation is significantly lower than residential, this might be defensible and may be able to remain?

Staff is curious once you have your neighborhood meeting what the reaction would be to the windows on the east elevation. Possible solution is to eliminate windows on this elevation and bring the stone up to the accent band and brick up to top of where windows were located? Or keep window if they are opaque spandrel glass?

How and what material are the mechanical screens? Is this screened by a parapet? Staff recommends additional wrap around detail for the pilasters so as to appear more prominent.

On the west elevations the window pattern language does not quite "mesh" with that on the south end. Staff recommends central bays on west side match "4-window" pattern language of central bay on south side. Also on south elevation. If, at the southeast corner, large overhead door is relocated to south elevation at the southeast corner, the two windows could be removed. If door is not located here then the four window on this corner of the face should match the look of those on the northwest corner of the west elevation. The grade on the west elevation isn't shown correctly, please revise.

Can a roof plan be submitted, noting the location of the mechanical units.

Staff recommends offering a neighborhood meeting for the surrounding neighborhood and property owner's within 185-feet to introduce the proposed project within their neighborhood. If notes are recorded for this meeting, staff would appreciate receiving a copy of the notes.

Can further detail be provided regarding the office space proposed on the 3rd floor?

Provide in written form the justification for the requested modification for the FAR.

Provide the proposed exterior lighting, including parking lot lights and wall-mounted fixtures, including fixture type, location, height and intensity. Manufacturer's specification sheets shall be submitted. This information is needed at the preliminary development plan stage. Provide a photometric plan for this site. Refer to Article 7 of the UDO for specific lighting requirements for all lighting. Please note that specific requirements are in place for properties adjacent to residential districts/uses.

Provide photos of the existing fencing and landscaping along the east property line. Staff will evaluate the condition of the landscaping and existing fence. Provide photos of the existing tree line along M-291 Hwy.

Provide the high impact buffer calculations for the east property line. Also include the screen option that is to be utilized to meet required numbers for the low impact screening requirements. Discussion may be needed to determine the species for the high impact buffer. A 20' UE is located along the east property line.

The proposed Austrian Pines along the M-291 street frontage shall be changed to an ornamental variety as they are located within a 50'UE and there is a water line in the vicinity. The required number of street shrubs isn't reflected on the plan, please add the 16 shrubs along the M-291 frontage to meet the street frontage shrub requirement.

Provide a fencing detail for the privacy fence.

Provide in narrative form responses to the Preliminary Development Plan criteria listed in Article 2 of the UDO.

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 - 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. Action required: The curb along the building shall be marked.

Knox Locks

IFC 506.1 - Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. 506.1.1 Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. A Knox box will be required on the building and a knox key switch on the gate.

Misc.

Standpipes will be required in the stairwells and ground floor entrances. Confirmed at permit review.

Sheet 3. Revise the site address to 920 NE Deerbrook Street.

Sheet 10. Revise the accessible space detail to call out a 9-foot width dimension, rather than 8-foot.

Sheet 10. The trash enclosure exterior building material is called out as masonry block. Please provide detail on the product, smooth CMU block doesn't meet the Unified Development Ordinance (UDO) design standards. Is this the best location for the trash enclosure?

Sheet 3. Label the overall square footage of the indoor climate controlled facility, broken out by each floor. This information is noted in the Architectural sheets, however it would be a good reference to have on Sheet 3.

Sheet 3. Label the Floor Area Ratio for the site while considering the overall square footage. The proposed FAR exceeds the allowable FAR in the CP-2 zoning district. This will require a modification to the UDO. All modification requests require written justification, provided by the applicant. Please provide in writing justification for this modification request.

Lighting. Provide a photometric plan for this site. Refer to Article 7 of the UDO for specific lighting requirements for all exterior lighting. Please note that specific requirements are in place for properties adjacent to residential. Indicate the location on the elevations for all proposed exterior lighting, to include fixture type.

Lighting. Provide the proposed exterior lighting, including parking lot lights and wall-mounted fixtures, including fixture type, location, height and intensity. Manufacturer's specification sheets shall be submitted.

Signs. It is noted that two wall signs are proposed. If there are any additional sign requests for this building that doesn't meet the UDO regulations, now would be the time to request additional signs. All signs will require an additional sign permit review and approval through the Development Services Department.

Airport. For any property within two miles of the airport, a Form 7460 shall be completed and submitted to the FAA, and comments received back prior to any construction.

Cross Access Easement. It was noted a vacation of the existing cross access easement is requested. This requires a vacation of easement application to be submitted and processed through Planning Commission and City Council. The building encroaches into this easement, the easement shall be vacated prior to the issuance of a building permit. In addition, is there an existing shared parking agreement between the this lot and the adjacent lot to the south? Additional discussion is required regarding the access and parking for both lots.

Retaining Wall. Provide a detail of the proposed retaining wall to include, but not limited to, the height and proposed building material.

Construction Easement. Is a private construction easement between this lot and the adjoining lot to the south being proposed?

Roof Top Units (RTU's). It was noted that RTU's are proposed. It is also noted on the site line sheet the RTU is shown above the roof line and unscreened. All roof mounted equipment shall be screened entirely from view by using parapet walls at the same height as the mechanical units. Indicate on the architectural sheets, by a dashed line, the location of the units relative to the height of the parapet wall.

Number of Units. What is the total number of proposed storage units?

Landscaping. Street trees and street shrubs are required along M-291 Hwy frontage. Revise the landscape worksheet to reflect the correct numbers of trees and shrubs. Also, any additional trees that are proposed should be of the ornamental variety as a 50-foot utility easement is within this area. Landscape Schedule. The schedule needs to be updated to indicate the correct caliper size for deciduous trees (3" caliper)and evergreen tree height (8-foot). If existing trees are proposed to be counted towards required landscaping needs, the total number, caliper size, height, and species type shall be called out within the landscape worksheet and table.

High Impact Buffer. A high impact buffer is required along the eastern property line. It's noted and will need to be field verified the existence and condition of the existing fence and landscape within this area. Please provide photos of the existing fencing and landscaping to be documented within the file. Staff will evaluate the condition of the fencing and landscaping to determine if maintenance or other compliance issues are a factor. The landscape plan does not reflect the quantities needed to meet the high impact buffer standards. In addition, if additional trees are required they should be of an ornamental species as this area is within a 20-foot utility easement.

Building color and materials. Provide material and color samples for the proposed brick, stone, metal roof and textured wall panel. In addition, provide a color, metal sample of the orange doors that are highly visible through the windows. Elevation comments. Four-sided architecture is required for this site to be in compliance with the design standards for this zoning district and use. To be consistent with other indoor climate controlled facilities that have been recently approved, exterior building materials proposed for this building will need to be revised and additional architectural detail will need to be provided. Please revise on the Architectural sheets the difference in the stone material and brick material, currently they both have the same pattern for reference. North Elevation. Revise the NE corner of the building to have the brick extending vertically to the highest point of the building. Additional windows are needed on this elevation. The facade should limit the amount of textured wall Panel to about 30% or less; 70% of the facade shall be brick. An additional pilaster is needed on this elevation. The pilasters should be revised to account for additional vertical brick/stone. Staff prefers brick. South Elevation. The facade should limit the amount of textured wall Panel to about 30% or less; 70% of the facade shall be brick. Please clarify the use of stone or brick on this facade. Staff prefers brick. An additional pilaster is needed on this elevation. The pilasters should be revised to account for additional vertical brick/stone. Staff prefers brick. Additional windows should be added to this facade. East Elevation. The facade should limit the amount of textured wall Panel to about 30% or less; 70% of the facade shall be brick. Please clarify the use of stone or brick on this facade. Staff prefers brick. An additional pilaster is needed on this elevation. The pilasters should be revised to account for additional vertical brick/stone. Staff prefers brick. Additional windows should be added to this facade. Provide a canopy over the large garage door, similar to what is shown on south west elevations. West Elevation. The facade should limit the amount of textured wall Panel to about 30% or less; 70% of the facade shall be brick. Please clarify the use of stone or brick on this facade. Staff prefers brick. General. Provide a color palette description on the elevations. Can the textured wall panel system be substituted for a different material? In general, a second review and revision of the elevations may be needed prior to the Planning Commission meeting.

Conditional Use Criteria. The UDO amendment is pending City Council approval. However, upon the event the amendment is approved, an indoor climate controlled storage facility will be a "conditional use", with five conditions of approval. The following is the list of conditions. Please respond to each condition in terms of how your project will meet the said conditions. 1. All activities shall be carried on inside the structure. 2. Four (4) sided architecture shall be required. 3. No outside storage of any kind shall be permitted on the premises. 4. Required parking spaces shall be determined per each application.

Operation. Provide a brief narrative outlining the day to day operation of the facility to include hours of operation, maximum number of employees on the maximum shift, and any other pertinent information.

Neighborhood Meeting. Staff recommends offering a neighborhood meeting for the surrounding neighborhood and property owner's within 185-feet to introduce the proposed project within their neighborhood.

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 - 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. Action required: The curb along the building shall be marked.

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: How will this be met. Currentlt most of the east side of the building is outside of 300'.

Knox Locks

IFC 506.1 - Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. 506.1.1 Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. Action required: A Knox box will be required for the building and a key switch for the gate.

Standpipes will be required.

Revise all notes directing contractor to contact Public Works at 816-969-1800 to directing them to contact Development Engineering at 816-969-1200.

A segment of pipe and an end section will be required to the north of the east catch basin.

It appears that the property is within the FEMA floodplain, as indicated on the plat. Please verify floodplain location.

The drainage report indicates the system is sized for the 100-year event, but the plans indicate it is the 10-year event. Please reconcile.

The drainage calculations included on Sheet 7 don’t match the calculations shown in the drainage report. Please reconcile.

Storm Water Drainage Report • The report indicates inlet filters will be used to meet first flush water quality requirements. Section 5608.4.C.1.b requires 40-hour extended detention of runoff from the 90% mean annual event (1.37”/24-hour rainfall). If the project proposes something in lieu of the extended detention, then the reason must be explained and a waiver requested. • If the project proposes to not include detention, then the reason must be explained and a waiver requested. • The report lacks information. Please expand per previous comments on other recent projects. • The report narrative indicates that the storm sewer has been designed for the 100-year event, while the exhibit indicates 10-year. Please reconcile. • The exhibits are difficult to read, please revise.