Lee's Summit

Legal Description

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

Miscellaneous Correction

Monument sign. Are there plans for a monument sign?

Miscellaneous Correction

Title. Please change the title to Commercial Preliminary Development Plan.

Miscellaneous Correction

Oil and Gas Wells. Please state whether or not there are active, inactive, or capped wells within the area. Refer to DNR Well Database and reference the site.

Miscellaneous Correction

Bearings. Please show on the Plat the exisitng bearing numbers and the new numbers you have found. Please differentiate between the two.

Miscellaneous Correction

Fence Material. You are proposing an 8’ wood fence as opposed to a vinyl fence or masonry wall. A modification request is required to have a wood fence. Historically, approval for wood has only been granted when requested by the abutting residential property owner(s). Otherwise, City Council has required that the UDO requirement for vinyl or masonry be provided.

Miscellaneous Correction

Fence Location. In the pre-app notes it looks like you were requesting a modification to the High Impact Buffer and then it says moving fence to property line, but yet on the plat it is stated “the existing fence will remain in place”. Will you please clearly state in writing what your intentions are with the fence.

Miscellaneous Correction

Parking lot setback along M-291 Hwy. The parking lot setback along M-291 Hwy does not meet the 20’ min. Modification is needed, but it will be supported because it ties into the existing parking lot with 0’ setback to the north.

Miscellaneous Correction

Concrete and asphalt. The concrete and asphalt designs shown do not meet the UDO standards. Please see Sec 8.620 Parking lot design. You say in your response letter "The concrete and asphalt mix designs have been updated to reflect the requirements of the UDO. Please note that, pursuant to Engineering Review comment 4, construction details have not be included in this submission." I do not see the updated designs? I seem to be missing page C11-C12? If you have put this information on a another page please point it out.

Miscellaneous Correction

The proposed 8’ fence needs to be engineered at the time of building permit application.

Miscellaneous Correction

Driveway Trees Landscaping. Please show vision clearance triangles on the landscape plans for the two trees on the driveway to ensure they will not be a problem. Refer to UDO Sec 8.730. The Sight distance triangles are created and measured using the street and driveway curb lines, so it needs to shift south to use the Langsford curb line. Please make the change.

Miscellaneous Correction

Mechanical Equipment. Please show the location of ground units and/or roof-top units on the site plan and/or building elevations (using dashed lines). Please refer to UDO Section 8.180.E & F.

Miscellaneous Correction

Photometric Plan. A post-construction photometric plan is required prior to issuance of final occupancy per UDO Section 8.230.G due to the site proximity to residential.

Miscellaneous Correction

Architecture. The UDO requires 4 sided architecture on all four sides including the rear. Please incorporate horizontal and vertical elements to break up the flat wall plane.

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 associated engineering plans and prior to the issuance of any site development permits or the start of construction (excluding land disturbance permit).

DE C&O #06 Land Disturbance

A Land Disturbance Permit shall be obtained from the City if groundbreaking will take place prior to the issuance of a site development 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.

Misc.

Location of oil and gas wells will need to be shown on the vicinity map of the FDP.

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 2018 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. The hydrant is 297' from a hydrant.

Please revise the development plan from “Final” to “Preliminary” in the project name.

Please show location of all oil/gas wells, or indicate none are present, and cite the source.

Please remove sheets C3, C4 and C5 from the set of plans since no ESC review is necessary during the PDP stage.

Construction standard details may be removed since they are not required with a PDP.

Both the asphalt and concrete pavement details, shown on sheet C11, do not meet the City’s parking lot pavement requirements, found in Section 8.620 of the Unified Development Ordinance. Please revise accordingly.

Please show proposed location of monument sign [C] on to site plan.

As required by the City, please acknowledge that 2” (or 1”) soft type K copper service (or irrigation) line shall extend a minimum of 10 feet beyond the meter well, between the meter and the private customer. 1-1/2” water pipe is acceptable only past 10 feet.

Our data show an existing 8” water main running parallel to the eastern property line. Please label on the plans. Water lateral [T] labeled on sheet C6 is not accurate and needs to be removed.

Please make sure to maintain a 15-foot minimum horizontal separation between the southeast corner edge of the building and the southern 8” water main.

Please make sure to include a note stating that all construction shall follow City of Lee’s Summit’s Design and Construction manual.

Legal Description

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

Miscellaneous Correction

Monument sign. Are there plans for a monument sign?

Miscellaneous Correction

Title. Please change the title to Commercial Preliminary Development Plan.

Miscellaneous Correction

Oil and Gas Wells. Please state whether or not there are active, inactive, or capped wells within the area. Refer to DNR Well Database and reference the site.

Miscellaneous Correction

Bearings. Please make sure your bearings match the original plat. The ones you show are off just a hair.

Miscellaneous Correction

Fence Material. You are proposing an 8’ wood fence as opposed to a vinyl fence or masonry wall. A modification request is required to have a wood fence. Historically, approval for wood has only been granted when requested by the abutting residential property owner(s). Otherwise, City Council has required that the UDO requirement for vinyl or masonry be provided.

Miscellaneous Correction

Fence Location. In the pre-app notes it looks like you were requesting a modification to the High Impact Buffer and then it says moving fence to property line, but yet on the plat it is stated “the existing fence will remain in place”. Will you please clearly state in writing what your intentions are with the fence.

Miscellaneous Correction

Parking lot setback along M-291 Hwy. The parking lot setback along M-291 Hwy does not meet the 20’ min. Modification is needed, but it will be supported because it ties into the existing parking lot with 0’ setback to the north.

Miscellaneous Correction

Concrete and asphalt. The concrete and asphalt designs shown do not meet the UDO standards. Please see Sec 8.620 Parking lot design.

The proposed 8’ fence needs to be engineered at the time of building permit application.

Miscellaneous Correction

Driveway Trees Landscaping. Please show vision clearance triangles on the landscape plans for the two trees on the driveway to ensure they will not be a problem. Refer to UDO Sec 8.730

Miscellaneous Correction

Mechanical Equipment. Please show the location of ground units and/or roof-top units on the site plan and/or building elevations (using dashed lines). Please refer to UDO Section 8.180.E & F.

Photometric Plan. A post-construction photometric plan is required prior to issuance of final occupancy per UDO Section 8.230.G due to the site proximity to residential.

Miscellaneous Correction

Architecture. The UDO requires 4 sided architecture on all four sides including the rear. Please incorporate horizontal and vertical elements to break up the flat wall plane.

Miscellaneous Correction

Light poles. The light pole details on Sheet C15 indicate a max mounting height of 30’. They need to be revised to show 20’ max for SL2 and 15’ max for SL1.

Miscellaneous Correction

Light Poles. The parking lot light poles called out as SL2 exceed the allowable mounting height of 20’ Please See UDO Section 8.250.D.1.

Miscellaneous Correction

Open Yard Landscaping Requirement. It appears you maybe short on the open yard landscaping requirement, please double check and refer to UDO Section 8.790.B.

Traffic Study Comments: 1. Traffic Volumes used for the intersection of Independence Ave. at Langsford Rd. shall account for growth from 2017 data; an assumed annual increase would be appropriate and likely when added to the differences between 2020 and 2017 data, similar to applied COVID factors on 2020 counts (or just use the same factor on 2020 data for this intersection). 2. Level of Service section shall generally include a description of Lee's Summit adopted policy for LOS as a measure of adequate conditions. City LOS Policy established overall signal controlled intersection LOS C as acceptable. May also reference MoDOT LOS goals that differ from the City's as applicable to M-291 (a typical State LOS D for overall signal operations is acceptable to MoDOT). The City has not authority or jurisdiction to apply its policy on the State Highway. 3. Synchro modeled/reported vehicle queues and related model parameters should be reviewed; those queues do not come close to regularly observed queue lengths that exceed 250 feet during peak hours. Normal daytime average queues for the eastbound approach exceed 100'. Consider some adjustments/calibrations as appropriate so the reported queues yield more confidence in the analysis when compared to actual conditions. This should not impact the conclusions or recommendations. 4. The report should assess the need for turn lanes in consideration of City Access Management Code requirements; and, if applicable, document any recommendations for turn lanes or waivers thereto for required turn lanes based on the limitations of construction and/or other engineering judgments. 5. The report should compare other site conditions to Access Management Code criteria to identify issues of non-compliance, associated mitigations or support for waivers (e.g. driveway throat depth, intersection functional area encroachment, driveway spacing; due to existing site constraints, driveway locations, etc.). 6. Update the street classification for Langsford Road to match the City's Street Classification System (as opposed to the MARC Regional Classification) is Minor Arterial west of M-291 and Major Arterial east of M-291. Independence Ave. is also a Minor Arterial in the vicinity of Langsford Road.

The driveway along Langsford Road shall be limited to Right-In/Right-Out (RIRO) as recommended in the Traffic Impact Study and recommended by Staff. The RIRO condition requires median construction along Langsford Road from M-291 to a point just west of the driveway to physically restrict left-turn movements.

Other improvements to Langsford Road (e.g. turn lane) and impacts to site design may or may not be applicable pending further assessment and recommendations in the traffic study which address the traffic study comments.

Staff will need a letter (or email) documenting MoDOT's reciept of traffic study for review and their review comments, recommendations, and/or concurrance (no comment) pertaining thereto.

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 2018 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. Show hydrants that serve the proposed building. Distances are measured around the building.