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 2018 International Fire Code.

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 and local amendments.

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 building and the hydrant within 100 feet. A hydrant will likely be required near the northest entrance to the property.

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. Action required- Provide details on the size of the fire mains being provided. Show the location of the fire protection mains going to the buildings for the sprinkler sysytems. Provide square footage and construction type for each of the buildings in order to determine fire flow requirements.

Miscellaneous Correction

Provide a turning movement diagram for a 44' fire apparatus.

Misc.

Provide a complete set of site drawings.

Refer to engineering comments in reference to future right-in/right-out at south-most entrance.

It shall be understood that future reconfiguration of the right of way at Sloan and Sycamore will require the southern entrance to become a right in/right out entrance, including a center median to prevent left hand turns either from the public road, or the entrance. Until such time the right of way is reconfigured by either a Capital Improvement Project initiated by the City, or a private developer, the entrance shall be a full access entrance.

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 #11 Pavement Thickness

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

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.

DE Commercial Detention Basin

The applicant shall submit and the City shall accept an “As-built / As-graded” detention basin plan prior to issuance of any occupancy permit for the proposed 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 2018 International Fire Code and local amendments.

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 building and the hydrant within 100 feet. A hydrant will likely be required near the northest entrance to the property.

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. Action required- Provide details on the size of the fire mains being provided. Show the location of the fire protection mains going to the buildings for the sprinkler sysytems. Provide square footage and construction type for each of the buildings in order to determine fire flow requirements.

Miscellaneous Correction

Provide a turning movement diagram for a 44' fire apparatus.

Misc.

Provide a complete set of site drawings.

The southmost entrace to the parking lot will need to be relocated due to adjustments made to Sloan Street with the adjacent development. The adjacenet development (west) plans to realign Main Street in accordance with the City's Thoroughfare Master Plan. The realignment of Main is designed with a T-intersection with Sloan approximately 330' north of the subject property's south property line. Main is designed to become classified as a Commercial Collector and keeping the southern-most drive entrance as designed will present a conflict with the City's Access Management Code.

This particular submittal included a pavement detail for the asphaltic concrete section. The original submittal did not. However, it does not quite match the Unified Development Ordinance (UDO). It is missing the chemically-stabilized subgrade or geogrid. There is also a note concerning the use of a soil report to design the pavement. A geotechnical report may be used, provided that the report is based on field samples, and a pavement design that meets or exceeds the requirements contained within the UDO. Specific design parameters for the pavement design using a geotechnical report can be provided upon request if this method is desired by the applicant. The City shall review and approve such a report.

The southernmost entrance shown on Sloan St. will need to be realigned based on Traffic's comments. Sloan St. will be realigned just to the north of this commercial entrance, and tee into the realigned Main St.

Please see comment 5 of the previous applicant letter. Sheet C600: You are showing an 8 inch water meter in a vault. Are you sure this is what is needed for the development? An 8 inch water meter is nearly $400,000 for the meter setup and tap fee. Was this intended to be labeled as a backflow vault for the private fire line?

Please see comment 5 and 6 of the previous applicant letter. Sheet C600: Private domestic water service shall be connected to the fire line prior to the gate valve installed prior to the backflow vault (since the public main is across the street, this is allowable as per Section 6901(I)3(b) of the Design and Construction Manual). No interior domestic service lines can be connected to the fire line as proposed on Sheet C600. If any questions, please see the Design and Construction Manual Section 6901(I)3(b). A diagram is provided in that section of the Design and Construction Manual for a graphic representation of the requirements.

Typically for apartments, either one (1) or two (2) water meters are provided in an easement or right of way adjacent to the public water main, and the apartment management either includes water service with the rent, or provides their own private sub-meters for individual services to each unit. For purposes of our review, however, the City requires the location of the public water meter(s) to be shown. The location of these public meters should be easily-accessible to Water Utilities staff, located within right of way or an easement, and not within a sidewalk/street pavement or ADA-accessible ramp. As proposed on Sheet C600, domestic water service is shown with a direct-connection to what appears to be a fire line, which is not allowed.

Prior submittal did not include lighting details or plan sheets showing the locations of lighting pole bases. This submittal included Sheet ME2.1P: Pole bases are shown on top of a public sanitary sewer line. This is an "unallowed use" according to our encroachment policy. All pole bases shall be located outside the limits of easements.

Miscellaneous Correction

This project is a Rezoning and a Preliminary Development Plan.

Miscellaneous Correction

Vicinity map. Please put a north arrow next to the vicinity map.

Miscellaneous Correction

Plan Notes. The Plan Notes box is listing information that you still have not provided. Please show the mail box kiosk, playground area, and gazebo and monument sign.

Miscellaneous Correction

Plan Notes box. Numbers 15 and 14 are flipped. In the box 14 is modular retaining wall and 15 is the monument sign. On the plans 14 appears to be pointing at a monument sign and 15 at the retaining wall.

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

Flood Plain. Please state the location and limits of the 1% Annual Chance Flood, as set forth on the current FEMA maps with reference to the panel number. Elevations shall be provided if shown on the FEMA map.

Miscellaneous Correction

Street names. Please add NW to Sloan St and add NE to Sycamore St.

Miscellaneous Correction

A sidewalk easement will be required to be dedicated at the time of re-plat for the segment of sidewalk that goes onto private property at the corner of Sloan and Sycamore.

Miscellaneous Correction

Building setback lines. Build Lines. Please label the distance on the B/L on the south and east sides. Please only show the required B/L on the north and west sides.

Miscellaneous Correction

Lighting. Please upload all lighting specifications, poles, photometric plans, and the manufacturers specification sheets. Please refer to the UDO, Article 8, Subdivision 5-Lighting Standards.

Miscellaneous Correction

Mechanical Equipment. Please show a dashed outline of where the equipment will be. Please show the location, type, and material that will be used to screen the ground mounted or roof mounted equipment. Refer to Sec. 8.180 Architectural Characteristics.

Miscellaneous Correction

Pavement detail. Please show required pavement detail. Refer to the UDO, Sec. 8.620

Miscellaneous Correction

Trash concrete pad. Please show the required 30’ concrete dumpster pad at the far southeast dumpster and the northeast dumpster at the entrance. It also appears as if you are showing all the trash enclosure concrete pads partially shaded and then part of it outlined. Please show all concrete pads shaded to make it easier to see. Refer to UDO Sec. 8.620 letter C.

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

Title. This should be labeled as Preliminary Development Plan, not a Final Development Plan.

Miscellaneous Correction

Drive aisles. The drive ailses in between the islands appear to be short meeting the minimum 24' pavement width.

Miscellaneous Correction

ADA van accessible parking spaces. There don’t appear to be any van-accessible parking spaces. Please check this and add the required amount.

Miscellaneous Correction

ADA Parking Signs. Please show the ADA parking signs that are required to be installed at the head of each accessible parking space.

Miscellaneous Correction

Elevations. Please submit the elevations in color.

Miscellaneous Correction

Phasing. Will the apartments be built in phases or all at once?

Miscellaneous Correction

Rezoning Map. Rezoning map please show the following: 1. Boundaries of the property to be rezoned. 2. Legal Description 3. Existing and proposed zoning districts of the property to be rezoned. 4. Zoning, land use, and ownership of all parcels within 185 feet of the property to be rezoned.

Miscellaneous Correction

Landscaping. Please show parking lot screening along Sloan St frontage between Buildings 3 and 7. You show parking lot landscaping east of Building 6, planted in the middle of the sidewalk.

Miscellaneous Correction

Parking stall count. When I calculated the numbers, I got a different number. 64*1.5=96 (2br/1bath) 64*1.5=96 (2br/2bath) 32*2=64 (3br) 96+96+64=256. Then there is .5 parking for visitors. I took your total 160 units *.5=80 Then I added 256+80=336. So, I show the required parking to be 336 spaces. Please refer to the UDO Sec. 8.530 Vehicle parking for parking count numbers. If you are proposing less parking than what is required, then you will need to submit in writing an Alternate Parking Plan. Refer to UDO requirement at Sec 8.540-Alternate Parking Plan.

Application is missing the separate grading plan showing existing versus proposed grading, as well as the separate stormwater sheet showing locations and sizing of storm lines and inlets.

The plan sheet is titled "Final Development Plan". This is a Preliminary Development Plan, not a Final Development Plan.

Landscape plan did not show the location of public utilities, so it is not possible to determine whether there are conflicts with public utilities. A minimum distance of 5 feet is required between the mature tree trunk and any public sanitary sewer or public water line. This requirement does not pertain to small ornamental trees or shrubs.

Separate plan sheets shall be provided for utility plan. They should clearly show the locations of all public lines, as well as private lines and shall be labeled appropriately. Sizing of all lines and material type shall also be shown. As shown, it is difficult to determine.

Is a separate fire line being constructed? If so, a backflow vault shall be required on the private side, within a few feet of the property line and outside any public easement. Any private fire hydrants can also be installed along this line. Please show any backflow vault, fire line, and private fire hydrants to be installed for the project.

Please show the location and size of the water meter. We are assuming one (1) or two (2) meters will be installed, with all interior water lines being private. If submeters are desired, those will be the responsibility of the developer.

Stormwater Report: Please clarify whether the existing detention basin is being modified to the original design rather than the new standards.

How will the existing runoff from the Police Station be managed? Please show how this will be managed.

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 and local amendments.

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 building and the hydrant within 100 feet. A hydrant will likely be required near the northest entrance to the property.

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. Action required- Provide details on the size of the fire mains being provided. Show the location of the fire protection mains going to the buildings for the sprinkler sysytems. Provide square footage and construction type for each of the buildings in order to determine fire flow requirements.

Miscellaneous Correction

Provide a turning movement diagram for a 44' fire apparatus.

Misc.

Provide a complete set of site drawings.

Miscellaneous Correction

This project is a Rezoning and a Preliminary Development Plan.

Miscellaneous Correction

Vicinity map. Please put a north arrow next to the vicinity map.

Miscellaneous Correction

Plan Notes box. You have listed on the Site Plan sheet C200, “Plan Notes” Everything in this box, except the dumpster detail is missing. Please submit these sheets.

Miscellaneous Correction

Plan Notes box. Numbers 15 and 14 are flipped. In the box 14 is modular retaining wall and 15 is the monument sign. On the plans 14 appears to be pointing at a monument sign and 15 at the retaining wall.

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

Flood Plain. Please state the location and limits of the 1% Annual Chance Flood, as set forth on the current FEMA maps with reference to the panel number. Elevations shall be provided if shown on the FEMA map.

Miscellaneous Correction

Street names. Please add NW to Sloan St and add NE to Sycamore St.

Miscellaneous Correction

A sidewalk easement will be required to be dedicated at the time of re-plat for the segment of sidewalk that goes onto private property at the corner of Sloan and Sycamore.

Miscellaneous Correction

Building setback lines. Please show the east and south building lines.

Miscellaneous Correction

Lighting. Please upload all lighting specifications, poles, photometric plans, and the manufacturers specification sheets. Please refer to the UDO, Article 8, Subdivision 5-Lighting Standards.

Miscellaneous Correction

Mechanical Equipment. Please show a dashed outline of where the equipment will be. Please show the location, type, and material that will be used to screen the ground mounted or roof mounted equipment. Refer to Sec. 8.180 Architectural Characteristics.

Miscellaneous Correction

Pavement detail. Please show required pavement detail. Refer to the UDO, Sec. 8.620

Miscellaneous Correction

Trash concrete pad. Please show the required 30’ concrete pad and heavy duty concrete that is required. Refer to UDO Sec. 8.620 letter C.

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

Title. This should be labeled as Preliminary Development Plan, not a Final Development Plan.

Miscellaneous Correction

Driveway entries. The driveway entries seem to be short to meet the UDO requirements. To meet the minimum required 24’ pavement width, the drives must be 28’ b/c to b/c.

Miscellaneous Correction

ADA van accessible parking spaces. There don’t appear to be any van-accessible parking spaces. Please check this and add the required amount.

Miscellaneous Correction

ADA Parking Signs. Please show the ADA parking signs that are required to be installed at the head of each accessible parking space.

Miscellaneous Correction

Elevations. Please submit the elevations in color.

Miscellaneous Correction

Phasing. Will the apartments be built in phases or all at once?

Miscellaneous Correction

Rezoning Map. Rezoning map please show the following: 1. Boundaries of the property to be rezoned. 2. Legal Description 3. Existing and proposed zoning districts of the property to be rezoned. 4. Zoning, land use, and ownership of all parcels within 185 feet of the property to be rezoned.

Miscellaneous Correction

Landscaping. Please show parking lot screening along Sloan St frontage between Buildings 3 and 7. You show parking lot landscaping east of Building 6, planted in the middle of the sidewalk.

Miscellaneous Correction

Parking stall count. When I calculated the numbers, I got a different number. 64*1.5=96 (2br/1bath) 64*1.5=96 (2br/2bath) 32*2=64 (3br) 96+96+64=256. Then there is .5 parking for visitors. I took your total 160 units *.5=80 Then I added 256+80=336. So, I show the required parking to be 336 spaces. Please refer to the UDO Sec. 8.530 Vehicle parking for parking count numbers. If you are proposing less parking than what is required, then you will need to submit in writing an Alternate Parking Plan. Refer to UDO requirement at Sec 8.540-Alternate Parking Plan.