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.

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 and public/private hydrant within 100 feet on both buildings.

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- Provide accessible fire hydrants in accordance with IFC TABLE C102.1 REQUIRED NUMBER AND SPACING OF FIRE HYDRANT. Provide hydrant coverage for the trailer storage lot.

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- Work with LS Water Utilities to make sure there is adequate water to meet fire flow. The automatic sprinkler system in both buildings will allow for a 50% reduction in the fire flow required by IFC Table TABLE B105.1(2).

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

Application type. Staff understands that the developer is still considering the option to rezone the property to PI, as opposed to proceed with a preliminary development plan application under the existing PMIX zoning. The developer’s ultimate decision may result in additional future comments.

Miscellaneous Correction

Street frontage shrubs. The calculated number of required street frontage shrubs is incorrect. They mistakenly duplicate the number of street frontage trees. Shrubs are calculated at a higher rate.

Miscellaneous Correction

Parking lot screening requirements. A modification to the parking lot screening requirements shall be required to document the lack of screening for the parking lot that parallels the SE Bailey Rd bridge overpass.

Miscellaneous Correction

Parking/storage area. Clarify the nature of the use for the area at the southeast corner of the site.

Miscellaneous Correction

Vision Clearance Sight Triangle. Show compliance with the vision clearance requirements of UDO Section 8.370 by adding a sight triangle to the landscape plan at every driveway connection with a street.

Miscellaneous Correction

Application. Please submit a signed application

Miscellaneous Correction

Ownership Affidavit. Please submit a signed ownership affidavit.

Miscellaneous Correction

ROW. Please label the width of the ROW SE 16th St. Also, relocate the street name label for SE Bailey Rd so as not to overlap and cover the ROW width label for SE Bailey Rd.

Miscellaneous Correction

ADA signs. Please show the Dimensions of the ADA signs that will be in front of the ADA parking stalls.

Miscellaneous Correction

Pavement Detail. Please show the pavement detail for each of the pavements types. See UDO Section 8.620.F for pavement design requirements.

Miscellaneous Correction

Lighting. Please show all wall and parking lot lighting along with the photometric Plan. Please refer to the UDO Article 8 Subdivision 5-Lighting Standards. Provide manufacturer specifications of all exterior light fixture for review.

Miscellaneous Correction

Phasing. Will this be completed in phases? Provide a phasing plan if this is the case. Is the intent for the project to be developed as a single lot, or is the intent to divide the property?

Miscellaneous Correction

Elevation. Please upload all elevation plans for the proposed buildings. Please refer to the UDO Article 8 Subdivision 3 and refer to all the Industrial area requirements. Please pay particular attention to the screening requirement of any roof-mounted mechanical equipment under UDO Section 8.180.E.

Miscellaneous Correction

Land Use Schedule. Add a table on either the General Layout sheet (C2) or the Dimension Plan (C4) that lists out the following information: existing (and proposed, if applicable) zoning; total lot area; building floor area (including the following: total building area; building area broken out per building and further broken out by use of space within each building (office/warehousing/storage, etc.)); required and proposed number of parking spaces; impervious coverage sq. ft. and %; and floor area ratio (FAR)

Miscellaneous Correction

Parking. Please show the proposed and required parking numbers. Please refer to UDO Sec. 8.530

Miscellaneous Correction

Vehicle Parking. Show the calculation used to derive the number of required spaces, which is based on building use and square footage.

Miscellaneous Correction

Parking lot setback. Please show the parking lot setback line.

Miscellaneous Correction

Signs. Are there plans for a monument sign or any other types of signage?

Miscellaneous Correction

Landscaping. Deciduous trees shall not have a caliper less than 3”. Evergreen trees shall be a minimum 8’ in height at the time of planting. Please refer to UDO Sec 8.880 #3.

Miscellaneous Correction

Trash enclosure. Will there be any type of trash enclosure? If so, please refer to UDO Sec 8.180 Architectural characteristics, letter G.

A Traffic Impact Study was not included with this submittal and will be required.

Pending a traffic study - It is likely modifications will need to be made to Bailey Rd. These modifications will need to be implemented into the plans. Additionally, truck traffic leaving south is a concern for Decker and Summit.

The on-site converging point, where the three drives from the parking areas come together, could be problematic. There doesnt appear to be defined lanes where exiting the parking areas with offset intersecting paths.

Sanitary sewer analysis was not included in the submittal package. Only a site flow analysis was provided. Sanitary sewer analysis shall be based on site-specific industrial flows anticipated by the applicant. The City of Lee's Summit design criteria does not have a specific "per sq. ft." figure for this base flow, so it will be important that the applicant determine what the anticipated maximum base flow from the industrial buildings will be, and the City will limit development to that number if downstream issues are evident.

The sanitary sewer study shall begin at the proposed project, including any contributors to flow, and continue downstream to City manhole 54-002. The Design and Construction Manual design criteris shall be followed for the analysis. It shall be based on ultimate build-out conditions, including the new Bailey Farm residential development and East Trails Middle School to the northeast of manhole 47-019. Please submit a complete sanitary sewer analysis. GIS records of manhole flowlines may be utilized for this analysis, and if results show questinable data, Record Drawings and/or field verification may be required.

A concept plan showing the off-site sanitary improvements (i.e., south of 16th St.) shall be provided.

A concept plan showing the off-site traffic improvements along 16th St. shall be provided, as well as any off-site traffic improvements to Bailey Rd. (if applicable, see Traffic comments).

A concept plan showing the sanitary sewer to serve customers on 16th St. shall be provided. The sanitary sewer shall be provided to them in terms of the minimum required lateral length, with the remainder of the connection to be made by the individual property owners at their expense.

Water line along 16th St. shall be shown in concept form for upgrade to a 12 inch line, to be looped to the water main within this project.

The stormwater report states the triple 48 inch pipe beneath 16th St. shall be designed to flow under pressure flow. While this may be acceptable, reasonable safety factor shall be followed for the design of this storm line crossing.

The stormwater report states that HDPE shall be utilized for the triple 48 inch pipes. The City does not allow HDPE for this road classification. Acceptable alternatives are CPP or RCP. Please revise as appropriate.

Please be aware that off-site easements for the drainage improvements between the existing industrial buildings to the south of the project will be the sole responsiblity of the applicant to obtain. In addition, any public drainage easement for the outfall of the triple 48 inch pipe shall also be the sole responsibility of the applicant to acquire.

Please be aware that some off-site sanitary sewer easements may already exist for the off-site sanitary sewer running generally north/south. Please review these easements, and show the general location of the sanitary sewer in relation to these easements to determine what, if any, other easements are necessary.

Further discsussions concerning the public water line loop shall be completed during the applicant meeting. Most of the interior water lines shall be private, with backflow vaults installed near the right of way or easement, but the public main shall be looped in some fashion to 16th St.

Is there enough separation between the triple 48 inch storm lines and the sanitary sewer? Please check, since this may present an issue for acquisition of off-site easements.

Suggest labeling the detention basin to the far southeast on all sheets just to avoid confusion (i.e., the one that is in hydraulic communication with the detention basin to the northeast of it). Or is this part of the bioswale? If so, please label as being part of the bioswale.

Please label all interior storm lines as "PRIVATE". This does not include the triple 48 inch culvert, which staff has identified as being most appropriate as a "PUBLIC" line.

Private sanitary laterals are shown entering manholes. Unless these private laterals are 8 inch or greater, they shall enter the public sanitary sewer line with a wye. If applicable, please revise.

Is this one (1) single lot? Please respond since it did not appear any lot lines were shown. This shall have an affect on the termination of public sanitary sewer. It shall also have an affect on the termination of public water lines.

The bioswale will be a critical feature of the stormwater improvements. Was the freeboard analyzed in terms of providing a minimum 2.0 feet of freeboard between the 100 year event and the top of the berm forming the bioswale, especially in reference to the boundary between the existing industrial development to the south (Maddox Acres) and this project? Was the triple 48 inch culvert designed to manage this flow without backwater affecting the HGL adversely (i.e., raising the HGL to a point less than 2.0 feet of freeboard from the low point of the bioswale berm)?

A graphical representation of the 100 year water surface elevation for the clogged/zero available storage condition shall be shown, along with dimesions to property lines, buildings, or right of way. A minimum of 20.0 feet setback is required from this WSE and any of these lines. Please provide the 100 year WSE for the clogged condition/zero available storage in graphic and numeric format on the plan sheet(s), and provide dimensions at key points.

The outfall of the triple culvert at 16th St. shall require energy dissipation above and beyond standard rip rap. Please show in concept format the proposed method for energy dissipation at the end of this outfall. It should incorporate a design which creates a stilling basin at the end of pipe, or other method to reduce stream power levels at the point of discharge to the existing stream.

Please show and label in concept format the location of the emergency spillways for each detention basin.

Previous project (The Grove) showed a north/south road from SE Summit St./16th St. intersection, with road widening required on the entire length of 16th St. This shall be discussed at the applicant meeting, since this proposed plan does not show this new public road nor any of the improvements to 16th St.

Ensure all lighting poles are located outside the limits of public easements.

Ensure all private curb inlets and private field inlets/junction boxes are located outside the limits of public easements.