Lee's Summit

The median along Persels will be required at FDP. Substantial completion shall be issued for the public improvements prior to issuance of permits for on-site improvements.

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. This shall include off-site public traffic improvements associated with the median, and shall be submitted as a separate engineering plan set. 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.

PARKING LOT SETBACK. Staff acknowledges the applicant's desire to seek a modification to the two-way drive aisle width with or without staff's support of said modification. No additional response is necessary at this time.

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.

The median along Persels will be required at FDP. Since the applicant has agreed to the installation of public improvements, there is no need to update the traffic study.

Signal Warrant 3 is met for peak hour traffic at Market and Persels. Due to the proximity of other signals, a new signal cannot function appropriately. In lieu of a signal at this location a median should be installed to improve the intersection, restricting left-turn movements.

PARKING LOT SETBACK. Staff acknowledges the applicant's desire to seek a modification to the two-way drive aisle width with or without staff's support of said modification. No additional response is necessary at this time.

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.

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.

LIGHTING. Please clarify the type of light fixture to be used with the gooseneck wall brackets. Is the floodlight fixture intended to be used on these brackets? If so, floodlight fixtures are allowed as accent lighting provided they are directionally shielded to eliminate glare to motorists and pedestrians.

ELEVATIONS. - A south and east building elevation was provided, but no west building elevation. Are no improvements of any kind proposed for the west elevation, including painting? If none, then no west elevation is required. If improvements, including painting, of the west elevation is proposed, then a west elevation shall be provided. - Label the proposed colors for all exterior materials on the south, east and west elevations. - The south and east elevations call out the use of wood to infill window openings. Wood is not approved material for commercial development. Wood alternatives such as wood-look cement fiberboard or other cementious material is allowed. A wood composite could also be used, but not real wood.

PARKING LOT SETBACK. - Staff supports the modificiation request for the parking lot setback from the east and west property lines to accommodate the relocated parking spaces and widened curb boundary to accommodate the drive-through lane entrance. - Staff will not support the request for the reduced drive-through lane width or the two-way drive aisle width. Staff will recommend that the south parking lot boundary be pushed further south to achieve enough width to accommodate the required 10' drive-through lane width and 24'-wide drive aisle width (exclusive of curb and gutter).

TIS: Persels is considered a two-lane road with turn lanes. Signal Warrant 3 is met for peak hour traffic. Due to the proximity of other signals, a median should be designed to improve the intersection of Persels and Market. Following the revised configuration, the TIS should be updated to reflect new trip distribution and LOS. This should be corrected prior to Public Hearing(s).

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.

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.

Zoning. Please remove the proposed zoning text on C103.

Build line. The original plat shows the build line to be 20’ not 15’.

Lot. Please label the lot number and dimensions.

Lighting. Are you planning on having any wall mounted lighting, if so please show the specifications for all wall mounted lighting.

Elevations. Please label the elevation materials, to be sure it meets the list of approved materials. Refere to UDO Article 8 Site Design Standards.

Parking lot set back. Please label the parking lot setback.

ADA signs. Please show the specifications for the ADA signs to ensure that they meet the 60” requirement.

ADA parking. Please show the width dimensions for the ADA parking.

Drive through. The drive through lane has to be a minimum of 10’ wide when you measure to the front of the curb. Please show it meeting the 10’ requirement.

Two-way drive aisle. The width of the two-way drive aisle south of the relocated row of parking doesn’t meet the required minimum 24’, excluding curb and gutter.

The impervious and open area square footage. The impervious and open area square footage and percentage figures should be based on the overall development, not just the project area. Please show the percentage for the overall area.

Site floor area ratio. Please remove the line item of 0.08. Please show the .19 FAR line item for the total building.

Site Plan: Site circulation could be problematic. The layout will create several conflict points with vehicles entering/exiting/navigating the site, entering/exiting the drive-thru, and vehicles backing out of parking stalls.

Site Plan: The drive-thru lane appears too narrow. The turning movement provided shows a passenger car hitting the curb with a tire and building with the car. Will a full-size pickup be able to navigate through?

TIS: The trip generation used in the report was estimated using the 10th edition. The 11th is the current edition with higher estimated trips for this use. Additionally, the building size does not match the plans (10,000 sf. vs 12,500sf.).

TIS: Sight distance was not considered but should be documented. The City's AMC requires confirmation that the site access provides sufficient clearances and does not need to be modified.

TIS: The intersection of Persels and Market does not meet the desired goal of the City's Level of Service Policy. However, this is acceptable due to the improvements recommended for striping, adequate storage, and alternative travel routes.

Revise the sheet callouts, in the sheet index on the cover sheet (e.g. sheet C101, sheet C102)

The address for the (sanitary and) water department is 1200 SE Hamblen Road, Lee’s Summit MO 64081.

The direct telephone number for the streets (and stormwater) department is (816) 969-1800.

Include a note stating that “All construction shall follow the City of Lee’s Summit’s Design and Construction manual”.

Include a note stating that “The contractor shall contact the City’s Development Services Engineering Inspection to schedule a pre-construction meeting with an inspector prior to any land disturbance work at (816) 969-1200”.

Add/show the two (2) existing public fire hydrants, on the site plan sheet.

There appears to be a 3 - 4 feet discrepancy between the existing contour elevations shown within our map database and the ones shown on the grading plan sheet. Please field-verify existing contour elevations prior to the submittal 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.