Lee's Summit

All recommendations within the TIS will be listed as conditions of approval in the staff report. Any request for a waiver to the recommendations shall be discussed prior to planning commission scheduling and revised plans shall be submitted.

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 #04 Cert FA or Escrow

All subdivision-related public improvements must have a Certificate of Final Acceptance prior to approval of the final plat, unless security is provided in the manner set forth in the City's Unified Development Ordinance (UDO) Section 7.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Article 3, Division V, Sections 3.540 and 3.550 and Article 3, Division IV, Section 3.475 of the UDO, respectively.

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. For information only.

Hazmat

IFC 105.6.20 - A Hazardous materials permit is required for the using, dispensing, transporting, handling, and/or storing of extremely hazardous substances. “Extremely Hazardous Substances (EHS) Facilities” are defined as facilities subject to the provisions of Superfund Amendments and Reauthorization Act of 1986 (SARA TITLE III), Section 302, for storing, dispensing, using, or handling of listed chemicals in excess of their threshold planning quantities (TPQ). See amended Section 5001.4 of the 2018 International Fire Code. For the C-store:Depending on he quanity of fuel available for retail sale, a Hazardous Materials Permit (HMP) may be required. Submit quantity information. A HMP is required for propane exchange. The quantity of used and new oil for the Valvoline may also require a HM Permit.

Fire Lanes - Marking

IFC 503.3 - 503.3 Marking. 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. Fire lanes may be marked in one or a combination of methods as approved by the fire code official. Curbs. All curbs and curb ends shall be painted red with four inch (4") white lettering stating "FIRE LANE—NO PARKING". Wording may not be spaced more than fifteen feet (15') apart. Where no curb exists or a rolled curb is installed, a 6-inch (6") wide painted red stripe applied to the concrete or asphalt with four inch (4") white lettering stating "FIRE LANE—NO PARKING. "Signs. In areas where fire lanes are required, but no continuous curb is available, one of the following methods shall be used to indicate the fire lane. Option 1 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on a metal post set in concrete a minimum of depth of eighteen inches (18") set back one foot (1') in from the edge of the roadway with the bottom of the sign being seven feet (7') from finished grade. Signs shall face oncoming traffic. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Option 2 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on the side of a structure or other permanent fixture approved by the Fire Code Official. The bottom of the sign being seven feet (7') from finished grade. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Action reguired- The north side of the daycare parking lot shall be posted.

The revised study and plans were submitted to MoDOT for review. Both will be subject to MoDOT’s review and acceptance. Any comments generated by MoDOT will need to be resolved with final design.

All recommendations within the TIS will be listed as conditions of approval in the staff report. Any request for a waiver to the recommendations shall be discussed prior to planning commission scheduling and revised plans shall be submitted.

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. For information only.

Hazmat

IFC 105.6.20 - A Hazardous materials permit is required for the using, dispensing, transporting, handling, and/or storing of extremely hazardous substances. “Extremely Hazardous Substances (EHS) Facilities” are defined as facilities subject to the provisions of Superfund Amendments and Reauthorization Act of 1986 (SARA TITLE III), Section 302, for storing, dispensing, using, or handling of listed chemicals in excess of their threshold planning quantities (TPQ). See amended Section 5001.4 of the 2018 International Fire Code. Depending on he quanity of fuel available for retail sale, a Hazardous Materials Permit (HMP) may be required. Submit quantity information. A HMP is required for propane exchange. The quantity of used and new oil for the Valvoline may also require a HM Permit.

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 gas station and daycare both exceed 300 feet to a hydrant. The symbol for a hydrant and FH label are in two different locations between Valvoline and the gas station.

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 #04 Cert FA or Escrow

All subdivision-related public improvements must have a Certificate of Final Acceptance prior to approval of the final plat, unless security is provided in the manner set forth in the City's Unified Development Ordinance (UDO) Section 7.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Article 3, Division V, Sections 3.540 and 3.550 and Article 3, Division IV, Section 3.475 of the UDO, respectively.

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.

Ground-mounted mechanical equipment shall be screened from view by landscaping or by a decorative wall that is compatible with the architecture and landscaping of the development site. The wall shall be of a height equal to or greater than the height of the mechanical equipment being screened. Please propose screening for the ground mounted equipment shown in the rear of the oil change building.

Please provide details for the trash enclosure gate. Details for one trash enclosure were provided but the site plan shows two. Please provide details for the 2nd enclosure.

New buildings shall incorporate a minimum of three of the below features. Please identify which ones you are proposing. (1) Solar (passive or active), wind or geothermal renewable energy systems; (2) Energy-efficient materials, including recycled materials that meet the requirements of this Code; (3) Materials that are produced from renewable resources; (4) A green roof, such as a vegetated roof, or a cool roof; (5) Materials and designs that meet the U.S. Green Building Council's LEED-NC certification requirements; (6) A greywater recycling system; (7) Electrical vehicle charging station; (8) Xeriscape or water-conserving landscape materials; (9) Drip irrigation system for landscaped areas; (10) Shared parking; (11) Shade structures, covered parking, or shaded walkways.

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 #04 Cert FA or Escrow

All subdivision-related public improvements must have a Certificate of Final Acceptance prior to approval of the final plat, unless security is provided in the manner set forth in the City's Unified Development Ordinance (UDO) Section 7.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Article 3, Division V, Sections 3.540 and 3.550 and Article 3, Division IV, Section 3.475 of the UDO, respectively.

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.

Please amend the TIS to reflect the new use(s), access, proposed turn lanes, etc. Compare proposed curve(s) to City requirements.

Please provide some turning analysis for anticipated vehicles (e.g. fuel tanker, fire, other).

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. For information only.

Hazmat

IFC 105.6.20 - A Hazardous materials permit is required for the using, dispensing, transporting, handling, and/or storing of extremely hazardous substances. “Extremely Hazardous Substances (EHS) Facilities” are defined as facilities subject to the provisions of Superfund Amendments and Reauthorization Act of 1986 (SARA TITLE III), Section 302, for storing, dispensing, using, or handling of listed chemicals in excess of their threshold planning quantities (TPQ). See amended Section 5001.4 of the 2018 International Fire Code. Depending on he quanity of fuel available for retail sale, a Hazardous Materials Permit (HMP) may be required. Submit quantity information. A HMP is required for propane exchange. The quantity of used and new oil for the Valvoline may also require a HM Permit.

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 gas station and daycare both exceed 300 feet to a hydrant. The symbol for a hydrant and FH label are in two different locations between Valvoline and the gas station.

Please label the building setback lines from streets with dimensions.

Please label the dimensions of all parking spaces, accessible spaces, and driveways.

Please label the setback dimensions for the buildings from the property lines.

Please provide information on any proposed exterior wall-mounted light fixtures, including fixture type, location, height and intensity. If so please also provide the manufacturer’s specification sheets.

Preliminary building elevations of all sides depicting the general style, size and exterior construction materials and color schedule of the building proposed. In the event of several building types, a minimum of one elevation of each building type is required. No elevations were provided for lot 2, proposed restaurant w/drive through. The application can be approved without the elevations but ant development of lot 2 would require approval of a new PDP by separate application.

In the site development data table please include the impervious coverage.

A detailed drawing of enclosure and screening methods to be used in connection with trash storage containers on the property is required.

Screening to a height of 2.5 feet must be provided along the edge of the parking lot or loading area closest to and parallel to the street.

Parking lots shall be set back a minimum 20 feet from any public right-of-way or private street edge of pavement. Please label the parking lot setback.

Minimum Parking dimensions are 9’ wide x 19’ deep, placed at the prescribed angle so that it lies between the curb and the aisle. A 9’ wide x 17’ deep parking spaces shall be permitted when the parking space abuts a 6’ wide sidewalk or when abutting a curbed open green/landscaped space. Please label the dimension of the parking stalls.

The use of curb blocks in parking areas shall be prohibited, except at the head of accessible parking spaces when they are adjacent to a pedestrian walkway with no raised curb. Are ant curb blocks being proposed?

CG-1 concrete curbing is required around all parking areas and access drives in office, commercial and industrial districts. Please label the proposed curb type.

Minimum drive width shall not include the curb and gutter. Please ensure the label drive widths meet this requirement.

All accessible parking shall comply with the requirements of the federal Americans with Disabilities Act. Accessible parking spaces shall have an adjacent aisle 5 feet wide, and one in every 8 accessible spaces (but no less than one) shall be adjacent to an aisle 8 feet wide and the space shall be clearly marked with a sign indicating that the space is “van accessible.” Please label the widths the ADA stalls and aisles.

All signs must comply with the sign requirements as outlined in the sign section of the ordinance.

The property is currently unplatted and will require platting prior to the issuance of building permits.

Lot 2 is significantly under parked per UDO standards of 14 stall per 1,000 sq. ft. of gross floor area. A request for approval of an Alternate Parking Plan shall be accompanied by the following information: 1. A parking demand study or other data that establishes the number of spaces required for the specific use. The study or data may reflect parking for the same use existing at a similar location or for similar uses at other locations. Published studies may be utilized to support alternative parking requests. 2. If shared parking is proposed for a mixed use development, the sum of peak parking demands by use category shall be accommodated for day and night hours on weekdays and weekends. The guidelines for shared parking contained in this division may be used in lieu of a separate study. 3. If a remote or off-site parking lot is proposed to meet any portion of the parking required, the site and its current zoning classification must be identified, along with the method to transport parking patrons to the use. 4. If more parking spaces are proposed than would be allowed under the guideline standards of this division, a landscaping plan shall be submitted that illustrates compliance with the parking lot landscaping requirements of Division III of this division.

The minimum number of required queue spaces for a restaurant drive-through shall be 4 at the menu board, plus 4 from the first window. Each queue space shall be a minimum ten feet wide by 20 feet long. Please label the required dimension.

Trash enclosure areas shall be improved with a Portland cement concrete pad and a Portland cement concrete approach 30 feet in length, measured from the enclosure opening. The pad and approach shall be improved with a minimum six inches of full depth unreinforced Portland cement concrete constructed on a sub-grade of four inches of granular base course.

Roof-mounted mechanical equipment shall be screened by a parapet wall or similar feature that is an integral part of the building's architectural design. The parapet wall or similar feature shall be of a height equal to or greater than the height of the mechanical equipment being screened.

Wall-mounted mechanical equipment, except air conditioning equipment (e.g., window AC units), that protrudes more than six inches from the outer building wall shall be screened from view by structural features that are compatible with the architecture and color of the subject building. Wall-mounted mechanical equipment that protrudes six inches or less from the outer building wall shall be designed to blend with the color and architectural design of the subject building. Will there be any wall mounted equipment?

Ground-mounted mechanical equipment shall be screened from view by landscaping or by a decorative wall that is compatible with the architecture and landscaping of the development site. The wall shall be of a height equal to or greater than the height of the mechanical equipment being screened. Will there be any ground mounted equipment?

All transformers and other facilities and equipment, including telecommunications equipment, shall either be screened through the use of architectural materials compatible with the architectural materials present on the site or, alternatively, through landscape screening. Please show all transformers and other facilities and equipment, including telecommunications equipment and the required screening.

Please identify how you are meeting the sustainability requirements of Sec 5.510 C.2.b of the M-150 CDO design standards.

No review of the stormwater design has been done at this time. This will come after a discussion with the design engineer, currently scheduled for tomorrow.

Label the existing SW width.

The pavement sections shown do not meet the requirements shown in Section 8.620 of the Unified Development Ordinance. Revise details to meet requirements. Please note that the UDO requirements govern over any shown in the referenced geotechnical report.

Only ornamental tree varieties are allowed within public easements. Please verify this requirement is being met or revise accordingly.

Please extend the public sanitary sewer to the west plat boundary.

A private easement will be required for the sanitary sewer service line serving Lot 3.

Traffic improvements to the State highway have been identified in the Transportation Impact Study (TIS). The City will require proof that MoDOT has reviewed and approved the TIS and proposed improvements.

Per the TIS, the access point on Arboridge Dr. warrants a left-turn lane (150’ + 100’ taper). However, since there is not adequate space to install the left-turn lane and taper the existing median shall be extended to restrict movements to RIRO at this access point. In doing so, a right-turn lane is expected to be warranted and shall be constructed.

The access point on Arboridge Dr. does not meet the minimum throat length (100’).

The access point on Arboridge Dr. does not meet the minimum driveway width.

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. For information only.

Hazmat

IFC 105.6.20 - A Hazardous materials permit is required for the using, dispensing, transporting, handling, and/or storing of extremely hazardous substances. “Extremely Hazardous Substances (EHS) Facilities” are defined as facilities subject to the provisions of Superfund Amendments and Reauthorization Act of 1986 (SARA TITLE III), Section 302, for storing, dispensing, using, or handling of listed chemicals in excess of their threshold planning quantities (TPQ). See amended Section 5001.4 of the 2018 International Fire Code. Depending on he quanity of fuel available for retail sale, a Hazardous Materials Permit (HMP) may be required. Submit quantity information. A HMP is required for propane exchange.