Lee's Summit

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 #07 Easements

All permanent off-site easements, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to the issuance of a Certificate of Substantial Completion or approval of the final plat. A certified copy shall be submitted to the City for verification.

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.

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 C&O #13 ADA Sidewalk Ramps

All ADA sidewalk ramps shall be constructed by the developer at the time the street is constructed.

DE C&O #14 Common Area Sidewalks

All sidewalks adjacent to a common area tract, unplatted land or any land where no structure is intended to be built, and is required, shall be constructed by the developer at the time the street is constructed.

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.

Knox Locks

IFC 506.1 - Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. 506.1.1 Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. Action required- A knox box is required on the building and Knox padlocks on any secured access gate.

Fire Lanes - Marking

IFC 503.3 - 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. Action required- Areas needed for access to fixed shall protection shall be posted along with both sides of the fire lanes looping the building.

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- Confirm with Water Utilities the proposed fire loop and connections will supply the fire flow required by IFC Table B105.1(2), with a 50% reduction for having an automatic fire sprinkler system.

Miscellaneous Correction

With a gate at the west end of the Main Street access and no way to turn around, provide a gate or signage at the top of the hill (east access) to keep vehicles from going down the hill from the building and getting stuck and having to back out. A gate is shown on the Utility Plan, but not the Site Plan.

Misc.

Review of West access drawings- As the primary entrance for the facility there shall be no restrictions in or out of the facility by emergency vehicles. The mountable median is acceptable provided that it is designed and constructed in a way that will not damage equipment mounted on the undercarriage of the apparatus (drawings available on request). Due to the railroad tracks being located south of the entrance, there shall be no physical restrictions to turning north on Main Street. Another mountable curb and signage is recommended for this location as well. What is the percent of slope on the proposed St. Luke's access?

For staff to support a waiver to the URP, the connection to Victoria must be built. Since Fire cannot support any restrictive movements to the entrance on Main, the only alternative is the access point on Victoria.

ELEVATIONS. The previous staff comment stated that except for the four building corners, there appears to be no use of any projections/offsets to break up the building's long, flat walls. To comply with ordinance requirements, horizontal and vertical offsets shall be provided on all sides of the building to break up the expansive wall planes. The applicant's response indicates that additional panel overlap has been provided as depicted on the building rendering. The building corner panel overlap noted and depicted on the revised elevations do not on their own provided sufficient projection and offiset to break up the large, flat wall planes to satisfy the ordinance requirements. Staff would direct you to do a Google Streetview of the industrial building at 2716 NE McBaine Dr in Lee's Summit as an example of the types of offsets and projections provided to satisfy the ordinance requirements. Staff at this point will tentatively schedule the subject application for the 1/12/23 Planning Commission, but revised elevations meeting architectural requirements for projections/offsets will need to be submitted for review in order for the application to stay on the 1/12/23 Planning Commission agenda.

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 2012 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- Provide a public/private hydrant within 100 feet of the FDC.

Misc.

The drawing shows a private hydrant loop and a separate fire protection main going into the building. This size of building generally has a fire pump and yard hydrant system. Describe the fire suppression strategy for the project.

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-Confirm water fire flow capacity at the site.

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 #07 Easements

All permanent off-site easements, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to the issuance of a Certificate of Substantial Completion or approval of the final plat. A certified copy shall be submitted to the City for verification.

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.

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 C&O #13 ADA Sidewalk Ramps

All ADA sidewalk ramps shall be constructed by the developer at the time the street is constructed.

DE C&O #14 Common Area Sidewalks

All sidewalks adjacent to a common area tract, unplatted land or any land where no structure is intended to be built, and is required, shall be constructed by the developer at the time the street is constructed.

Legal Description

LEGAL DESCRIPTION. Please submit an electronic copy of the legal description. Microsoft Word document or selectable text PDF are the preferred file formats. The legal description can be emailed to the planner's email address above.

EASEMENTS. There is a notation on Sheet C4.0 that reads "0' Proposed Sanitary Sewer Easement" at the south end of the property line dividing the two proposed lots. According to the plans, a sanitary sewer line will be housed within said easement. Revise the easement label as necessary.

RIGHT-OF-WAY. Label the full ROW width for NW Main St.

PARKING LOT DESIGN. Add a note stating that all driveway and parking lot boundaries shall have CG-1 curbing as required under UDO Section 8.620.

PARKING. Provide documentation of the use's expected parking demand (based on industry standards or parking demand studies of similar facilities) supporting the proposed landbanking of future parking so that only 166 spaces are initially provided.

LANDSCAPE PLAN. The site's I-470 frontage is subject to the street tree and street shrub landscape requirements of 1 tree per 30' of frontage and 1 shrub per 20' of frontage. This landscaping requirement is in lieu of the "landscape buffer" labeled in that same area, which is not required in this case.

PHOTOMETRIC PLAN. The proposed light pole fixtures are noted as having a mounting heights of 32' and 33' above finished grade. To comply with ordinance requirements, light pole fixtures shall not exceed a mounting height of 28' above finished grade. Revise.

ELEVATIONS. - The top of the storefront areas on each elevation include a keynote reference of "13" for a certain horizontal feature. However, the keynote legend does not include a listing for "13" to describe what is represents. - Label all proposed exterior building materials (e.g., tilt-up concrete walls, etc.). - Except for the four building corners, there appears to be no use of any projections/offsets to break up the building's long, flat walls. To comply with ordinance requirements, horizontal and vertical offsets shall be provided on all sides of the building to break up the expansive wall planes.

MECHANICAL EQUIPMENT. Show the location of all roof-top mechanical units and/or ground-mounted mechanical units on the building elevations or site plans as appropriate. To comply with ordinance requirements, RTUs shall be fully screened from view on all sides by raising parapet walls to a height at least equal to the equipment being screened. Take into account the added height of any curbs on which RTUs may be mounted. The use of individual screens to provide the required screening is not allowed for new-construction development. Any ground-mounted mechanical equipment shall be fully screened from view using masonry walls or evergreen landscaping at least equal to the height of the units being screened.

SIGNAGE. Signage information need not be provided at this stage. But for your information, please note that signage for the proposed PI zoning district is subject to the allowances and standards outlined under UDO Section 9.260.

TRASH ENCLOSURES. - Will any exterior trash dumpsters or recycling receptacles be used for the proposed development? If so, show the proposed location(s) for any such areas. Any exterior trash dumpster or recycling receptacles shall be fully screened from view and housed in an enclosure designed in accordance with UDO Section 8.180.G. - Should any enclosures be employed on the site, each enclosure area shall be improved with a Portland cement concrete pad and a Portland cement concrete approach a minimum 30' in length, measured from the enclosure opening.

REZONING EXHIBIT. Provide a rezoning exhibit that clearly shows the boundaries and includes the legal description of the property requested to be rezoning to PI.

It is anticipated the downstream sanitary sewer is adequate for the development, but a downstream analysis of the sanitary sewer shall be performed by Water Utilities staff to ensure the downstream system is adequate for the proposed sanitary sewer extension. Please provide the anticipated water demand for this project, as it may have a bearing on the downstream modeling of the sanitary sewer based on a specific base flow use.

The 12 inch water main along the southeast portion of the project has not yet been modeled in terms of flow capacity. It is possible this line will be required to be looped back to the west to ensure adequate flow capacity is maintained for other users. Please provide anticipated water demand so a water model can be run.

Railroad right of way is being crossed by the new public road. Recommend the initiation of discussions with railroad for the new road, as any work within railraod right of way will take some time to coordinate.

Please ensure there is a minimum setback of 20 feet from the clogged condition within the detention basins and any building or property line. It appears this is the case, but please check to make sure.

The improvements to Main St. should extend south to where Main is currently improved. The section north of the project site is still subject to the URP but would be supported by staff to be waived if the public street is constructed from Victoria to the site, creating a shorter truck route to I-470. If the public street is omitted and the design alternative is pursued, the URP will be required along Main St. to the north. The improvements would need to extend from the project site to Colbern Road. The planned public street provides a shorter alternative truck route to reach I-470 and staff would support a waiver to the URP. If the design alternative is chosen, the alternative truck route then becomes north to Colbern (approximately same distance as south) and will require an improved section.

Lot 2 should be provided access to the west "Private Drive". At some point in the future, if/when Lot 2 is developed, there is not adequate space to provide access to Main St. and will be required to access via "Private Drive".

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.

Misc.

The drawing shows a private hydrant loop and a separate fire protection main going into the building. This size of building generally has a fire pump and yard hydrant system. Describe the fire suppression strategy for the project.

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-Confirm water fire flow capacity at the site.