Lee's Summit

Wood is not an approved material for required fencing. The proposed wooden fence on top of the berm/detention pond at the south west corner of the project does not meet the UDO. During the FDP, the proposed material will need to be updated. A condition of approval will be added requiring all fencing materials to follow UDO standards.

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.

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. Confirm with Water Utilities there is adequate fire flow per IFC Table B105.1(2) for a 142,300 square foot VA or VB building, with a 50% reduction for having an automatic sprinkler system. 08/21/2023 Will confirm with Water Utilities water model that 3,375 GPM is able to be provided.

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 approval of the final plat and prior to approval of any Final Development Plan. A certified copy shall be submitted to the City for verification.

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.

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.

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. Confirm with Water Utilities there is adequate fire flow per IFC Table B105.1(2) for a 142,300 square foot VA or VB building, with a 50% reduction for having an automatic sprinkler system. 08/21/2023 Will confirm with Water Utilities water model that 3,375 GPM is able to be provided.

Acreage Bu?er/screen requirements - Bu?er/screen between developments of di?ering land uses adjoining one another or separated from one another by only a street or alley shall comply with Table 8.890 of the UDO. In this case the project abuts PO zoned properes on the west and south property lines. This will require medium impact screening bu?ers. The response provided on the letter dated 8/28/2023 is not acceptable. For the Governing bodies to approved the requested PDP you will need to meet the screening requirements. Additional information will need to shown on the landscaping plan indicating the existing vegetation meets the minimum screening requirements. Staff can not move the plans forward without this information.

Staff has concerns with the information provided for the requested parking stall deviation. You are requesting a significant reduction in the provided parking stalls. The information provided to justify the reduction only lists communities from the east coast. Please provide additional information from communities that are more closely located to the proposed project.

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 approval of the final plat and prior to approval of any Final Development Plan. A certified copy shall be submitted to the City for verification.

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.

Acreage – In the site data table please list the total acreage of the project in feet and acres. The comment response letter states that the above-referenced information is provided on the resubmittal, but staff cannot find such information being provided.

Buffer/screen requirements - Buffer/screen between developments of differing land uses adjoining one another or separated from one another by only a street or alley shall comply with Table 8.890 of the UDO. In this case the project abuts PO zoned properties on the west and south property lines. This will require medium impact screening buffers. - The response letter and revised landscape plan indicate that existing vegetation will be left in place to meet the required buffer. However, there isn't enough information on the landscape plan to demonstrate that the proposed retention of existing landscaping plus proposed area plantings actually satisfy the quantities required for a medium-impact landscape buffer. Provide a tree conservation plan in accordance with UDO Section 8.740 in support of the proposed use of existing vegetation to meet the minimum landscaping requirements. - Please explain how the medium impact landscaping calculation provided on the landscaping plan based on 3,937 sq. ft. of buffer area determined? There are areas along the west and south border of the proposed detention basin noting that existing vegetation will serve as the required buffer, but those areas only range from 5' to 15' in width. Landscape buffers are required to be a minimum 20' in width.

Number of Parking spaces - You are requesting nearly a 40% reduction in provided parking. Please provide justification for such a drastic reduction. - The response letter indicates that other Clover properties provide parking at a 1:1 ratio and is found to be sufficient. Provide a list of comparable properties within the Clover portfolio showing the number of dwelling units and provided number of parking spaces for said properties in support of the request to provide a reduced number of parking spaces from the City's standard.

Signs - All signs must comply with the sign requirements as outlined in the sign section of the ordinance. - The sign detail provided on Sheet C-502 does meet the definition of a monument sign under the City's sign ordinance. A solid masonry/stone veneer base shall be added which extends from from column to column and from the ground to the bottom of the sign panel.

Airport Zones - For any property within two miles of the airport, a Form 7460 shall be completed and submitted to the FAA, and comments received back prior to any construction. - The applicant has acknowledged the comment above. The comment is being kept for informational purposes only. No further action is required at this time.

Platting - This property requires platting prior to the issuance of building permits. - The applicant has acknowledged the comment above. The comment is being kept for informational purposes only. No further action is required at this time.

Building materials – The proposed vinyl siding is not a common building material currently utilized on similar deplanements within the City. Please provide additional details and a sample of the proposed product to be used. - The response letter indicates that a heavy gauge vinyl has been selected as a building material, but no manufacturer specification or digital sample board has been provided as previously requested. What is the gauge of the vinyl siding?

Building materials – Trash enclosure gates are required to have solid steel opaque gates painted to be compatible with the color of the masonry walls and building it is to serve, or a steel framed semi-opaque gate with a screen mesh material approved by the Director that provides an appropriate visual barrier. - The proposed chain link with slats on the trash enclosure gates are not an approved material. The trash enclosure gates shall be constructed using one of the two material options cited above.

Architecture. Staff is continuing to evaluate the revised building elevations to determine if the changes satisfy the four-sided architecture requirement and the requirement for horizontal and vertical breaks on all facades.

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.

Miscellaneous Correction

Show turning movements for a 44' straight truck.

Miscellaneous Correction

D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. How will this be met?

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. Confirm with Water Utilities there is adequate fire flow per IFC Table B105.1(2) for a 142,300 square foot VA or VB building, with a 50% reduction for having an automatic sprinkler system. 08/21/2023 Will confirm with Water Utilities water model that 3,375 GPM is able to be provided.

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 proposed utility plan does not meet this requirement.

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.

Imposed Loads

IFC 503.2.3 - Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. Confirm a 75,000-pound load capacity for Standard Pavement.

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 approval of the final plat and prior to approval of any Final Development Plan. A certified copy shall be submitted to the City for verification.

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.

Rezoning Map – On sheet G-100 please increase the line weight for the boundary of the rezoning to improve readability.

Acreage – In the site data table please list the total acreage of the project in feet and acres.

Oil & Gas Wells – Please show the location of all oil and gas wells, whether active, inactive, or capped. If none are present, please add a note stating so and cite your source of information.

Sidewalks – Please provide a sidewalk connecting the proposed project to the public sidewalk along NE Douglas St.

Building Elevations – Please provide architectural elevations with the building height and dimensions labeled.

Buffer/screen requirements - Buffer/screen between developments of differing land uses adjoining one another or separated from one another by only a street or alley shall comply with Table 8.890 of the UDO. In this case the project abuts PO zoned properties on the west and south property lines. This will require medium impact screening buffers.

Number of Parking spaces - You are requesting nearly a 40% reduction in provided parking. Please provide justification for such a drastic reduction.

Accessible Parking Space Clearance - Parking spaces for vans shall have a vertical clearance of 98 inches minimum at the space and along the vehicular route thereto. Will the ADA garage meet this requirement?

Accessible Parking Standards - All accessible parking shall comply with the requirements of the federal Americans with Disabilities Act.

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

Airport Zones - For any property within two miles of the airport, a Form 7460 shall be completed and submitted to the FAA, and comments received back prior to any construction.

Platting - This property requires platting prior to the issuance of building permits.

Four-sided architecture - All sides of a building shall include similar architectural details materials and colors to avoid a back side or at least to minimize a back-side presentation. Please ensure the building materials are carried to all elevations of the building.

Offsets – Horizontal and vertical breaks shall be provided on all sides of buildings to provide architectural relief and may include bands of accent color, brick course variances in color or placement, i.e., soldier course bricks for bands of different texture, windows, cornices, wall protrusions, horizontal belt courses, etc. As proposed the building present a very flat façade. The only breaks in the façade are the balconies. Please propose additional architectural elements to meet UDO standards.

Building materials – The proposed vinyl siding is not a common building material currently utilized on similar deplanements within the City. Please provide additional details and a sample of the proposed product to be used.

Building materials – The proposed wood gates on the trash enclosure are not an approved material. Trash enclosure shall be constructed of masonry walls with either a solid steel opaque gate painted to be compatible with the color of the masonry walls and building it is to serve or a steel framed semi-opaque gate with a screen mesh material approved by the Director that provides an appropriate visual barrier.

Parking lot design - 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.

The "Preliminary Stormwater Management Plan" dated Jul. 11, 2023 appears acceptable, but was missing an analysis of the downstream system to ensure the proposed detention basin will not increase flooding issues downstream. Please analyze the drainage basin to a point just upstream of the triple 8' by 6' box culvert at Tudor Rd. to ascertain the proposed detention facility will not create flooding issues downstream of the project due to timing of the peak flows.

Private fire line connection is shown with a tapping sleeve which is not allowed within the City of Lee's Summit. Please specify a cut-in tee at the 12 inch public main.

Please callout the 12 inch main on the east side of Douglas St. where the new connection is being made.

A backflow vault shall be required on the west side of Douglas St. It shall be located outside of right of way and outside of public easement. It shall include a gate valve prior to the backflow vault denoting the end of the public system. The water meter for domestic consumption may be tapped prior to the gate valve. Please revise as appropriate.

Domestic water service was not shown. Please refer to comments above for specific information regarding the water meter and its placement in relation to the fire line. Please revise as appropriate.

Private sanitary sewer was shown at an inadequate slope. In general, a 1% slope is required, but in no case should it be less than 0.6%. Please review and revise as appropriate.

Please show the location of the existing 16 inch major distribution line along Douglas St., and provide notes stating this line shall not be connected to the fire line or the domestic water line serving the project. Only the 12 inch public distribution line shall be utilized.

Please show in concept form the location of the off-site public sanitary sewer line, and the ultimate connection point along Commerce Dr. A plan view is sufficient in this instance.

Where is the emegency spillway for the detention basin? It should be located as close to the existing stream as possible, and should be located so emergency overflows do not have an adverse impact on adjacent property or future 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.

Miscellaneous Correction

Show turning movements for a 44' straight truck.

Miscellaneous Correction

D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. How will this be met?

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. Confirm with Water Utilities there is adequate fire flow per IFC Table B105.1(2) for a 142,300 square foot VA or VB building, with a 50% reduction for having an automatic sprinkler system.

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 proposed utility plan does not meet this requirement.

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.

Imposed Loads

IFC 503.2.3 - Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. Confirm a 75,000-pound load capacity for Standard Pavement.

The radii on Douglas needs to be 35 FT to meet City Standards. Please revise.

The City would like to have a southbound turn lane built on Douglas in coordination with the required northbound left turn lane at the High School driveway. It would be beneficial to have the work done at the same time as your improvements to Douglas. A development agreement would be required to define the process for City review, approval and payment to Developer for this southbound left turn lane. Please include a planned alternate for the southbound left-turn lane that woudl be considered by the City in a develpoment agreement for construction.

Gates are required at the southern entrance on Douglas for the Emergency Access Driveway.

Turn Lane shall be 200 FT per standard.

Improper tapers are shown both NB and SB for the left turn lane. NB taper should be 150 FT with reserve curve. The taper for SB traffic should have a minimum of 50 FT tangent on the opposite side of the turn lane.