Lee's Summit

CIRCULATION. With the gas pump islands available to the general public (and not limited to carwash customers only), staff continues to have concerns regarding vehicular circulation associated with the pump island area and the car wash entrance and tunnel queue area. The UDO requires a minimum 2-vehicle queue measured from the gas pump. As layed out, the queuing space for a second vehicle from each pump station conflicts with the tunnel queue and may cause vehicles to back up to the adjacent drive aisle that provides access to Lot 12, 13 and 14. Generally speaking, siting the gas pump islands in close proximity to the tunnel queue as proposed in a confined area appears to create unneccessary conflicts.

DIMENSIONS. Dimension the distances from the end of the each pump station to the curb at the north end of the adjacent exit lane.

I don't see that anything was changed other than adding turning radii and a crosswalk. Internal circulation is not great. The gas pumps will probably be blocked by the car wash lines frequently. You are limiting certain types of vehicles (trailers, box trucks, etc) and if they try to get in they will be stuck. There's also not a good way to let these vehicles know that they should find another gas station. But none of this traffic is expected to back onto Pryor Road. All of this goes towards customer experience and customer satisfaction. If customers are frustrated by the backups, it will affect them returning.

LOT BOUNDARIES. The configurations of both lots depicted on the site plans do not match the recorded plat. The property will need to be re-platted to match the proposed lot configurations. The previously made comment above is informational at this stage, but will require the re-plat to be approved and recorded prior to the issuance of a building permit on either of the affected lots.

EASEMENTS. The proposed locations for the two buildings on the separate lots conflict with the locations of existing sanitary sewer lines and easements. The sewer lines shall be relocated and the conflicting easements vacated prior to the issuance of any building permits on the subject lots as depicted on the site plan. The comment above was previously made and noted by the applicant. It will remain a comment for informational purposes.

TRASH ENCLOSURES. A detail of the proposed dumpster enclosure(s) shall be provided at the time of final development plan application. Enclosures shall be constructed of masonry walls and solid steel gates of a color compatible to the buiding the enclosures serve.

SIGNAGE. Lot 13: - Staff can support a request for 3 signs on the end cap space given the facade exposure on three sides. - Staff will not support any wall signage with a letter/image height greater than the 6' maximum allowed under the sign code. This includes the mural/applied graphic for "30 hop". Lot 11: - As shown on the elevations, there are a total of seven (7) wall signs made up by the following: 2 Waterway w/ waves logo wall signs on the vertical architectural feature on the east elevation; 1 Waterway w/ waves logo wall sign on the west elevation; 1 Waterway waves logo (and no copy) on the east elevation; 1 Waterway w/ waves logo on the south elevation; and 2 changeable banner graphics panels on the north elevation. As previously stated, staff can support a total of four (4) wall sign (one per facade). - To determine the sign area square footage for the wall signs on the architectural feature, provide a scaled drawing of the building elevations. - How far back is the vertical architectural element recessed from the north building facade? If recessed no more than 5' from the north building facade, the facade area of the north elevation may be able to be used in making the allowable sign area calculation. - The City's sign ordinance defines all logos as signs whether or not they are accompanied by text. When the logo and copy are in close proximity to one another, we will consider the group a single sign rather than count each element separately. - A maximum of three (3) signs are permitted by right on the canopy, but staff can similarly support one sign per facade.

EXTERIOR MATERIALS. - Provide photos of all elevations of an existing Waterway Car Wash that uses the proposed ACM and wood look panel system to provide a realistic portrayal of the building. This would be the first car wash in the city to be considered with the extent of metal exterior currently proposed. It would be helpful to the Planning Commission and City Council to provide a real world visual as they consider the proposed use of material. - Provide a photo of the metal panel with reveals proposed for the Lot 13 building in order to visually represent the architectural relief the reveals will provide.

Miscellaneous Correction

Staff has completed the review of the updated TIA and will provide information for discussion prior to finalization.

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. The use of the building on Lot 13 will determine if additional fire protection is required.

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 distance to a hydrant on Lot 13 exceeds 300 feet. Provide an additioanl hydrant.

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2018 International Fire Code and the requirements of the Missouri Department of Natural Resources.

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. If sprinklered, the building on Lot 13 will need to have the FDC within 100 feet of a hydrant.

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. Please note: Sanitary sewer relocation plans will be required.

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 #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. The use of the building on Lot 13 will determine if additional fire protection is required.

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 distance to a hydrant on Lot 13 exceeds 300 feet. Provide an additioanl hydrant.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) The lane in front of lthe car wash on Lot 11 shall be a full 20 feet.

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2018 International Fire Code and the requirements of the Missouri Department of Natural Resources.

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. If sprinklered, the building on Lot 13 will need to have the FDC within 100 feet of a hydrant.

A fully updated Traffic Impact Study is required. Please submit.

SCALE. The listed scale for Sheet C3.0 is incorrectly listed as 1"=30. It should be 50' scale.

LOT BOUNDARIES. The configurations of both lots depicted on the site plans do not match the recorded plat. The property will need to be re-platted to match the proposed lot configurations. The previously made comment above is informational at this stage, but will require the re-plat to be approved and recorded prior to the issuance of a building permit on either of the affected lots.

EASEMENTS. The proposed locations for the two buildings on the separate lots conflict with the locations of existing sanitary sewer lines and easements. The sewer lines shall be relocated and the conflicting easements vacated prior to the issuance of any building permits on the subject lots as depicted on the site plan. The comment above was previously made and noted by the applicant. It will remain a comment for informational purposes.

TRASH ENCLOSURES. A detail of the proposed dumpster enclosure(s) shall be provided at the time of final development plan application. Enclosures shall be constructed of masonry walls and solid steel gates of a color compatible to the buiding the enclosures serve.

SIGNAGE. - Provide a narrative requesting the additional end cap signage (i.e. 3 signs vs. 2 signs) and justication for the additional signage. - As shown on the elevations, there are a total of seven (7) wall sign. Staff can support a total of four (4) wall sign (one per facade), but is not likely to support all seven signs depicted on the elevations. Clarify how many signs for the car wash the applicant chooses to pursue. Provide a narrative outlining the request and justification for any requested signage over the 3 that are allowed by right under the City's sign ordinance.

SITE PLAN CONSISTENCY. The architectural site plans for both lots do not match the civil site plans as it relates to parking lot configuration, the presence of trash dumpster enclosure, lanscape island configurations, etc. Reconcile the site plans to all match. The applicant response letter states that the plans have been coordinated related to the previously made comment above. However, no new architectural site plan (Sheet A-100) has been provided for Lot 13, nor has a new architectural site plan (unlabeled sheet from the original Lot 11 architectural plan set) been submitted to reflect that all site plans match.

MECHANICAL EQUIPMENT SCREENING. - Dash in the location of all roof-mounted mechanical equipment on the building elevations. The mechanical equipment shall be fully screened from view by raising building parapets to a height at least equal to the height of the units being screened. Take note to account for the additional height from the curbs on which the mechanical equipment will sit. The revised renderings of the Lot 13 building continue to show visible RTUs. Revise the parapet heights to at least equal the heights of the units being screened. Similar to the comment above, no revised elevations for Lot 11 indicating that the RTUs will be fully screened from view using taller parapet walls have been provided. - Ground mounted mechanical equipment is required to be fully screened from view by using evergreen landscaping or masonry walls of a height at least equal to the height of the units being screened. If using landscaping, the landscaping shall be at least as tall as the units at the time of planting. Lot 13 appears to be using a screened mechanical yard with perhaps a composite wood fence material, which doesn't comply with the two listed screening options. The previously made comment above has not been addressed on the resubmittal.

BUILDING ELEVATIONS. List the % make-up of the proposed metal paneling for each individual facade for both the Lot 11 and 13 buildings. The previously made comment above has not been addressed.

EXTERIOR MATERIALS. - Provide manufacturer specifications for the proposed vertical metal panel; wood veneer product; and the galvanized mesh proposed on Lot 13. - Provide manufacturer specifications for the proposed metal panel and wood look panel system proposed on Lot 11. - Revise the reference to Lee's Summit, IL on the Lot 11 car wash architectural elevations to read Lee's Summit, MO.

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. Please note: Sanitary sewer relocation plans will be required.

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 #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.

LOT BOUNDARIES. - The configurations of both lots depicted on the site plans do not match the recorded plat. The property will need to be re-platted to match the proposed lot configurations. - Label the property boundary dimensions and bearings for both lots. -

STREETS. Label the right-of-way widths for NW Pryor Rd and I-470. I-470 can be labeled as having a variable width.

EASEMENTS. - Label and dimension all existing easements on the subject lots. The site plans are missing easements dedicated on the current plat of record. - The proposed locations for the two buildings on the separate lots conflict with the locations of existing sanitary sewer lines and easements. The sewer lines shall be relocated and the conflicting easements vacated prior to the issuance of any building permits on the subject lots as depicted on the site plan.

SIDEWALKS. Show and label, including width, the existing sidewalk along NW Pryor Rd.

BUILDING LINES. Show and label, include width, of the platted building lines along the NW Pryor Rd and I-470 frontages.

DRIVE AISLE WIDTH. Is the drive aisle just north of the NW corner of the building on Lot 11 intended to be two-way or one-way? There appears to only be approximately 14'-9" of aisle width in the area south of the landscape aisle. A minimum of 24' of pavement width (not including curb and gutter) is required for a two-way aisle.

BUILDING FOOTPRINTS. Label the proposed building footprint dimensions.

LIGHTING. - Show the proposed location of all parking lot pole lights on the site plan and all wall-mounted light fixtures on the building elevations. - Provide manufacturer specifications for all proposed exterior light fixtures for review. Light fixtures shall comply with the standards under UDO Sections 8.220, 8.250, 8.260 and 8.270, as applicable. Also provide a photometric plan in compliance with UDO Section 8.230.

SITE DATA TABLE. - Add the Floor Area Ratio (FAR) for each lot. - List the number of required parking spaces and the number of proposed parking spaces.

TRASH ENCLOSURES. Are any trash dumpster proposed to be used on either lot? If so, provide a detail of the proposed dumpster enclosure(s). Enclosures shall be constructed of masonry walls and solid steel gates of a color compatible to the buiding the enclosures serve.

LANDSCAPE ISLAND WIDTH. Islands planted with trees shall be no less than 10' in width. Further, no tree shall be located less than 4' from the back of curb.

PARKING LOT SCREENING. Please note that parking lot screening via a hedge consisting of at least 12 evergreen shrubs per 40 linear feet shall be provided for the parking lot along NW Pryor Rd.

PARKING LOT SETBACK. Parking lots are required to be set back a minimum 20' from the public right-of-way. It appears that the parking lot is set back only 18' from the I-470 right-of-way.

SIGNAGE. - Submit the proposed sign package for each lot for staff to review. The City's sign ordinance allows single-tenant buildings a maximum of three (3) wall signs by right and multi-tenant buildings a maximum of two (2) wall signs by right per tenant. Additional signage may be requested as part of the subject application. - Provide dimension information for all proposed signs for review. - As shown on the elevations, there are a total of seven (7) wall sign. Staff can support a total of four (4) wall sign (one per facade), but is not likely to support all seven signs depicted on the elevations. - Staff will similarly recommend to reduce the number of gas pump canopy signage from what is depicted on the elevations to no more than three (3). - Please note that attached signage is limited to no more than 10% of the area of the facade onto which the signage is mounted.

SITE PLAN CONSISTENCY. The architectural site plans for both lots do not match the civil site plans as it relates to parking lot configuration, the presence of trash dumpster enclosure, lanscape island configurations, etc. Reconcil the site plans to all match.

MECHANICAL EQUIPMENT SCREENING. - Dash in the location of all roof-mounted mechanical equipment on the building elevations. The mechanical equipment shall be fully screened from view by raising building parapets to a height at least equal to the height of the units being screened. Take note to account for the additional height from the curbs on which the mechanical equipment will sit. - Ground mounted mechanical equipment is required to be fully screened from view by using evergreen landscaping or masonry walls of a height at least equal to the height of the units being screened. If using landscaping, the landscaping shall be at least as tall as the units at the time of planting. Lot 13 appears to be using a screened mechanical yard with perhaps a composite wood fence material, which doesn't comply with the two listed screening options.

BUILDING ELEVATIONS. - The leaders with labeled building materials for Lot 13 do not all point to the intended material. Correct. - List the % make-up of the proposed metal paneling for each individual facade for both the Lot 11 and 13 buildings.

EXTERIOR MATERIALS. - Provide manufacturer specifications for the proposed vertical metal panel; wood veneer product; and the galvanized mesh proposed on Lot 13. - Provide manufacturer specifications for the proposed metal panel and wood look panel system proposed on Lot 11. - Revise the reference to Lee's Summit, IL on the Lot 13 architectural elevations to Lee's Summit, MO.

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. The use of the building on Lot 13 will determine if additional fire protection is required.

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 distance to a hydrant on Lot 13 exceeds 300 feet. Provide an additioanl hydrant.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) The lane in front of lthe car wash on Lot 11 shall be a full 20 feet.

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2018 International Fire Code and the requirements of the Missouri Department of Natural Resources.

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. Please note: Sanitary sewer relocation plans will be required.

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 #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.

Check the square footage of the car wash building. 111k SF seems like an error.

Applicant needs to provide a traffic memo comparing trips with the new uses to the previous traffic study. Please address assumptions for the gas pumps (Are these expected to be the same trips as the car wash patrons, or can you just get gas and skip the wash?)