Lee's Summit

BUILDING ELEVATIONS. In earlier meetings with the applicant, it was stated that additional photos of a similar/identical existing building would be provided to help convey the appearance of the buildings. To date, the only photo is a partial image of an existing building included on the building elevations. Staff suggests that photos be submitted of all building sides to provide a real world example of the proposed architecture. While the color axonometric elevations provided are helpful, photos of an existing building better convey the building aesthetic.

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. 8/21/2023- The north building will be provided with an automatic fire sprinkler system.The use of the south building may require additional fire protection or rated separation i.e. automotive repair, storage of trucks/vehicles greater than 10,000-pounds, and or 16 passengers,and cabinet shops.

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. Provide Knox key switches on the gates.

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. Show on Final Development Plan (FDP).

BUILDING ELEVATIONS. - To satisfy the requirements for four-sided architecture, extend the use of contrasting materials, colors and textures onto all sides of the proposed buildings. According to the applicant response letter, no contrasting materials, colors and textures have been extended onto the north elevation of Building B due to the presence of existing trees and other vegetation along the north side of the property. The UDO requirement for four-sided architecture calls for these features to be extended across all elevations so that there is no appearance of a "back" to a building. Staff has no authority to administratively consider and grant relief from the four-sided architecture requirement; only City Council has the authority to consider granting relief from said requirement via a preliminary development plan application. The previously made comment by staff requiring that architectural embellishments and relief be extended onto the north elevation of Building B still stand. Staff understands that the applicant will request relief from the City Council as part of the separate preliminary development plan process. Staff's recommendation will be for compliance with the UDO requirement for four-sided architecture. - To satisfy the requirement for horizontal and vertical breaks, provide projections and offsets in order to provide visual interest and architectural relief to break up the long expanses of flat walls. The renderings do not appear to convey that there is much, if any, projection or off-set at the transition between the proposed metal and proposed wood composite on any of the out-facing building elevations. The materials appear to be flush at these transitions, thereby resulting in flat walls. Projections/off-sets are required so as to break up the long, flat wall planes. In a follow-up meeting between staff and the applicant, the applicant indicated that photos of a similar/identical existing development would be provided to convey how the proposed design complies with the requirement for horizontal and vertical relief that may not be evident through the drawings provided. No photos or the like have been provided on the resubmittal. - The subject site is not located in one of the city's specified metal building areas. As such, the use of metal is limited to that of an incidental role (i.e trim, standing seam metal roof, etc.). The list of approved exterior building materials for use on the proposed buildings are found under UDO Section 8.170. Fronts of all buildings facing a street shall incorporate a minimum 50% of materials from the approved material list. The sides and the remaining 50% of the front may utilize pre-engineered and pre-finished rough texture metal panel systems. The applicant response letter states that 50% of all street-facing elevations are composed of composite wood and glass, with the remaining 50% composed of corrugated metal panels. Composite wood is not an approved material under UDO Section 8.170, therefore the requirement for 50% approved materials on the street-facing elevations has not been met. Furthermore, corrugated metal is not an allowed material because this property does not fall within the boundaries of the specified metal building area. The UDO allows the use of rough-textured (i.e. stucco-finished) metal panels, but corrugated metal is not considered a rough-textured metal and therefore does not comply with the UDO's material requirements. Should the applicant choose to pursue the composite wood and corrugated metal, it will require submittal of a preliminary development plan so that the City Council may consider the use of said material. Staff would not support a request to seek relief from the material requirements as written. The applicant has submitted a preliminary development application in pursuit of the materials referenced above.

SIDEWALKS. For your information, the pursuit of any modifications seeking relief from any development standard via a preliminary development plan application (such as the architectural requirements previously mentioned) does open the opportunity for staff to recommend to the City Council that certain site improvements be required as conditions of approval for said preliminary development plan. In this case, staff would recommend that a condition of approval be that sidewalks be required to be constructed along both the Decker St and Thompson Dr street frontages in order to reflect current development standards that require sidewalks along all non-residential streets. Staff understands that the applicant will request relief from staff's recommendation for sidewalk as part of the separate preliminary development plan application.

Sidewalks along Thompson Drive will be required unless the applicant decides to pull their PDP application requesting a change in materials. Sidewalks along Decker will not be required.

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. 8/21/2023- The north building will be provided with an automatic fire sprinkler system.The use of the south building may require additional fire protection or rated separation i.e. automotive repair, storage of trucks/vehicles greater than 10,000-pounds, and or 16 passengers,and cabinet shops.

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. Provide Knox key switches on the gates.

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. Show on Final Development Plan (FDP).

BUILDING ELEVATIONS. - To satisfy the requirements for four-sided architecture, extend the use of contrasting materials, colors and textures onto all sides of the proposed buildings. According to the applicant response letter, no contrasting materials, colors and textures have been extended onto the north elevation of Building B due to the presence of existing trees and other vegetation along the north side of the property. The UDO requirement for four-sided architecture calls for these features to be extended across all elevations so that there is no appearance of a "back" to a building. Staff has no authority to administratively consider and grant relief from the four-sided architecture requirement; only City Council has the authority to consider granting relief from said requirement via a preliminary development plan application. - To satisfy the requirement for horizontal and vertical breaks, provide projections and offsets in order to provide visual interest and architectural relief to break up the long expanses of flat walls. The renderings do not appear to convey that there is much, if any, projection or off-set at the transition between the proposed metal and proposed wood composite on any of the out-facing building elevations. The materials appear to be flush at these transitions, thereby resulting in flat walls. Projections/off-sets are required so as to break up the long, flat wall planes. - The subject site is not located in one of the city's specified metal building areas. As such, the use of metal is limited to that of an incidental role (i.e trim, standing seam metal roof, etc.). The list of approved exterior building materials for use on the proposed buildings are found under UDO Section 8.170. Fronts of all buildings facing a street shall incorporate a minimum 50% of materials from the approved material list. The sides and the remaining 50% of the front may utilize pre-engineered and pre-finished rough texture metal panel systems. The applicant response letter states that 50% of all street-facing elevations are composed of composite wood and glass, with the remaining 50% composed of corrugated metal panels. Composite wood is not an approved material under UDO Section 8.170, therefore the requirement for 50% approved materials on the street-facing elevations has not been met. Furthermore, corrugated metal is not an allowed material because this property does not fall within the boundaries of the specified metal building area. The UDO allows the use of rough-textured (i.e. stucco-finished) metal panels, but corrugated metal is not considered a rough-textured metal and therefore does not comply with the UDO's material requirements. Should the applicant choose to pursue the composite wood and corrugated metal, it will require submittal of a preliminary development plan so that the City Council may consider the use of said material. Staff would not support a request to seek relief from the material requirements as written. - The proposed corrugated steel siding and wood composite material are not listed under the approved materials list, but may be approved by the City Council as a conditional material at its discretion. If the applicant intends to pursue use of both materials, manufacturer specifications shall be provided for the proposed materials for review. Staff may or may not support the use of one or both materials as proposed.

SIDEWALKS. For your information, the pursuit of any modifications seeking relief from any development standard via a preliminary development plan application (such as the architectural requirements previously mentioned) does open the opportunity for staff to recommend to the City Council that certain site improvements be required as conditions of approval for said preliminary development plan. In this case, staff would recommend that a condition of approval be that sidewalks be required to be constructed along both the Decker St and Thompson Dr street frontages in order to reflect current development standards that require sidewalks along all non-residential streets. Should the applicant comply with all development standards and not require or propose to seek relief from any development standards via a preliminary development plan, then development plan approval remains at the administrative level via a final development plan application. The final development plan process does not allow staff the opportunity to pursue construction of public sidewalks by the applicant because they are not shown as required by the plat of record.

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. 8/21/2023- The north building will be provided with an automatic fire sprinkler system.The use of the south building may require additional fire protection or rated separation i.e. automotive repair, storage of trucks/vehicles greater than 10,000-pounds, and or 16 passengers,and cabinet shops.

Fire Lane Required

IFC 503.1.1 - Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where: 1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. The distance to the back ofthe north building exceeds 150'. Provide additional fire access or provide 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. Provide a hydrant plan.

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. Provide Knox key switches on the gates.

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. Show on Final Development Plan (FDP).

Applicant responce stated they were told sidewalk was not needed, however, meeting minutes do not reflect that. Sidewalk will be required on a minimum of Thompson Drive to the property line.

TIME PERIOD. What is the requested time period for the special use permit? For new construction projects, the City Council has historically granted time periods ranging from 10 to 20 years.

RIGHT-OF-WAY. Label the SE Decker St and SE Thompson Dr right-of-way widths.

SIDEWALKS. 5' sidewalks shall be provided along both street frontages.

BUILDING LINES. Label the platted 20' building lines along both street frontages.

SUMMARY TABLE. For ease of reference, also express the Impervious Area data in percentage.

ADA PARKING SPACE. Add a note indicating that the ADA parking sign shall be mounted a minimum 5' above finished grade.

PARKING LAYOUT. What consideration has been given from a parking perspective if the flex spaces are used to be officed out of as referenced in the use narrative and thus require the need for more than the single parallel space in front of each individual unit? It appears that there is sufficient roof to provide two striped perpendicular spaces in front of each unit and still allow for a minimum 20'-wide travel lane to satisfy fire access requirements. Additional input from the Fire Dept will be needed to confirm the required travel lane width.

LIGHTING. Add a note that exterior light fixtures shall comply with the lighting standards under UDO Article 8.

TRASH ENCLOSURE. Add a note stating that the trash enclosure shall be constructed in accordance with the requirements of UDO Section 8.180.G.

BUILDING ELEVATIONS. - To satisfy the requirements for four-sided architecture, extend the use of contrasting materials, colors and textures onto all sides of the proposed buildings. - To satisfy the requirement for horizontal and vertical breaks, provide projections and offsets in order to provide visual interest and architectural relief to break up the long expanses of flat walls. - Provide a percentage breakdown for the materials used on each of the building facades. - The subject site is not located in one of the city's specified metal building areas. As such, the use of metal is limited to that of an incidental role (i.e trim, standing seam metal roof, etc.). The list of approved exterior building materials for use on the proposed buildings are found under UDO Section 8.170. Fronts of all buildings facing a street shall incorporate a minimum 50% of materials from the approved material list. The sides and the remaining 50% of the front may utilize pre-engineered and pre-finished rough texture metal panel systems. - The proposed corrugated steel siding and wood composite material are not listed under the approved materials list, but may be approved by the City Council as a conditional material at its discretion. If the applicant intends to pursue use of both materials, manufacturer specifications shall be provided for the proposed materials for review. Staff may or may not support the use of one or both materials as proposed. - Provide color elevations of all four building sides to better present and convey the aesthetic of the proposed buildings.

MECHANICAL EQUIPMENT. With the possibility of the units being used in part as office space, how will the presence and screening of HVAC equipment be addressed? Mechanical equipment is required to be fully screened from view. RTUs are required to be screened on all four sides via parapet walls at least equal to the height of the units being screened. Ground-mounted equipment shall be full screened from view using masonry walls or evergreen landscaping at least equal to the height of the units at the time of installation.

SECURED ACCESS. Clarify what means will be used to secure the facility, if any. It appears that gates might be proposed at the entrance and exit, but this isn't made clear. Will any fencing be installed? Provide a detail of any proposed gate and fence for review.

USE NARRATIVE. Please provide additional operational information for the propoed use such as: hours of operation; secured/non-secured access; any on-site management and/or maintenance personnel, etc.

Sidewalks are required along both Decker and Thompson.

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 may require additional fire protection or rated separation i.e. automotive repair, storage of trucks/vehicles greater than 10,000-pounds, and or 16 passengers,and cabinet shops.

Fire Lane Required

IFC 503.1.1 - Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where: 1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. The distance to the back ofthe north building exceeds 150'. Provide additional fire access or provide 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. Provide a hydrant plan.