Lee's Summit

The bump out on 3rd Street at Green is measuring 20'. We need a minimum of 11' lanes and that does not include the gutter. Match the typical section of the rest of downtown.

Extend the bump-out at 3rd and Green to the east and eliminate that parking space. The stop sign will need to be in this area and unobstructed by a parked car.

Remove parking spaces along Green Street and leave a loading zone only.

On sheet L102, add land uses to table to match what is shown in the TIS.

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 #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.

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). 10/2/2023- Action required-The lane along the south side of the Farmer's Market needs to reconfigured to provide adequate width without impeding egress from the building. The fire lane east of the Farmers Market shall be marked as a FIRE LANE for the back of stage and emergency access for special events.

Dumpsters

IFC 304.3.3 - Dumpsters and containers with an individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more shall not be stored in buildings or placed within 5 feet (1524 mm) of combustible walls, openings or combustible roof eave lines. Action required- Where will the dumpster/dumpster enclosure be located?

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). Action required-The lane along the south side of the Farmer's Market needs to reconfigured to provide adequate width without impeding egress from the building. The fire lane east of the Farmers Market shall be maintained as a FIRE LANE for the back of stage and emergency access for special events.

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- Knox access locks shall be provided on the gates behind the Farmer's Market.

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.

Dumpsters

IFC 304.3.3 - Dumpsters and containers with an individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more shall not be stored in buildings or placed within 5 feet (1524 mm) of combustible walls, openings or combustible roof eave lines. Action required- Where will the dumpster/dumpster enclosure be located?

We have not received an updated traffic study. We held a meeting with Olsson on 8/31/23 and discussed our comments on the TIS as well as what is expected for Phase 2. We will need Phase 2 TIS before we can proceed to Planning Commission.

Where is everyone going to park for the hotel, residential, restaurants? The residential mentions provided garage parking spaces, but I'm not sure where this is since there is not a garage shown on the plans. They cannot use the public City Hall garage. Between the farmer's market and the event space, combined with normal downtown visitors, the garage will be full during events.

Accessible parking is not addressed for any of the pad sites.

Sheet L105 - Fire Truck Turning Plan shows trucks turning into a building and brick wall in the alley behind City Hall. It looks like they didn't extend their survey data far enough to pick up these structures.

Remove parking spaces from Green Street next to the garage.

Curb returns need to be 35' for arterials.

A modification letter is required for the building materials on the second floor of the farmers market building. In the response letter dated August 28th it was stated that one was provided with the resubmittal. I am not finding where that letter was submitted. Please resubmit the required letter.

A sheet that showed generic details for the amenities like the playground, public art and wickets was previously submitted. Can you please provide this sheet again? This will help the public and governing bodies better understand the concept of what is being proposed. This sheet will not tie the design to the specific items depicted.

Please clarify the drainage area being detained. It doesn't appear that the delineated area will actually be able to be captured.

Show and label all existing sidewalk, with width, along the project boundary. Sidewalk is required on Pad Site 3 along the Johnson Drive frontage. Please show this sidewalk as well as all required ADA ramps on the overall site. If a public project does not construct it, then the Pad Site 3 development would be required to construct the sidewalk.

Provide existing contours on the AT&T site with the Final Development Plan submittal.

The boundaries of the PDP and Rezoning should include the pad sites.

Rezoning Map – On a separate sheet please provide a rezoning map showing the following: 1. Boundaries of the property to be rezoned. This area should include Pad Sites 1-3, the farmer’s market & Green Street area). 2. Legal Description 3. Existing and proposed zoning districts of the property to be rezoned 4. Zoning, land use, and ownership of all parcels within 185 feet of the property to be rezoned

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 to the cover sheet stating so and cite your source of information. Please see https://dnr.mo.gov/land-geology/geology/oil-gas-resources for oil and gas well information.

Sheet L101 – Please remove TNZ from the existing zoning in the development data table. The TNZ area is not within the boundaries of this application.

Sheet L101 – In the development data table please add the following information: 1. total floor area 2. Total land area in acres & sq. ft. 3. Land area for each lot/pad site 4. FAR

Acceptable plant material – The UDO requires deciduous trees to be a 3” caliper and evergreen trees to 8’ tall be at the time of planting. We will seek a modification to reduce this requirement to 2.5” for deciduous trees shade trees, 2.0” for ornamental trees and 6’ for evergreen. Please update sheet L400 (landscaping plan) accordingly.

Parking dimensions - Where head of the parking space abuts a six-foot wide sidewalk or curbed landscaped area, the length of the parking space may be reduced by two feet to allow for vehicle overhang. The parking stall in the ally adjacent to the farmer’s market can be reduced to 17” deep. This is not a requirement, just a suggestion to help with added alley width.

Parking dimensions – The parking stalls in the ally across from pad Site 3 are labeled as 10’ wide. These can be reduced to 9’ wide. This may help accommodate an additional stall or two. Again, this is not a requirement, just a suggestion.

Parking dimensions – Parallel parking space dimensions shall not be less than nine feet wide by 23 feet long. Along Green St the parking stalls are labeled as being 8’ 6” wide. There seems to be room in the adjacent sidewalk to widen the stalls to meet the UDO. If not, we may discus seeking a modification. Are the existing stalls currently 8’ 6”?

Accessible Parking Spaces – Are any new accessible parking stalls being proposed?

Please provide additional details on what is being proposed for the wickets and the other amenities in the courtyard area. These don’t have to be the final product but can be general representation of what is intended to be there. On the site plan please also label the general areas of the courtyard amenities, (public art, wickets, seating, play area etc.)

Building Elevations – A modification will be required for the fiber cement panels on the 2nd floor of the farmer’s market building.

Building Elevations – Please provide additional details on the proposed architectural perforated back lit rainscreen proposed on the front of the farmer’s market building.

Building Elevations – Please provide more details on the proposed extruded aluminum – light cherry wood grain wall material proposed on the farmer’s market entry way. Is this a wood look metal panel? Can you provide a sample?

Building Elevations – The signage is labeled as internally illuminated channel letters. Internal illumination is not allowed in the CBD. Please remove this label from the plan sheets.

Sheet L001: • Revise the Stormwater utility contact to Lee’s Summit Public Works. A specific contact name is not required. • Revise the Sanitary Sewer and Water contact information to reference Lee’s Summit Water Utilities.

Sheet L200: • Include pavement sections on this sheet or elsewhere within the plans. • Label type of pavement and curb & gutter. • Adjust the curbs so that low-profile vehicles don’t strike the curb at the ally & 3rd and ally & drive along pad site 3. Consider mountable curbs in these areas. • Include sidewalk along the Johnson St. frontage. • Show all ADA ramps. • Are there any footings or structural components within public utility easements?

Sheet C100: • Remove the hatching from the pad sites so existing contours are visible. • Include top and bottom wall elevations. • It appears that the grading will route drainage through the playground, across walkways, and toward the market building. Is that the intent? Please address, and see additional stormwater comments below.

Sheet C200: • Clarify which utilities are included in this plan set and which are by others. • Better delineate existing vs proposed utilities. • Where is the outlet control structure located?

Sheet C201: This sheet is not required in the PDP plan set.

Sheet L400: • Show public easements. Note that only ornamental tree varieties are allowed within these easements. Please verify. • Include landscaping around intersections, as well as throughout the site.

Stormwater: • Please submit a Preliminary Stormwater Report. This should be a stand-alone report specific to this overall PDP, not the same report as used for the public box culvert project. • Include a drainage area map. • As shown, it isn’t clear how the site included in this PDP will drain. A full design of the storm sewer system isn’t required with the PDP, but a general overview is necessary. Once the stormwater report is submitted and existing contours uncovered, a full evaluation of the site drainage plan will be done.

Entered comments on Bluebeam session for both plans and traffic study.

Addational comments may follow.

Is the fire lane one way or two? And which direction? I don't feel like this is clear and the traffic study doesn't really address it at all.

On sheet L105, truck turning diagrams go outside the 15' alley west of garage and possibly hit a building

Why is parking allowed in a fire lane?

Pedestrian post top lighting needs to match what is being used on 3rd Street and Douglas.

Will PW be responsible for maintenance of all lighting, such as bollards, rope lighting, mesh lighting? None of this is anything that we normally maintain. Same with the flood lights.

There's a bulbout on 3rd Street that restricts the lane to 8'. Minimum lane width is 11' typically.

Some initial comments/thoughts - Michael Park: - Figure 8 Labels the new alley “Cooper Street”. This should be labeled “Drive 1”; it is a private alley thus far in the plans/development process. Cooper Street begins east of Johnson. - I thought Drive 1 is a one-way west/south alley as discussed in our prior meetings with GLMV and Lane4? It was designed wide enough for two lanes only to facilitate Fire Code requirements. The analysis considered proximity to Green Street of the new alley intersection along 3rd, but also needs to consider other driveway movements and any anticipated operational impacts of various turning movements/queuing along 3rd Street within this 125’ area of separation. Should the existing drive be relocated or removed? - Figure 8 should also depict the E-W alley between Douglas and SE Alley as one-way eastbound only for reference. If it was assumed two-way for any analysis, the trip distribution should be updated accordingly. - The study should address and make recommendations regarding other traffic control and operational alternatives considered at 2nd/Green (e.g. no HAWK, contact R7 to change bus service area or not for pedestrian crossings of 2nd, potential of signal with Phase 2, etc.); particularly to address known community concerns about pedestrian/schoolchild safety crossing 2nd Street. There is a school zone and crosswalk, but is anything else recommended to address those concerns or is the 2nd Phase of Development likely to generate additional improvements at this intersection? - Is there analysis of need for NB left turn lane at 2nd/Green? The reported queues for all scenarios don’t seem to reasonably represent existing observed queues that often experience 3-4 vehicles. Were the PHF’s appropriately modeled? Considering the proposed development, the PHF’s should not be a default and should probably remain consistent with existing volume patterns in the redistribution scenario and in the phase 1 scenario. - Is the recommendation to manage event traffic in/out of the Garage and along 2nd Street with Staff/officers as needed? If so, we need to discuss with the Police Department considering available resources/ demand/budget impacts. Is there an alternative to consider? - The study should address and make recommendations regarding intersection control at 3rd/Green, 3rd/Johnson, and 2nd/Johnson. Even if those recommendations are no change. I would be surprised to seen 3rd/Green warrant all-way stop with the closure of Green Street to the north. If the intersection is to be one-way stop in the redistributed scenario and Phase 1 scenario, the capacity analysis and figures for that traffic control should be reflected of the same. If it warrants an all-way stop after the Green Street closure in your recommendation, then it should be noted in the report accordingly. - Figure 8 depicts Phase 2, but did not include development south of the new alley? - Any other pedestrian safety improvement or traffic circulation recommendations considered (e.g. ped crossing enhancements of the garage driveway to the market, removal of the pedestrian door on the garage near Green/Driveway corner for an opening to encourage pedestrian use of the walkways in lieu of the garage drive entrance/exit for improved visibility, parking occupancy/vacancy display on the exterior of the garage for 2nd Street and the Driveway, etc.)? - Provide some explanation to the recommended one-way alley change between 3rd and Garage (e.g. reduce volume headed south along the alley caused by Green closure, sight distance and alley width concerns that don’t accommodate such likely increases in volume?). - Any suggestions in traffic circulation to replace the bus/transit stop that will be removed when Green Street is closed? Will this impact be addressed in the traffic study? Any impacts of the closure to Green, one-way designation to existing alley, and other circulation changes caused by the proposed plan to transit, school bus traffic, public services (e.g. trash), freight movement (deliveries use the ally), or existing parking lot access/circulation (adjacent to alley)? If not, those considerations and conclusions should be stated in the report. It’s a comprehensive traffic study that evaluates all the impacts of the project to address public questions and confidently understand those impacts have been addressed/mitigated. The report seems to lack or omit some of those considerations and those considerations need firm conclusions and/or recommendations where operational changes and mitigations are applicable.

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 fire lane width is the drivable surface and is not measured from back of curb. Make corrections where needed. Where the vertical distance between the grade plane and the highest roof surface exceeds 30' (105.1) the minimum width shall be 26 feet. Action required-The lane along the south side of the Farmer's Market needs to reconfigured to provide adequate width without impeding egress from the building. The fire lane east of the Farmers Market should be disigned for access to future multi-story structures along Johnson

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- Knox access locks shall be provided on the gates behind the Farmer's Market.

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.

Dumpsters

IFC 304.3.3 - Dumpsters and containers with an individual capacity of 1.5 cubic yards [40.5 cubic feet (1.15 m3)] or more shall not be stored in buildings or placed within 5 feet (1524 mm) of combustible walls, openings or combustible roof eave lines. Action required- Where will the dumpster/dumpster enclosure be located?