Lee's Summit

Revised conditions noted in the memo provided to City Council

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. Work with Water Utilities to provide a water model to confirm the required fire flow of Table B105.1(1) is being meet for the type of construction and building size. Per amendement only a 50% reduction of fire flow is allowed for buildings equiped with 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 for Building 1 to meet the 300' foot requirement and the 100' requirement for the FDC.

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 the location of the FDC on all buildings. Not shown on resubmittal.

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.

Due to the modification request letter and the additional section provided, I assume that an inset screening method mounted to the roof is not being proposed. Please confirm.

Since the height of the parapet will not be taller than roof-mounted equipment, please add a dashed line at the height of the roof-mounted equipment on the elevations.

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 #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.

Revise the modification request letter and remove the parking. Technically a modification is not being requested since an alternate parking plan is being proposed.

Revise the modification request letter for item 3 - the justification of not including the sidewalks just because of the neighbors does not seem to fully encompass previous conversations such as the proposed topography which would result in difficulty constructing the sidewalks and ensuring they comply with ADA.

For the modification related to roof top equipment, would you be open to an inset screening option? So the parapet would not need to be raised all around but an additional form of screening would be applied to the rooftop. If that is doable, then staff will be able to support the modification as we have similarly in the past. If not, then we will need more information such as a section from the alternate view, currently you provided a north/south section cut with an east/west view and vantage points. We would need the same for a north/south view. From there, we would be able to determine staff support on that modification.

I noticed a PDF of the legal description was submitted initially, staff will need to include this in the ordinance, so please provide either a word document or a PDF with copyable text.

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 #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. Work with Water Utilities to provide a water model to confirm the required fire flow of Table B105.1(1) is being meet for the type of construction and building size. Per amendement only a 50% reduction of fire flow is allowed for buildings equiped with 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 for Building 1 to meet the 300' foot requirement and the 100' requirement for the FDC.

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 the location of the FDC on all buildings. Not shown on resubmittal.

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.

Staff will need an updated Developer's Agreement that states that a new Traffic Study will be required with each new phase and a signal warrant will be evaluated at that time. Once the signal is warrants are met, the developer will be required to construct the signal and all required improvements, i.e. turn lanes, pedestrian facilities, etc, at that time.

The modification request letter should encompass all modifications even if included on other plans (elevator requirement, 20% of all walls facing public streets containing windows and doors, and any others you may be requesting).

As mentioned in the applicant call, the balconies would be considered to count towards the off-set requirement of 4-ft if covered. Therefore, every 100-ft. there needs to be a 4-ft. off-set. Currently the span between covered balconies is about 142-ft.

Update the landscaping plan to include the evergreens along the street frontages.

On Building C, there is a span of about 98-ft. on the rear elevation where there is no variation in the roof height. The front elevation appears to be different and there should not be difference between front vs. rear.

With the modifications being requested, staff encourages enhancing the landscaping to go above and beyond. There is a large amount of area within the internal courytard being created that seems pretty bare.

Although not required, it could be extremely helpful when presenting this project if you included some 3D renderings and even some images of what that would look like with the surrounding area (providing some context).

Are sidewalks within the courtyard proposed to be 5-ft. wide? If so, could you add a dimension please since we have varying widths throughout.

On the front elevation of Building C, the third balcony from the left, the roof line does not match the others as far as the height projection. Was that just an error?

The Summary and Recommendations section of the stormwater report should be expanded to discuss the existing downstream infrastructure such as the box culverts beneath M-150 and Ward Rd., as well as the dam immediately upstream of Raintree Lake, are suitable for the stormwater flows generated by the project. Correction required.

The stormwater report spends most of the time accounting for past allowances for stormwater flow from the site. While this is a good excercise to demonstrate the logic, a pre-versus-post development analysis is required to show the increase in peak flows at critical point 1 from existing (i.e., today) conditions. Correction required.

The peak flow analysis described above should be expanded to show if the 100 year water surface elevation in the vicinity of the concrete spillway is increased to a point where it encroaches upon adjacent property to the southwest or southeast. This concern is caused by the increase in the 100 year WSE due to increased peak flows for the existing versus proposed condition. Correction required.

Is a 6 inch fire line sufficient? Evaluation and correction required.

Is a single 2 inch master meter sufficient for this project? There is doubt this is large enough to serve all the buildings in this project. Evaluation and correction required.

United States Army Corps of Engineers (USACE) jurisdiction shall be confirmed prior to formal approval. Informational comment.

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. Work with Water Utilities to provide a water model to confirm the required fire flow of Table B105.1(1) is being meet for the type of construction and building size. Per amendement only a 50% reduction of fire flow is allowed for buildings equiped with 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 for Building 1 to meet the 300' foot requirement and the 100' requirement for the FDC.

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 the location of the FDC on all buildings. Not shown on resubmittal.

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.

After staff discussions it has been determined that since the traffic study does not warrant the signal with this development, it does not have to be installed at this time. Future phases of the development will be required to submit a new traffic study with new counts to determine when the signal is warranted.

Please add a note in the Trip Generation section stating that while there are multiple land uses, the distribution is unknown so you used the most conservative.

a 1/3 split of traffic does not seem accurate. Staff feels 25% North, 40% West, and 35% east may be more accurate.

UDO Sec. 5.510.B.4.a - For all structures three stories of more in height, the base (first 20 feet) of a building shall be distinguished from the remainder of the building by providing a minimum of three of the design elements (1) balconies, (2) bay or box windows, (3) porches or covered entries, (4) dormers or other variations in the roof plane, (5) accent materials such as brick, stone, or stucco with banding highlights, (6) shutters, (7) variation in window sizes and shapes, or (8) veritcal elements that demarcate building modules. Articulate how you are meeting this requirement.

At least 20% of all walls facing a public street shall contain windows or doorways. Provide details addressing this requirement.

Provide information detailing the depth of the exterior facade articulations.. Per the M-150 Corridor Overlay, any building longer than 180-ft. shall provide a minimum off-set of 4-ft. for every 100-ft. of building length.

Sheet C.200 - Provide a setback on the existing drive approach to the parking lot on the north side of the site.

In the pre-app the site plan included sidewalks on the street facing sides of the apartment buildings. Per the M-150 Corridor Overlay, the primary entrances and facades shall not be oriented towards parking lots, garages, or carports. Furthermore, a building entry must be connected to a public sidewalk.

Sheet C.200 notes "recreation space". Provide information about all "recreational" activities proposed.

Provide a separate document in letter format outlining the requested modifications, justification, and provided enhancements to offset the modification.

Sheet L.100 - The street frontage landscaping shall incorporate deciduous trees, evergreens, and shrubs per the UDO. 1 tree, deciduous or evergreen, shall be provided for each 30 feet of frontage and one shrub shall be provided for each 20 feet of frontage.

Sheet L.100 - Overall, the site needs to incorporate evergreens to provide for year round landscaping. As a heads up, there has recently been increased attention on landscaping and buffering/street frontages.

Provide an example of the screening for the ground-mounted equipment.

Elevations - There have been many recent conversations regarding building design and materials. It has been stated by both the Planning Commission and City Council that more durable long lasting materials are preferred. It is highly recommended by staff to provide more masonry, more visual separation through differing materials, more break ups in the massing of the roof (faux dormers, more gables, etc.), and more variation in roof height (Building C). Something similar to your development "Switch" in Kansas City, KS.

Provide a typical sidewalk dimension. M-150 Corridor Overlay requires a minimum width of 5-ft.

Provide the setback from the property line on teh north (where the drive approach is) to the parking lot. The UDO requires a minimum 20-ft. parking lot setback from public right-of-way which may not be doable in this location due to the right-of-way, but it would still need to be requested as a modification. Staff would be supportive of this modification due to the right-of-way extending into the site.

The "Storm Drainage Study" dated Dec. 17, 2024 (hereinafter referred to as the "stormwater study") is missing a downstream analysis to a point immediately north of Raintree Lake. This would include any culvert analysis beneath M-150 and beneath Ward Rd., and the dam to the immediate north of Raintree Lake that forms the small lake immediately upstream of Raintree Lake. Relevant data includes: 1) flow rates for the 2, 10, and 100 year events, and culvert analysis of the box culvert beneath M-150 and Ward Rd., and at the spillway crest for the existing condition, 2) flow rates for the 2, 10, and 100 year events for the proposed condition for the same locations listed above, 3) evaluation of the existing dam in terms of physical integrity, and recommendations concerning using the dam "as-is", or performing work in relation to the dam. Correction required to the study.

The stormwater study discusses in at least two (2) separate sections the need for a stream buffer waiver. If you can provide additional information such as historical data concerning this stream, and how it has changed over the years, no stream buffer waiver is required. We would need to see this information, however, within the stormwater study. Correction required.

Water line plans should be revised. Recommend looking over the City of Lee's Summit Design and Construction Manual concerning fire lines, domestic service lines, etc. You will not need to meter the private fire line. As shown on the utility plan, it appears you are wanting to set two (2) 6 inch meters to serve the development, and it would appear this line is a fire line based on what I can see. Be aware the cost associated with 6 inch water meters, as they are expensive due to the impact fee. Correction required.

Where are the domestic water lines? It appears you are showing fire lines, but domestic lines appear to be missing. Correction required.

Have you checked to ensure any cut and fill operations will not cause the sanitary sewer to exceed 20 feet in depth to flowline, or less than 3.5 feet of cover over top of pipe? If either is exceeded, mitigation or relocation may be required. Informational comment.

List all new sanitary sewer lines as "PRIVATE". The only public sanitary sewer lines shall be the existing line bisecting the site. Correction required.

List all fire lines and any domestic lines as "PRIVATE". Correction required.

United States Army Corps of Engineers (USACE) jurisdiction shall be confirmed prior to formal approval. Informational comment.

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. Work with Water Utilities to provide a water model to confirm the required fire flow of Table B105.1(1) is being meet for the type of construction and building size. Per amendement only a 50% reduction of fire flow is allowed for buildings equiped with 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 for Building 1 to meet the 300' foot requirement and the 100' requirement for the FDC.

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 the location of the FDC on all buildings.

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.

The 2022 counts are very dated. There has been significant growth in the area and the 2022 data may still be Covid influenced data. Please update the count data. After further discussion staff has decided that the 2022 counts will be accepted for this study. New counts will be required for future phases

Please add a note in the Trip Generation section stating that while there are multiple land uses, the distribution is unknown so you used the most conservative.

a 1/3 split of traffic does not seem accurate. Staff feels 25% North, 40% West, and 35% east may be more accurate.

Per the Developers Agreement on record this development would trigger the Stage 2 roadway imprvements. This includes a permanent traffic sign at Ward Road and Arborwalk Blvd and a restripe of the the markings to create a second left turn lane. A TIS will also indicate any other improvements required due to this development.