Lee's Summit

PARKING DESIGN. A minimum 20' parking lot setback is required from any adjacent residential use. The western boundary of the proposed parking lot is set back 8'-6" from the abutting residential property. A modification to the minimum parking lot setback shall be required to be approved as part of the subject preliminary development plan process. Staff will support granting a modification to allow the parking lot setback as shown on the plans. No further action is required to address this comment.

PLATTING. Please note that the future subdivision of the subject property will require a replat of the site via the minor plat or final plat process. This process need not be undertaken until such time as the current property owner intends to convey a portion of the subject property to a separate party.

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 #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 #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.

DE Contact Field Eng. Inspector

Prior to the commencement of any construction activities, the Contractor shall contact Field Engineering Inspections at (816) 969-1200 to coordinate a preconstruction meeting / conference with the assigned Field Engineering Inspector.

For informational purposes only: The public sanitary sewer extension work must be within a separate set of Public Infrastructure Plans submitted with the Commercial Final Development Plans for this project. Please be aware that the sanitary sewer easements necessary for the public sanitary sewer extension must be obtained by plat and/or by separate document. This information must be provided to the City and documented on the Commercial Final Development Plans and the Public Infrastructure Plans.

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.

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 #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 #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.

DE Future Repair Work

Please be aware that any future repair work to public infrastructure (e.g., water main repair, sanitary sewer repair, storm sewer repair, etc.) within public easements will not necessarily include the repair of pavement, curbing, landscaping, or other private improvements which are located within the easement.

For informational purposes only: The public sanitary sewer extension work must be within a separate set of Public Infrastructure Plans submitted with the Commercial Final Development Plans for this project. Please be aware that the sanitary sewer easement necessary for the public sanitary sewer extension must be obtained by plat or by separate document and provided to the City.

SITE INFORMATION TABLE (SHEET C0.0). 1) The listed zoning information is incorrect. The subject site is zoned CP-2 (Planned Community Commercial District). 2) Extend out the Floor-Area Ratio calculation to two decimal places and revised the listed calculation from 0.1 to 0.08. 3) For purposes of quick reference, include the percentage figures for both the existing and proposed amounts of impervious and pervious site area.

OIL & GAS WELLS. Add a note to the plans regarding the presence of any active, inactive or capped oil and gas wells on the site. Cite the source of information used to make the determination. The Missouri Department of Natural Resources (MoDNR) maintains an online database of oil and gas wells that can be sourced and cited for this information. Show and label the location of any wells on the property.

LOT DIMENSIONS. The property line bearings and dimensions labeled on the plans do not match the bearings and dimensions labeled on the plat of record for the subject property. Add a notation to the bearings and dimensions currently shown on the drawings as "Measured". Then add the bearings and dimensions from the plat of record to their respective lot lines and add a notation of "Plat".

TRASH ENCLOSURE. The existing bank facility is currently served by a trash enclosure at the SE corner of the site. Staff recalls discussion during the pre-application that the intent is to not have any exterior trash receptacle. Please confirm that the intent continues to be that there be no exterior trash receptacle. Should the need or desire arise in the future for an exterior receptacle, it shall be fully screened from view in accordance with the requirements found under UDO Section 8.110.C and shall be served by a paved surface designed in accordance with the requirements found under UDO Section 8.620.F.1.c.

BUFFER/SCREENING REQUIREMENTS. The landscape plan depicts a high-impact landscape buffer being provided along the west, south and east sides of the subject site, inclusive of a 6'-tall opaque wall or fence, all in accordance with the current requirements of the UDO. The current bank facility only has opaque fence screening along the west property boundary where the subject site is in closest proximity to adjacent John Knox Village residential uses. The existing bank facility is separated from other John Knox Village residential uses by a large parking lot and a private street to the east and south, respectively, and currently has no screening in those directions. Have any discussions been held with John Knox Village about the proposed screening along the south and east sides of the bank site to see if they have an opinion or preference of the type of screening provided between the uses or if they want the screening provided at all since the existing facility has no screening in those two areas now? There is currently a pedestrian connection between the bank site and the John Knox Village parking lot to the east that is shown to be maintained with the proposed redevelopment. Having only landscaping and no fence along the east site boundary would maintain open sight lines between the adjacent uses and make for a more comfortable and inviting pedestrian environment. Staff could support a modification request to request relief from the fence component of the buffer/screen along the east property boundary if John Knox Village is amenable.

PARKING DESIGN. The existing parking lot on the site is set back 10' from the NW Chipman Rd right-of-way. The current standard for the minimum parking lot setback from the public right-of-way is 20'. The proposed development shows a 7' parking lot setback from the public right-of-way. The proposed development is currently shown with more than twice the amount of required parking for a bank. The 20' minimum parking lot setback from NW Chipman Rd can be met by removing the row of 10 parking spaces closest to said street, and in doing so the site would still have 11 more parking spaces than the minimum requirement.

PHOTOMETRIC. 1) The site plan used on the photometric plan doesn't match the site plan used on the civil plan set in that the photometric plan shows the site improvement limits coming all the way up the west, south and east lot lines. For example, the photometric plan shows the proposed building and parking lot being 20' closer to the south property line than on the civil drawings. Revise to match the civil drawings. 2) The maximum allowable foot-candle level at the property line where a commercial use abuts residential property is 0.5 foot-candles. The photometric plan as currently shown exceeds the maximum allowable lighting level. 3) The photometric plan shows the proposed parking lot pole lights having a fixture height of 25' above finished grade. All light fixtures on properties within or adjoining residential uses and/or districts shall not exceed 15 feet in height within the perimeter area. For purpose of this standard, the perimeter area shall be measured 100 feet from the property line closest to the residential use and/or district. Outside the perimeter area, the overall height may be increased to 20 feet, measured to the top of the fixture from grade. Reduce the pole fixture heights accordingly. 4) The lighting around freestanding ATMs shall be a minimum of 5.0 footcandles and not to exceed 16.0 footcandles, measured within a ten-foot radius from the ATM or 4.0 footcandles within a 30-foot radius.

MECHANICAL EQUIPMENT SCREENING. Dash-in the location of all proposed roof-top equipment on the building elevations. 1) All exterior building-mounted and roof-top building equipment, including, but not limited to, HVAC and mechanical equipment, vents, piping, roof access ladders, and utility meters, shall be located out of view or otherwise screened from view by all adjacent public or private streets and any residentially zoned or developed properties. Appropriate screening methods may include the use of architectural features and/or landscape planting that provide immediate and opaque visual buffering. 2) For roof-top equipment not adequately screened by the building parapet, a supplementary screen around all sides of the equipment shall be provided, composed of materials including prefinished architectural metal panels, stucco panels, masonry walls, or similar building materials that are consistent with the overall architectural design and finish materials of the proposed building. The height of any supplementary screens shall be no lower than the height of the equipment it is intended to screen. Site/building cross-section diagrams may be required to prove compliance with this screening requirement. Take into account added RTU heights from the curbs on which the equipment will sit to ensure that adequate screening height is provided. 3) All ground-mounted building equipment, including, but not limited to, HVAC and mechanical equipment, power transformers, back-up power generators, shall be fully screened from view from adjacent public streets and residential properties with landscaping, masonry screen walls, decorative fencing, or a combination thereof.

SIGNAGE. The maximum number of wall signs allowed by right for a single-tenant building in the CP-2 zoning district is 3. The building elevations show a total of 5 wall signs.

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.