Building Safety Division
Planning and Development Services
8500 Santa Fe Drive
Overland Park, Kansas 66212
913-895-6266  Fax: 913-890-1266
www.opkansas.org
December 20, 2013
Eirene Oliphant
BRR Architecture
eirene.oliphant@brrarch.com
6700 Antioch, Suite 300
Merriam, KS 66204
Plan Review Number: PRS2013-00970
Project Name: PANERA BREAD
Project Address: 11401 College
The Planning and Development Services Department reviewed the plans submitted on
December 2, 2013. The following comments are from various divisions within the Planning
and Development Services Department.
When resubmitting your plans, include a cover letter complete with
project name, address, and plan review number, and indicate how
you have addressed each plan review comment.
Building Safety Division - Plan Review
The following comments are from the Building Safety Division-Plan Review. Direct any
questions regarding these issues to Steve Mosebach, MCP at (913) 895-6266.
1.
Obtain a building sewer and connection permit from the Johnson County Wastewater
Offices, 11811 South Sunset Drive, Suite 2500, Olathe, Kansas, and submit it prior to
the issuance of a foundation or building permit. You may reach the Johnson County
Wastewater Offices at (913) 715-8500.
2.
The applicant shall submit plans for review (unless already submitted) to Water
District No. 1 of Johnson County, located at 10747 Renner Boulevard, Lenexa, Kansas
66219. For submittal requirements, please contact Brian Schade at (913) 895-1800.
The City of Overland Park will request from the Water District the status of the
existing water distribution system. The Water District will inform the City of the
status of the existing water distribution system and any modifications necessary for
domestic water service or fire protection needs for the project. The City of Overland
Eirene Oliphant
December 20, 2013
Page 2
Park will not issue a foundation or building permit until the water distribution system
is capable of providing the necessary domestic and fire protection requirements, unless
the following items are satisfied:
 All agreements/contracts required to provide the necessary improvements to
the water distribution system shall be executed and approved by Water
District No. 1 of Johnson County.
 The location of existing fire hydrants, along with any proposed modifications to
fire hydrant layout, shall be approved by the Overland Park Fire Department.
3.
Prior to obtaining the permit, a pre-construction meeting must be scheduled with the
Building Safety Division. The purpose of the meeting will be to help the contractor(s)
coordinate inspection activities by explaining critical inspection issues and
timeframes, permit conditions, and stipulations. For questions or to schedule the
meeting, please contact Therese Lyons, Development Coordinator, at (913) 895-6237.
4.
Special inspections of specific components of the project are required by Section 1704
of the 2012 International Building Code. Enclosed with this letter is a Statement of
Intent to perform special inspections which shall include a list of materials and work
to be inspected. In addition, provide a list of individuals, approved agencies, and firms
intended to be retained for conducting such inspections.
5.
The plans and specifications were reviewed based on the following information:
a.
b.
c.
d.
e.
f.
g.
Construction Type – 5B.
Group – A-2.
Area – 4,290 square feet
Height – 15 feet (1 Story)
Occupant Load – 155.
Fire Sprinklers – Yes.
Code Edition – 2012 International Building Code.
6.
The accessible toilets in the restrooms shall be provided with a vertical grab bar per
Section 604.5.1 and Figure 604.5.1 of ICC/ANSI A117.1 – 09.
7.
The bottom glazed panels in window frames D, F and I shall be safety-tempered per
Section 2406.4.3 of the 2012 International Building Code. (See page A-4.9)
8.
Provide additional directional exit lighting in Dining 103 and Queuing 101 to direct
occupant to both exits at the front of the building per Section 1011 of the 2012
International Building Code.
9.
A fire alarm system is not required by code for this occupancy, but Page E4.1
indicates initiation and notification appliances. If a fire alarm system is to be installed
then submit complete fire alarm shop drawings per the requirements of Section
907.1.2 of the 2012 International Building Code.
Eirene Oliphant
December 20, 2013
Page 3
The following items shall be addressed at a later date, but will not delay the issuance of a
building permit:
1.
Submit complete fire sprinkler plans and hydraulic calculations for review and
approval, prior to installation of the system. The system shall be designed per NFPA
13, as referenced in the building code.
2.
An electronic drawing showing impervious surfaces for use in calculating the Storm
Water Utility Fee shall be provided to Planning and Development Services prior to
issuance of Certificate of Occupancy or Certificate of Compliance. Please refer to the
enclosed Impervious Surface Drawing Requirements. Questions should be directed to
Mark Steger at (913) 895-6202 or mark.steger@opkansas.org.
Current Planning Division
The following comments are from the Current Planning Division. Questions regarding these
issues should be directed to Keith Gooch at (913) 895-6181.
1.
Does the parapet screen all roof-top mounted equipment? All ground-mounted
mechanical equipment shall be screened from view with an architectural treatment that
is compatible with the building architecture. Landscaping can screen this equipment.
2.
Prior to the issuance of a Building Permit, the property shall be preliminary and final
platted.
3.
As stipulated, “At the time of construction plan approval, the display window details
will be review further. The display windows shall provide an off-set from the adjacent
building material. In addition, the display graphic inside the window shall not be
applied directly to the window. No lighting shall be provided directly behind the
graphic.”
4.
No signs are approved as part of this request. Please contact Therese Lyons at (913)
895-6237 for sign permits.
5.
Prior to the issuance of a building permit the unspecified transportation fee of $6,791
shall be paid.
6.
Is all the landscaping planted with this application including the Freddy’s?
7.
Any wall mounted equipment shall be painted to match the adjacent wall material. No
utility lines (i.e. gas lines) shall extend up the side of the building to the roof.
8.
The back of any raised parapet that is visible from adjacent public areas shall be
painted to match the dark brick color.
9.
Do all proposed colors match the approved colors with the final development plan?
Eirene Oliphant
December 20, 2013
Page 4
Health and Environment Division
The following comments are from the Health and Environment Division. Direct any
questions regarding these issues to Suzanne Coleman at (913) 895-6271.
1.
Please clarify if there is a coffee “dump sink” located in the vicinity of the coffee
faucet labeled 019A. If there is no dump sink, one is highly recommended for dumping
pitchers, mugs, etc., since this activity is not permitted to be done in a hand sink.
Engineering Services Division
The following comments are from the Engineering Services Division. Questions regarding
these issues should be directed to Pam Fortun at (913) 895-6054.
1.
The following Final Development Plan stipulations are outstanding and need to be
addressed:
c. Per Section 18.100.075 of the Unified Development Ordinance, prior to the
issuance of a Building Permit, the developer shall submit a payment for
unspecified transportation improvements at the City’s year 2013 rat of 1.625 per
square-foot of gross floor area. Based on the proposed 7,945 square-foot of
building, the amount will be $12,911.00.
h. At the time of construction plan approval, an access easement shall be provided
across the western property line to serve properties to the west.
i. At the time of construction plan approval, an access easement shall be provided for
the properties to the south and east of this preliminary development plan property.
This easement will allow access for the adjacent properties associated with this
application.
k. Prior to the issuance of a Site Development or Building Permit, whichever comes
first, the owner/developer shall submit a Stormwater Treatment Maintenance
Agreement for review and approval by the Engineering Services Division. The
Stormwater Treatment Maintenance Agreement shall be submitted to the
Engineering Services Division for recording at the Johnson County Department of
Records and Tax Administration with the recording fee paid by the
owner/developer.
l. Prior to the issuance of a Site Development or Building Permit, whichever comes
first, the owner/developer shall submit a Private Parking Lot Maintenance
Agreement for review and approval by the Engineering Services Division. The
Covenant to Maintain Private Parking Lot Agreement shall be submitted to the
Engineering Services Division for recording at the Johnson County Department of
Records and Tax Administration with the recording fee paid by the
owner/developer.
Eirene Oliphant
December 20, 2013
Page 5
m. Prior to the issuance of a Certificate of Occupancy, the detention facility serving
the site shall be constructed and in service.
n. Prior to the issuance of a Certificate of Occupancy, all sidewalk ramps in the
public right-of-way adjacent to the property shall be constructed or reconstructed
to conform with current public sidewalk ramp requirements, including the
installation of truncated domes where applicable.
o. Prior to the issuance of a Certificate of Occupancy, any existing public sidewalk
adjacent to this property that does not substantially meet current City standards or
is in poor condition shall be reconstructed to current City standards. The limits of
the repair shall be approved by the Engineering Services Division prior to issuance
of a Building or Site Development Permit. An alternative route for pedestrian
traffic shall be maintained in compliance with Section 13.10.070 of the O.P.M.C.
In no case shall public sidewalks be closed to pedestrian traffic for a period
exceeding 30 days without prior approval from the City.
p. Prior to the issuance of a Certificate of Occupancy, all new private sidewalks shall
comply with the City’s standard details for private sidewalks and sidewalk ramps,
unless waived by the Director of Planning and Development Services (Section
18.130.015). Noncompliant pedestrian routes shall be clearly identified on the
plans and comply with the building code.
q. Prior to the issuance of Final Certificate of Occupancy, the extended dry detention
basin serving this development shall be certified by the design engineer, a
professional engineer, registered in the state of Kansas. The entire facility shall be
permanently planted with native vegetation in accordance with the approved
landscape plan with a density of at least 70 percent over 100 percent of the facility
prior to certification.
r. Prior to the issuance of a Final Certificate of Occupancy, the owner/developer shall
provide a certification of completion and compliance for all constructed
stormwater treatment facilities. The owner/developer shall submit a maintenance
certification one year after construction is completed, and every two years
thereafter. The certification shall be on a form as approved by the Engineering
Services Division and shall be performed by a professional engineer licensed in the
state of Kansas, unless the Director approves other qualified individuals to perform
the certification.
s. Prior to the issuance of a Final Certificate of Occupancy, a Maintenance Surety
shall be provided by the owner/developer for the Stormwater Treatment Facilities
in accordance with Section 16.210.080.E. of the O.P.M.C.
2.
Provide a permanent drainage easement for the proposed storm sewer line at the
southwest corner of the site.
Eirene Oliphant
December 20, 2013
Page 6
3.
Provide a temporary construction easement for the proposed retaining wall along the
west side of the property and the storm sewer connection at the southwest corner of the
site.
4.
Sheet C1.0:
a. Remove the detectable warning surface on either side of all proposed private drive
entrances as they are no longer allowed.
b. Detectable warning surfaces are no longer required to be provided on internal
handicap ramps.
c. Provide a temporary asphalt curb at the end of the drive connection to the south.
d. The proposed paver patio in front of the building is not ADA compliant. Provide
additional information demonstrating how this area will remain ADA compliant
after construction (no more than ¼” height difference allowed). Otherwise, provide
an ADA compliant sidewalk in front of the handicap parking spaces as well as to
the door. Refer to the O.P. Private Sidewalk, Ramp & Accessible Parking standard
detail.
e. Why is there a gap in the proposed curb at the southeast corner of the site (near the
roundabout)?
f. Construct the commercial entrance in accordance with the O.P. Commercial
Entrance standard detail. Indicate all curb types and transitions.
g. Label College Boulevard and King Street.
5.
Sheet C3.1:
a. Provide proposed grading associated with the storm sewer that extends south to the
extended detention basin. Include proposed swale grading.
b. Provide proposed grading associated with the detention basin.
c. Provide proposed grading associated with the connection to the existing storm
sewer to the west.
6.
Sheet C3.2 – Why is there a gap in the proposed curb at the southeast corner of the site
(near the roundabout)?
7.
Sheet C3.3:
a. Remove the detectable warning surface on either side of all proposed private drive
entrances as they are no longer allowed.
Eirene Oliphant
December 20, 2013
Page 7
b. Detectable warning surfaces are no longer required to be provided on internal
handicap ramps.
8.
Sheet C3.4:
a. Remove the detectable warning surface on either side of all proposed private drive
entrances as they are no longer allowed.
b. Detectable warning surfaces are no longer required to be provided on internal
handicap ramps.
c. The proposed paver patio west of the handicap parking spaces is not ADA
compliant. Provide additional information demonstrating how this area will remain
ADA compliant after construction (no more than ¼” height difference allowed).
Otherwise, provide an ADA compliant sidewalk in front of the handicap parking
spaces. Refer to the O.P. Private Sidewalk, Ramp & Accessible Parking standard
detail.
9.
Sheet C3.5 – Detectable warning surfaces are no longer required to be provided on
internal handicap ramps.
10. Sheet C3.6 – Detectable warning surfaces are no longer required to be provided on
internal handicap ramps.
11. Sheets C4.1-4-4 – Please provide all necessary erosion and sediment control sheets per
our discussion on 12/18/13.
12. Sheet C6.1:
a. Provide acreage draining to Structure 301 (only roof drain acreage was provided).
b. Provide 10-year storm calculations.
c. Provide permanent erosion control measures at the outlet of Structure 201.
d. Provide design calculations for the proposed HDS unit.
e. Provide proposed swale design information and cross-section.
13. Sheet C6.2:
a. Provide a minimum of 18” of cover (between Structures 206 and 207). In addition,
the road subgrade may conflict with the pipe.
b. Provide a 0.5% minimum pipe slope between Structures 204 and 205, and
Structures 201 and 202.
c. Show permanent erosion control at the end of Structure 201.
Eirene Oliphant
December 20, 2013
Page 8
14. Sheet C7.1 – The granular sub-base course for asphalt pavement is required to be a
minimum of 6” per the geotechnical report submitted.
15. Sheets C7.1-C7.4 – Provide O.P. Commercial Entrance standard detail.
If you have questions or alternatives to discuss on the above-mentioned items, please contact
the appropriate person above.
Steve Mosebach, MCP - Senior Plans Examiner
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