The Docket · Government Meeting · DKT-2026-000528

On the agenda: Osawatomie meeting — hyperscale (Aug 13)

Past ⚠ Agenda Watch Osawatomie, Kansas · Thursday, August 13, 2026 — 3 months ago

About this record

The published agenda for the August 13, 2026 meeting contains: "hyperscale", "data center", "Data Center". The meeting has passed. The agenda stays here as a permanent public record.

WhenThursday, August 13, 2026
Check the agenda document for the meeting time.

WhereOsawatomie, Kansas

Money$5,350.00 was at stake

On the record“hyperscale”“data center”“Data Center”

The agenda, word for word

Government public record — the full text of the published document, archived August 8, 2026. Gold highlighting of key terms is ours, not the original’s. Read the original document ↗

35 pages · scroll to read

Page 1 of 35

OSAWATOMIE CITY COUNCIL
AGENDA
August 13, 2026
6:00 p.m. | Memorial Hall | 411 11th Street

1.
2.
3.
4.
5.

Call to Order
Roll Call
Pledge of Allegiance
Invocation
Consent Agenda
Consent Agenda items will be acted upon by one motion unless a Council member requests an
item be removed for discussion and separate action.
A. August 13, 2026 Agenda
B. July 23, 2026 Meeting Minutes
C. Pay Application(s)
- BG Consultants – Water Distribution Project - $5,350.00
- BG Consultants – Water Treatment Plant - $62,465.00
D. Special Event Permit(s)
6. Comments from the Public
Citizen participation will be limited to 3 minutes. Citizens must sign up to speak PRIOR to the
meeting and provide their name and address by emailing their request to
[email protected] prior to noon on the Wednesday before the council meeting. The
Mayor will call on each person individually.
7. Public Hearing
8. Presentations, Proclamations, and Appointments
9. Unfinished Business
A. Ordinance 3882 – Approving Franchise Agreement with Evergy
B. Resolution 1389 – Extension of Time Request – 715 Pacific
10. New Business
A. Resolution 1388 – 510 Main Demolition and Return of HEAL Grant
B. Resolution 1390 – Acceptance of Shoot House Paintball Option to Purchase
11. Council Report
12. Mayor’s Report
13. City Manager & Staff Report
14. Adjourn
NEXT REGULAR MEETING – August 27. 2026

Page 2 of 35

OSAWATOMIE CITY COUNCIL
AGENDA
August 27, 2026
6:00 p.m. | Memorial Hall | 411 11th Street

1.
2.
3.
4.
5.

Call to Order
Roll Call
Pledge of Allegiance
Invocation
Consent Agenda
Consent Agenda items will be acted upon by one motion unless a Council member requests an
item be removed for discussion and separate action.
A. August 27, 2026 Agenda
B. August 13, 2026 Meeting Minutes
C. Pay Application(s)
D. Special Event Permit(s)
6. Comments from the Public
7. Citizen participation will be limited to 3 minutes. Citizens must sign up to speak PRIOR to the
meeting and provide their name and address by emailing their request to
[email protected] prior to noon on the Wednesday before the council meeting. The
Mayor will call on each person individually.
8. Presentations, Proclamations, and Appointments
A. Constitution Week Proclamation
B. Assigning Delegates to LKM Annual Conference in Wichita
9. Public Hearing
A. Public Hearing – 2027 Budget
10. Unfinished Business
A. Ordinance ___ - Adopting the 2027 Budget for the City of Osawatomie
11. New Business
12. Council Report
13. Mayor’s Report
14. City Manager & Staff Report
15. Adjourn
NEXT REGULAR MEETING – September 10, 2026

Page 3 of 35

Osawatomie, Kansas. July 23, 2026. The Council Meeting was held at the Osawatomie Middle
School Gymnasium located at 428 Pacific Ave. Mayor Nick Hampson called the meeting to order
at 6:00 p.m.
Council members present: Schasteen, Macek, Diehm, Dickinson, Henness, Bratton, Filipin
and Caldwell.
Council members absent: None.
City Staff present: City Manager Bret Glendening, Deputy City Manager Michele Silsbee,
City Attorney Jeff Deane, City Clerk Tammy Seamands, Director of Utilities Terry Upshaw,
Police Chief David Stuteville, Public, Public Safety Officer Ryan Whitely, and Public Safety
Officer Scott Polster.
Members of the public present: Jacki Glendening, Sue Martin, Virginia Austin, Polly Plain,
Sarrah Chapman, Linda Johnston, Darlene Jenisch, Brandon Willey, Ian Day, Chris Bowles, Len
Jensen, Marcy Nighswonger, Tammy Goddard, Jamie Kehl, Jannell Green, Sean McQuay,
Jennifer Harp, Laury Dean, Lee Brewer, Kira Johnson, Tina Day, Michelle Chester, Nancy
Thompson, Becky Snyder, Linda Dixon, Dale Koontz, Wayne Cutting, Norma Raper, RD Barnett,
A Barnett, Wayne Ova, Mark Winkles, Angela Baumann, Chastity Hendrickson, Brad
Hendrickson, Jamie Wilson, Kathy Baldwin, Ron Johnson, and a few unidentified individuals
INVOCATION. – Pastor Wayne Ova – Faith Baptist Church
CONSENT AGENDA.
A. July 23, 2026 Agenda
B. July 9, 2026 Meeting Minutes
C. Pay Application(s)
- Western Consultants – Water Treatment & Distribution Grant Administration - $2,080.00
D. Special Event Permit(s)
- Second Wind Foundation 5K Fundraiser Run
- OHS Flag Football Fundraiser Walk
E. AP Council Report – May 2026
F. AP Council Report – June 2026

Motion made by Dickinson, seconded by Schasteen to approve the consent agenda as presented.
Yeas: All.
COMMENTS FROM THE PUBLIC.
Pastor Wayne Ova~ A couple of weeks ago we celebrated my 40th year at Faith Baptist
Church. Originally, I was going to retire near the end of this year but the Lord spoke to me and I
am going to stay for another couple of years.

Page 4 of 35

Lee Brewer (205 Brown Ave.) ~ When is Alcove going to finish fixing the school?
There are still broken windows and open ventilation ducts. Who is paying to mow this property?
If Alcove can’t handle this small property, how are they going to handle a hyperscale data
center?
Chris Bowles (30750 Osawatomie Rd) ~ GW Weld met with me at a coffee shop. I
really pressed him on the risks. I wanted to know how they did their risk assessments, what they
felt were their areas of least risk, most risk and what they were doing to address the most risk.
Jeff Hartl (37765 Cresent Hill Road) ~ I did not know if I was going to have time to get
there tonight, so I sent a letter to the newspaper editor explaining my feelings and what is going
on in the data centers. You represent us. Your friends, your family, your constituents have all
been coming and talking to you and saying that we do not want this. It is not good for the
community.
Ian Day (36397 W. 367th Street) ~ I was at the Topeka Data Center Summit. Evergy and
Google discussed the major corporate grid settlement adjusting the grid rules. The lobbyists
want to add a clean energy rider to the settlement. The data center will pay the utility provider a
fee. That fee will go to fund massive green energy infrastructure such as wind farms, solar farms
and battery storage. What else are we going to get besides a data center?
Sarrah Chapman (4840 Labette Rd.) ~ It was a red flag when I heard the developer
compare the sound of nature to the sound of their data center. They said it is so loud here with
the cicadas that the data center sound won’t be noticed. This person does not care about our
community. There are reports of data centers being responsible for killing bees and cattle in
Texas from the constant hum.
Jennifer Harp (33301 Osawatomie Rd.) ~ In January 2025, you passed Resolution 1276 –
establishing a temporary moratorium on shipping container structures. This resolution was
introduced under the banner of strict oversight, community protection and the necessity to
maintain orderly standards for our town. Project Catalyst is a major initiative with massive longterm implications on our infrastructure, neighborhoods and environment. It is a development
that demands the highest level of regulatory scrutiny. Apply the same rigorous zoning,
transparency and accountability to Project Catalyst as you expect from every other resident and
business in Osawatomie.
Len Jensen (34225 Lookout Road) ~ I oppose this project because in 2006 the city was
offered this property and it was supposed to revert back to the state in twenty years. Somebody
went to the state and got it turned back to the city. I think that is wrong. My challenge is for you
to go talk to your people to find out why they don’t like it. You are in charge not the city
manager.
Chasity Hendrickson (29980 W. 335th St.) ~ I do not support rezoning the additional
acreage from residential to industrial use. Farmland is precious & should be preserved. This
comment was emailed.

PUBLIC HEARINGS. – None.

Page 5 of 35

PRESENTATIONS, PROCLAMATIONS AND APPOINTMENTS
PAYING THE WAY - Deputy City Manager Michele Silsbee gave an update on the
progress of the street repairs, replacement and maintenance under the Paving the Way-Steet Repair
and Replacement plan.
UNFINISHED BUSINESS.
ORDINANCE 3880 – ADOPTION OF THE 2026 UNIFORM PUBLIC OFFENSE CODE
- The Standard Traffic Ordinance (STO) for Kansas Cities and the Uniform Public Offense Code
(UPOC) for Kansas Cities have been published by the League of Kansas Municipalities for
decades. They are designed to provide a comprehensive traffic code (STO) and criminal code
(UPOC) for Kansas Cities.
The STO, in large part, parallels the state traffic act, just as the UPOC parallels the state criminal
code. They do not take effect in a city until the governing body has passed and published an
ordinance incorporating each of them by reference. The incorporating ordinances do not change
the current modifications to the STO and UPOC which are already in the City Code. The Council,
using its ordinary home rule authority, may make changes to both the UPOC and the STO, so long
as the changes do not conflict with state statute (i.e. less stringent than state statute).
Changes in the 42nd Edition of UPOC
Section 3.5.1 Unlawful Approach of a First Responder
S Sub for HB 2372 introduced a new law that makes it unlawful for anyone to be within 25 feet
of a first responder while the first responder is engaged in the performance of their duties.
Section 3.1.1 Domestic Battery
The domestic battery language was amended to require an offender assessment as a condition of
anyone granted probation or having had their sentence suspended.
Section 6.1 Theft
This section has a few language edits regarding the term “knowing”, and also adds in offenses
for grain or hay, livestock, or motor vehicles between $500 and $1,500 in value.
Section 6.17 Criminal Use of a Financial Card or Gift Card
This section was expanded to include criminal use of gift cards, adding in language that would
make theft, altering, or tampering with a gift card a crime under this section.
Section 10.1.1 Criminal Carrying of a Weapon
Subsections (b) and (c) were flipped in accordance with how K.S.A. 21-6302 is structured.

Page 6 of 35

Section 11.11. Cruelty to Animals
A new subsection (c) was added to this section to provide a carve out for persons who are
catching feral cats for the purpose of vaccination, spaying, or neutering, before returning them to
the place they were caught.
Section 4.5 Buying Sexual Relations
This section was removed as this offense is now solely classified as a severity level 9, person
felony, and no longer necessary for the UPOC.
Motion made by Bratton, seconded by Filipin to approve Ordinance 3880 – Regulating public
offenses within the corporate limits of the City of Osawatomie, Kansas; incorporating by
reference the “Uniform Public Offense Code for Kansas Cites” edition of 2026; Amending and
repealing Chapter 11, Article 2, Section 201 of the City of Osawatomie Municipal Code; and
repealing existing provisions as presented. Yeas: All.

ORDINANCE 3881 – ADOPTION OF THE 2026 STANDARD TRAFFIC ORDINANCE
- The Standard Traffic Ordinance (STO) for Kansas Cities and the Uniform Public Offense Code
(UPOC) for Kansas Cities have been published by the League of Kansas Municipalities for
decades. They are designed to provide a comprehensive traffic code (STO) and criminal code
(UPOC) for Kansas Cities.
The STO, in large part, parallels the state traffic act, just as the UPOC parallels the state criminal
code. They do not take effect in a city until the governing body has passed and published an
ordinance incorporating each of them by reference. The incorporating ordinances do not change
the current modifications to the STO and UPOC which are already in the City Code. The Council,
using its ordinary home rule authority, may make changes to both the UPOC and the STO, so long
as the changes do not conflict with state statute (i.e. less stringent than state statute).
Changes to the 53rd Edition of the STO
Section 126.2.1 Use of a Mobile Telephone While Operating a Motor Vehicle in a School Zone
or Road Construction Zone
This is a new section that comes from SB 366 and places a prohibition on using cellphones and
other wireless communication devices in school zones during the time when the reduced speed is
enforced, or in a road construction zone where workers are present.
Section 169.2 Use of Lights in Road Construction Zones
This newly added section, also from SB 366, expands the usage of certain colors of flashing
lights in road construction zones.

Page 7 of 35

Section 93. Parking Disabled and Other Vehicles
Here, we have a small change that expands the interference in subsection (b) to include law
enforcement operations.
Section 126.1 Obstructing License Plates
This section expands and defines obstructions of license plates to include frames and borders
around plates that may make it difficult to determine the registration number, state, or the month
or year of expiration on the registration decal. Additionally, subsection (b) was previously a part
of Section 126.1.1 Display of License Plate.
Section 126.1.1 Display of License Plate
Subsection (c) was removed from this section and inserted into the aforementioned Section
126.1.
Section 201.1 Failure to Comply with a Traffic Citation
This was a small change that removed the former subsection (h)(2) regarding division
notification from five years post-conviction.
Motion made by Dickinson, seconded by Bratton to approve Ordinance 3881 – Regulating traffic
within the corporate limits of the City of Osawatomie, Kansas; incorporating by reference the
“Standard Traffic Ordinance for Kansas Cities” edition of 2026, with certain omissions, changes,
and additions; prescribing additional regulations; amending Chapter 14, Article 1, of the City of
Osawatomie Municipal Code; and repealing existing provisions as presented. Yeas; all.
ORDINANCE 3882 – APPROVING FRANCHISE AGREEMENT WITH EVERGY (no
action) - The city's franchise agreement with Evergy expired several years ago and has not been
renewed. As a result, the city was able to assume electric service responsibilities for the State
Hospital and several other properties located north of the Marais des Cygnes River that were within
the city limits.
Historically, the amount of franchise fee revenue generated through Evergy's facilities within the
city has been relatively limited. However, the city has recently been approached regarding a
potential development project in the Northland area that, if constructed, could result in
substantially increased electric consumption on properties that may be served by Evergy.
Now that three of those parcels are being considered for a data center complex, the demand for
electricity is significant and we will want to have a franchise agreement in place. The previous
agreement percentage was 5% and that is the number that has been provided to the developer for
consideration in the community benefits analysis. The franchise agreement will be applicable to
all Evergy served parcels within the City of Osawatomie, of which, there are very few, all south
of Pottawatomie Creek.
This franchise agreement has been negotiated and the modifications have been accepted by

Page 8 of 35

Evergy. Our city attorney has also reviewed the agreement. Evergy published their notice to the
public of their intent to enter into this agreement in the July 8th edition of the Miami County
Republic, which is a requirement of them in state law.

NEW BUSINESS
RESOLUTION 1387 – AUTHORIZING SALE OF CITY OWNED PROPERTY – Over
the last year, the city has come into possession of three vacant lots that were on the Miami County
tax sale last year. The addresses of those properties are: 1105 Walnut, 736 Parker, and 727 Lincoln.
The city was given all three of these parcels either by way of a trade that the council approved
earlier this spring, between the City and Korey Holmberg (remember the easement issue across
city owned property and he expressed an interest in trading these two buildable lots for the of
parcel the city owned in the floodplain), or through enforcement of the city’s property maintenance
code (which was the case at 1105 Walnut). The owner of the 1105 Walnut property elected to give
the city the property and trailer and let us tear the trailer down because he didn’t want the expense
of dealing with the trailer.
Staff would like the council to approve an RFP and sealed bid process like we have done in the
past, to dispose of these lots to the highest bidder on the condition that each lot has a new home
built on it within 18 months from the closing date of the sale.
Motion made by Schasteen, seconded by Filipin to approve Resolution 1387 – Authorizing the
city manager to issue an RFP for the sale of three city-owned lots as presented. Yeas: All.
EXECUTIVE SESSION
ATTORNEY-CLIENT PRIVILEGE - K.S.A. 75-4319(b)(2) - Motion made by Dickinson,
seconded by Henness that the City Council recess into closed, executive session for the purpose
of discussing personnel matters of nonelected personnel pursuant to the exception in K.S.A. 754319(b)(1). The closed meeting will last twelve minutes and will resume here in the Osawatomie
Middle School Gym at 7:03 p.m. Also attending will be the City Manager Bret Glendening and
City Attorney Jeff Deane. Yeas: All.
The council meeting resumed to open session at 7:03 p.m. with no action taken.

COUNCIL REPORTS - None.

MAYOR’S REPORT
Nick Hampson ~ Sounds like Memorial Hall is complete. It looks very nice. The open
house will be August 9th.

Page 9 of 35

CITY MANAGER & STAFF REPORTS.
Bret Glendening ~ October 8-10 is the League of Kansas Municipalities Conference in
Wichita. If anyone is interested, please let me or Tammy know so that we can get you registered.
OTHER DISCUSSION/MOTIONS.
Motion made by Bratton, seconded by Diehm to adjourn. Yeas: All. The mayor declared
the meeting adjourned at 7:05 p.m.
/s/ Tammy Seamands
Tammy Seamands, City Clerk

Page 10 of 35

* by email only *

INVOICE #36

----------------------------------Invoice for Consulting Services-----------------------------------

Basic Services
$
650,000.00
$
510,925.00
$
10,000.00
$
27,480.00
$
$ 1,198,405.00
Resident Project Representative (RPR)

Subtotal #2 = $
$

TOTAL AMOUNT DUE THIS INVOICE

5,350.00

Page 11 of 35

* by email only *

INVOICE #30

----------------------------------Invoice for Consulting Services-----------------------------------

Basic Services
$ 1,075,328.00
$
831,265.00
$
$
Subtotal #1 = $ 1,906,593.00
Resident Project Representative (RPR)

Subtotal #2 = $
$

TOTAL AMOUNT DUE THIS INVOICE

62,465.00

Page 12 of 35

ACTION ITEM SUMMARY
Ordinance 3882
City Manager

Item Number:
Date:
From:

9.A.
July 13, 2026
Bret Glendening

RE: Ordinance 3882
RECOMMENDATION: Approve Ordinance 3882
DETAILS:
The city's franchise agreement with Evergy expired several years ago and has not been renewed. As a
result, the city was able to assume electric service responsibilities for the State Hospital and several other
properties located north of the Marais des Cygnes River that were within the city limits.
Historically, the amount of franchise fee revenue generated through Evergy's facilities within the city has
been relatively limited. However, the city has recently been approached regarding a potential
development project in the Northland area that, if constructed, could result in substantially increased
electric consumption on properties that may be served by Evergy.
Now that three of those parcels are being considered for a data center complex, the demand for
electricity is significant and we will want to have a franchise agreement in place. The previous agreement
percentage was 5% and that is the number that has been provided to the developer for consideration in
the community benefits analysis. The franchise agreement will be applicable to all Evergy served parcels
within the City of Osawatomie, of which, there are very few, all south of Pottawatomie Creek.
This franchise agreement has been negotiated and the modifications have been accepted by Evergy. Our
city attorney has also reviewed the agreement. Evergy published their notice to the public of their intent
to enter into this agreement in the July 8th edition of the Miami County Republic, which is a requirement
of them in state law.

Page 13 of 35

FORM OF SUMMARY FOR PUBLICATION OF ORDINANCE
Ordinance No. 3882: AN ORDINANCE GRANTING TO EVERGY KANSAS METRO, INC.,

A KANSAS CORPORATION, ITS SUCCESSORS AND ASSIGNS, AN ELECTRIC FRANCHISE, PRESCRIBING THE TERMS THEREOF AND RELATING THERETO, AND REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES INCONSISTENT WITH OR
IN CONFLICT WITH THE TERMS HEREOF

Pursuant to the general laws of the State, a general summary of the subject matter contained in this
ordinance shall be published in the official City newspaper in substantially the following form:

(Published in the Miami County Republic, August 19, 2026) 1t

Summary of Ordinance No. 3882
On August 13, 2026 the City of Osawatomie, adopted Ordinance No. 3882, granting to Evergy
Metro, Inc., A Kansas Corporation, Its successors and assigns, an electric franchise, prescribing
the terms thereof and relating thereto, and repealing all ordinances or parts of ordinances
inconsistent with or in conflict with the terms hereof. A complete copy of this ordinance is
available at www.osawatomieks.org or at City Hall, 439 Main St., Osawatomie, Kansas. This
summary certified by Jeffrey W. Deane, J.D., City Attorney.

This Summary is hereby certified to be legally accurate and sufficient pursuant to the laws of the State of
Kansas.
DATED: August 13, 2026

Jeffrey W. Deane
Jeffrey W. Deane, J.D.
City Attorney

Page 14 of 35

ORDINANCE NO. 3882
AN ORDINANCE GRANTING TO EVERGY KANSAS METRO, INC., A KANSAS
CORPORATION, ITS SUCCESSORS AND ASSIGNS, AN ELECTRIC FRANCHISE,
PRESCRIBING THE TERMS THEREOF AND RELATING THERETO, AND REPEALING
ALL ORDINANCES OR PARTS OF ORDINANCES INCONSISTENT WITH OR IN
CONFLICT WITH THE TERMS HEREOF
BE IT ORDAINED BY THE GOVERNING BODY OF THE CITY OF OSAWATOMIE,
KANSAS:
SECTION 1. That in consideration of the benefits to be derived by the City of
Osawatomie, Kansas, and its inhabitants, there is hereby granted to Evergy Kansas Metro, Inc., a
Kansas corporation, hereinafter sometimes designated as "Company," said Company being a
corporation engaged in the business of selling and furnishing electric power throughout the state
of Kansas and to the inhabitants of the City, the right, privilege, and authority for a period of
twenty (20) years from the effective date of this ordinance, to occupy and use the several streets,
avenues, alleys, bridges, parks, parking, and public places of said City, for the placing and
maintaining of equipment and property necessary to carry on the business of selling and
distributing electricity for all purposes to the City, and its inhabitants, and through said City and
beyond the limits thereof; to obtain said electricity from any source available; and to do all things
necessary or proper to carry on said business in the City.
SECTION 2. As further consideration for the granting of this franchise, and in lieu of
any city occupation, license, or revenue taxes, the Company shall pay to the City during the term
of this franchise five percent (5%) of its gross cash receipts from the sale of electric energy for
use to all consumers located in the addresses and/or tracts listed in Exhibit A during the term of
this franchise. Such payment to be made on the last day of every month for franchise fees
collected in the preceding month. Gross cash receipts shall not include other operating revenues
received by the Company, which are not related to the "sale of electric energy." Other operating
revenues include, but are not limited to, delayed payment charges, connection fees,
disconnection and reconnection fees, collection fees and return check charges. Company will use
commercially reasonable efforts to ensure the accuracy of its records and of the determination of
the amount of gross cash receipts subject to the fee provided for in this Section 2.
Notwithstanding anything to the contrary in this Franchise, the fee provided for in this Section 2
shall not become effective within any area annexed by the City until 30 days after the City
provides the Company with a certified copy of the annexation ordinance, proof of publication as
required by law and a map of the city detailing the annexed area.
SECTION 3. That Company, its successors and assigns, in the construction,
maintenance, and operation of its electric transmission, distribution and street lighting system,
shall use all reasonable and proper precaution to avoid damage or injury to persons and property,
and shall hold and save harmless the City, from any and all damage, injury and expense caused
by the negligence of said Company, its successors and assigns, or its or their agents or servants.

Internal Use Only

Page 15 of 35

SECTION 4. After the approval of this ordinance by the City, Company shall file with
the City Clerk, the Company’s unconditional written acceptance of this ordinance. Said
ordinance shall become effective and be in force and shall be and become a binding contract
between the parties hereto, their successors and assigns, from and after the first day of the first
month after such acceptance is provided by said Company to the City after its final passage,
approval and publication as required by law, and acceptance by said Company.
SECTION 5. That this ordinance, when accepted as above provided, shall constitute
the entire agreement between the City and Company relating to this franchise and the same shall
supersede and cancel any prior understandings, agreements, or representations regarding the
subject matter hereof, or involved in negotiations pertaining thereto, whether oral or written.
SECTION 6. This franchise is granted pursuant to the provisions of K.S.A. 12-2001.
SECTION 7. That any and all ordinances or parts of ordinances in conflict with the
terms hereof are hereby repealed.
SECTION 8. The Company will file this ordinance with the Kansas Corporation
Commission. Should the Kansas Corporation Commission take any action with respect to this
franchise ordinance, which would or may preclude Evergy Kansas Metro, Inc., a Kansas
corporation, from recovering from its customers any cost provided for hereunder, the parties
hereto shall renegotiate this ordinance in accordance with the State Corporation Commission's
ruling.
SECTION 9. A franchise shall be assignable only in accordance with the laws of the
State of Kansas, as the same may exist at the time when any assignment is made. In the event of
any assignment of this franchise, Company shall be released from all obligations which are
assumed in writing by its assignee upon the signing by such assignee of an assumption of the
franchise being assigned.
PASSED and APPROVED this _________ day of ______________________,
2026______.
_________________________________
Nick Hampson, Mayor
Attest:
________________________________
Tammy Seamands, City Clerk

Internal Use Only

Page 16 of 35

ORDINANCE NO. _______________3882
AN ORDINANCE, GRANTING TO EVERGY KANSAS METRO, INC., A KANSAS
CORPORATION, ITS SUCCESSORS AND ASSIGNS, AN ELECTRIC FRANCHISE,
PRESCRIBING THE TERMS THEREOF AND RELATING THERETO, AND REPEALING
ALL ORDINANCES OR PARTS OF ORDINANCES INCONSISTENT WITH OR IN
CONFLICT WITH THE TERMS HEREOF.
BE IT ORDAINED BY THE GOVERNING BODY OF THE : CITY OF OSAWATOMIE,
KANSAS:
SECTION 1. That in consideration of the benefits to be derived by the City of
Osawatomie, Kansas, and its inhabitants, there is hereby granted to Evergy Kansas Metro, Inc., a
Kansas corporation, hereinafter sometimes designated as "Company," said Company being a
corporation engaged in the business of selling and furnishing electric power throughout the state
of Kansas and to the inhabitants of the City, the right, privilege, and authority for a period of
_________ ( __) yearstwenty (20) years from the effective date of this ordinance, to occupy
and use the several streets, avenues, alleys, bridges, parks, parking, and public places of said
City, for the placing and maintaining of equipment and property necessary to carry on the
business of selling and distributing electricity for all purposes to the City, and its inhabitants, and
through said City and beyond the limits thereof; to obtain said electricity from any source
available; and to do all things necessary or proper to carry on said business in the City.
SECTION 2. As further consideration for the granting of this franchise, and in lieu of
any city occupation, license, or revenue taxes, the Company shall pay to the City during the term
of this franchise __
__ percent (__ %)five percent (5%) of its gross cash receipts from the
sale of electric energy for use to all consumers located in the addresses and/or tracts listed in
Exhibit A during the term of this franchise. Such payment to be made on the last day of every
semi-annuallymonth for franchise fees collected in the preceding monthon March 31 and
September 30 for the preceding six-month period. Gross cash receipts shall not include other
operating revenues received by the Company, which are not related to the "sale of electric
energy." Other operating revenues include, but are not limited to, delayed payment charges,
connection fees, disconnection and reconnection fees, collection fees and return check charges.
Company will use commercially reasonable efforts to ensure the accuracy of its records and of
the determination of the amount of gross cash receipts subject to the fee provided for in this
Section 2. Notwithstanding anything to the contrary in this Franchise, the fee provided for in this
Section 2 shall not become effective within any area annexed by the City until 30 days after the
City provides the Company with a certified copy of the annexation ordinance, proof of
publication as required by law and a map of the city detailing the annexed area.
SECTION 3. That Company, its successors and assigns, in the construction,
maintenance, and operation of its electric transmission, distribution and street lighting system,
shall use all reasonable and proper precaution to avoid damage or injury to persons and property,
and shall hold and save harmless the City, from any and all damage, injury and expense caused
by the negligence of said Company, its successors and assigns, or its or their agents or servants.

Commented [JW1]: Language from expired franchise:
In consideration of the premises, the Company agrees to pay
to the City of Osawatomie, Kansas, and the City agrees to
accept as adequate compensation and consideration for the
Franchise and in lieu of occupation license, privilege and all
other fees, four percent (4%) of the total of the gross receipts
for electric energy sold by the Company to all consumers located in the Tracts during the term of this Franchise. Any
consideration hereunder shall be reported and paid to the
City by the Company on a semiannual basis on each March
31 and 30 for the years in which this Franchise remains in effect, such electric energy sold to customers within the Tracts
for the six months' ending at meter reading preceding each
February 28 and August 31. Such payments shall be rendered in cash to the City. The term ‘gross receipts,’ as used
in this Section shall not include (1) the energy sold to the
United States or the State of Kansas or to any agency or political subdivision thereof, (2) the electrical energy sold for
other use which cannot be classified as domestic, commercial, or industrial, such as the electrical energy by public utilities, telephone, telegraph, and radio communication companies, railroads, line companies, educational institutions not
operating for profit, churches, and charitable institutions and
(3) the electrical energy sold for resale.
Commented [BG2]: This could be a significant amount of
money if a large load user (>than 500MW) is on the system.
Can we go monthly?

Internal Use Only

Page 17 of 35

__________________________
___________
Nick Hampson, Mayor
Attest:

Internal Use Only

Page 18 of 35

_____________________________________
Tammy Seamands, City Clerk

Internal Use Only

Page 19 of 35

ACTION ITEM SUMMARY
Resolution 1389
City Manager

Item Number:
Date:
From:

9.B.
August 4, 2026
Bret Glendening

RE: Resolution 1389
RECOMMENDATION: Extension Request for 715 Pacific
DETAILS:
In May the council approved Resolution 1378 allowing a company to salvage the home at 715 Pacific. While it
doesn’t appear that a lot of work has happened on the property to date, the builders have been working on getting
the engineering and testing out of the way (asbestos and lead paint tests have been conducted, but unsure if
remediation has occurred yet). The builder has sent a detailed message to staff explaining what has transpired at
the property since the approval to save the house was granted, and they’re also requesting a two-month extension.
As a reminder, these were the conditions placed on the property in Resolution 1378:
1. Work begins on June 1 and must be completed by August 31.
2. $10,000 shall be deposited with the city to cover the costs of demolition in the event work is not
completed by August 31.
3. Permits shall be pulled.
4. Work to be performed shall include, but not be limited to:
a.
b.
c.
d.
e.

Repair or replacement of the foundation; to include jacking up the house if needed;
Replacement of any damaged floor joists;
Replacement of the roof, including adding additional trusses and/or new sheeting as needed;
Completely new electrical system;
Completely new plumbing from the meter to and throughout the house to remove any lead,
galvanized or copper pipes;
f. Gas system pressure tested and replaced if necessary;
g. New siding;
h. A lead paint and asbestos test shall be formed. Test results shall be provided to the city Building
Inspector and any lead or asbestos that is discovered shall be abated in accordance with state
environmental regulations;
The supplemental information attached to this agenda item include the framing plans for both the first and second
floors, the invoice from the engineering firm, as well as the builder’s explanation of what has been done to the
property thus far.

Page 20 of 35

RESOLUTION NO. 1389
A RESOLUTION GRANTING ADDITIONAL TIME TO
RESTORE 715 PACIFIC
WHEREAS, the Enforcing Officer of the City of Osawatomie, Kansas, did on the 22nd day
of January 2026 file with the Governing Body of said City a statement in writing that a certain
structure, hereinafter described was abandoned or unsafe and dangerous; and
WHEREAS, the Governing Body did by Resolution No. 1344, dated the 22nd day of
January, 2026 fix the time and place of a hearing at which the owner, his or her agent, and
lienholders, any occupants and all other parties in interest of such structure would appear and show
cause why such structure should not be condemned and ordered repaired or demolished and
provided notice thereof as provided by law; and,
WHEREAS, Resolution No. 1344 was published in the official City newspaper on the 28th
day of January and the 4th day of February 2026, and a copy of said resolution was served upon all
persons entitled thereto as provided by law; and,
WHEREAS, on the 12th day of March 2026, the Governing Body did conduct the hearing
scheduled in Resolution No. 1344 and took evidence from the following: The Enforcing Officer
on behalf of the City. The following parties in interest failed to appear or appeared and did not
present evidence compelling enough for the Governing Body to make any finding contrary to the
findings found herein: Slyter Real Estate 10, LLC; and
WHEREAS, on the 12th day of March, 2026, the Governing Body approved Resolution
1358, condemning the structure located at 715 Pacific; and
WHEREAS, on the 14th day of May, 2026, the council heard from Ian Reeves, who
purchased the house after the condemnation and without the condemnation action being disclosed
to him by the seller as alleged by Mr. Reeves; and
WHEREAS, after hearing Mr. Reeves’ request, the council approved Resolution 1378
which gave Mr. Reeves until August 31, 2026 to make certain improvements to the property for
the home to be removed from the condemnation list.
NOW, THEREFORE, BE IT RESOLVED BY THE GOVERNING BODY OF THE
CITY OF OSAWATOMIE, KANSAS, THAT:
SECTION ONE. In consideration of the fact that Mr. Reeves has in good faith made
efforts to accomplish the required repairs to the structure located at 715 Pacific on or before
August 31, 2026, and has in every other way, complied with the other requirements set forth in
Resolution 1378, the Governing Body hereby grants to Mr. Reeves an additional two (2) months
(until October 31, 2026) to complete the required repairs and obtain a certificate of occupancy on
the house.
SECTION TWO. All other requirements detailed in Resolution 1378 shall remain in
force. These requirements are:
1. All work shall be permitted and in accordance with the city’s current building
codes. Prior to a permit being issued, $13,000 shall be deposited with the

Page 21 of 35

Resolution 1389; cont.

city to cover the cost of demolition. The repairs to be performed shall
include, but not be limited to:
a) Repair or replacement of the foundation; to include jacking up the
house if needed;
b) Replacement of any damaged floor joists;
c) Replacement of the roof, including adding additional trusses and/or
new sheeting as needed;
d) Completely new electrical system;
e) Completely new plumbing from the meter to and throughout the
house to remove any lead, galvanized or copper pipes;
f) Gas system pressure tested and replaced if necessary;
g) New siding;
h) A lead paint and asbestos test shall be formed. Test results shall be
provided to the city Building Inspector and any lead or asbestos that
is discovered shall be abated in accordance with state environmental
regulations;
SECTION THREE. Upon completion of the remodel or removal of the subject property
and provided the city has not expended any funds to remove the structure, the $13,000 deposit
shall be returned to the owner, without interest.
PASSED AND ADOPTED by the Governing Body of the City of Osawatomie, Kansas
this 13 day of August, 2026, a majority being in favor thereof.
th

APPROVED AND SIGNED by the Mayor.
____________________________________
Nick Hampson
Mayor
(SEAL)
ATTEST:
____________________________
Tammy Seamands
City Clerk

Page 22 of 35

Outlook
Fw: 715 Pacific Avenue – Request for Extension of Rehabilitation Deadline
From Daniel Deleon <[email protected]>
Date Tue 8/4/2026 8:25 AM
To

Bret Glendening <[email protected]>

2 attachments (799 KB)
2026-1390-715 Pacific Ave Drawings 07-30-2026.pdf; 2026-1390invoice1.pdf;

From: Ian Reeves <[email protected]>
Sent: Friday, July 31, 2026 12:12 PM
To: Daniel Deleon <[email protected]>
Cc: Caleb Davis <[email protected]>
Subject: 715 Pacific Avenue – Request for Extension of Rehabilitation Deadline

Good afternoon Daniel,
I am writing regarding the rehabilitation of 715 Pacific Avenue and the August 31, 2026 completion
deadline established by Resolution 1378.
We remain fully committed to completing the rehabilitation and have continued moving the project
forward. However, the required environmental testing, selective demolition, and engineering process
took substantially longer than anticipated. In particular, the structural engineer’s availability and the
time required to complete the drawings created delays outside our control.
The project timeline to date is as follows:
May 27: Building permit and business license applications submitted
June 1: Building permit issued and project commenced
June 9: Titan Environmental testing results received
June 18: Two structural engineering firms contacted
June 22: Selective demolition began to expose the framing and structural conditions
July 6: First available date for the structural engineer to inspect the property
July 30: Final structural plans completed
As required, we retained Titan Environmental to perform lead-based paint and asbestos testing. Once
the results were received, we performed selective demolition to expose the framing and determine the
full extent of the structural work. The engineer could not accurately evaluate the structure or prepare
the necessary repair drawings until these conditions were exposed.
On June 18, we contacted two structural engineering firms that we regularly use. The earliest available
inspection was July 6. Following the inspection, it took several additional weeks for the engineer to
complete the final structural drawings. Although this process took longer than anticipated, we
continued advancing each required step as quickly as reasonably possible.

Page 23 of 35

The completed structural drawings and the engineer’s invoice are attached to document the work
performed and our continued investment in the project.
We now have the structural plans and have a framer and foundation contractor ready to begin as soon
as you approve the drawings. After the structural work, the remaining rehabilitation will require
licensed plumbing, electrical, and mechanical contractors, together with the corresponding city
inspections. Based on the remaining scope, we realistically anticipate completing the rehabilitation by
October 31, 2026.
Before committing substantial additional funds to the structural work and remaining rehabilitation, we
respectfully request:
1. A formal extension of the completion deadline from August 31, 2026, through October 31, 2026;
and
2. Written confirmation that the city will not proceed with demolition while we are actively
completing the work, complying with inspection requirements, and demonstrating continuous
progress.
We understand the city’s concerns regarding the condition of the property, and we are not requesting
an indefinite extension. We are willing to provide photographs of the work completed to date,
environmental testing results, contractor information, and periodic progress updates. We would also
be willing to agree to reasonable interim milestones so the city can verify that the rehabilitation is
progressing.
We have already invested significant time and money into saving this property and are now prepared
to begin the most substantial phase of the rehabilitation. We need reasonable assurance that the city
will allow us the necessary time to complete the project before we commit the significant additional
funds required for the structural work and remaining improvements.
Please let us know what formal action is required to amend the deadline and whether this request
needs to be placed before the City Council. We would appreciate addressing this as soon as possible
so our contractors can proceed without further delay.
Thank you,
Ian Reeves
208-899-3133

Page 24 of 35

GLUE LAMINATED MEMBERS MARKED "LVL" (LAMINATED VENEER LUMBER) SHALL HAVE A MINIMUM
ALLOWABLE BENDING STRESS (FB) OF 2950 PSI, A MINIMUM ALLOWABLE SHEAR STRESS (FV) OF 285
PSI, AND A MINIMUM MODULUS OF ELASTICITY (E) OF 2,000 KSI. ALL MANUFACTURER'S
RECOMMENDATIONS FOR NAILING AND CONNECTIONS SHALL BE FOLLOWED.

FLOOR JOISTS: SEE IRC TABLE R502.3.1(1) AND R502.3.1(2) FOR SPAN, SIZE, SPACING, AND GRADE OF
FLOOR JOISTS.

FLOOR JOISTS BELOW PARTITION WALLS RUNNING PARALLEL TO THE JOIST SPAN SHALL BE
DOUBLED. ALL DOUBLED MEMBERS SHALL BE NAILED TOGETHER WITH 16d NAILS 16" ON CENTER IN
TWO ROWS STAGGERED OR PER MANUFACTURER SPECS.

SOLID BLOCKING BETWEEN FLOOR JOISTS SHALL BE INSTALLED WHERE JOISTS BEAR ON TOP OF
BEAMS OR HEADERS AND BELOW POINT LOADS. ALL SOLID BLOCKING AND RIM JOIST MATERIAL
SHALL BE THE SAME SIZE AND GRADE AS THE JOISTS.

ROOF DEAD LOAD:
ROOF LIVE LOAD:
ROOF SNOW LOAD:

15 psf
20 psf
20 psf

FLOOR DEAD LOAD:
FLOOR LIVE LOAD:
BEDROOMS:
ALL OTHER LIVING AREAS:
WIND LOADS:
SEISMIC LOADS:
ASSUMED ALLOWABLE SOIL BEARING PRESSURE:

10 psf
30 psf
40 psf
Vasd=115 MPH, EXPOSURE C
DESIGN CATEGORY "B"
1,500 PSF

GENERAL:
1.

FURNISH ALL LABOR, MATERIAL AND EQUIPMENT NECESSARY TO COMPLETE THE WORK SHOWN OR
INFERRED BY THESE DRAWINGS.

ALL FLOOR AND CEILING JOISTS THAT BUTT INTO THE SIDE OF A HEADER OR STEEL BEAM SHALL BE
ANCHORED TO THE HEADER OR STEEL BEAM WITH STANDARD JOIST HANGERS.

THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AND
ELEVATIONS SHOWN ON THE PLANS AND FOR COORDINATING ALL DIMENSIONS AND ELEVATIONS
SHOWN WITH THE EXISTING CONDITIONS. IF ERRORS OR DISCREPANCIES IN THE DIMENSIONS
OCCUR, IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO BRING ALL DISCREPANCIES TO THE
ATTENTION OF THE ENGINEER BEFORE PROCEEDING WITH THE WORK.

ALL SUPPORTS FOR WOOD TRUSSES, RAFTERS AND PURLINS, UNLESS SHOWN OTHERWISE ON THE
DRAWINGS, SHALL BEAR ON LOAD BEARING WALLS (WALLS LOCATED DIRECTLY ABOVE A BEAM LINE
OR CONTINUOUS FOOTING)! ALL CONCENTRATED LOADS SHALL BE CARRIED THROUGH THE FLOOR
SYSTEM THICKNESS WITH SOLID BLOCKING OR WITH 2x4 STUB COLUMNS (SQUASH BLOCKS) THAT
TRANSFER THE LOAD DOWN TO THE SUPPORT WALL OR BEAM BELOW.

THE CONTRACTOR SHALL PROVIDE ALL TEMPORARY BRACING AND SHORING AS REQUIRED DURING
CONSTRUCTION TO ENSURE THE SAFETY OF ALL INDIVIDUALS INVOLVED.

ALL MECHANICAL, ELECTRICAL, AND PLUMBING ELEMENTS SHALL BE INSTALLED PER THE
REQUIREMENTS OF THE GOVERNING BUILDING CODE AND THE LOCAL MUNICIPALITY.

ALL NAILING NOT INDICATED ON THE DRAWINGS SHALL CONFORM TO THE NAILING SCHEDULE OF THE
GOVERNING BUILDING CODE. SPACING, END DISTANCES AND EDGE DISTANCES OF NAILS AND
SPIKES SHALL BE SUCH AS TO AVOID THE UNUSUAL SPLITTING OF THE WOOD.

ALL NON-LOADBEARING STUD WALLS IN THE BASEMENT SHALL BE PROVIDED WITH A 1" MINIMUM
VERTICAL EXPANSION JOINT TO ALLOW FOR HEAVE IN THE FLOOR SLAB.

NORTON & SCHMIDT CONSULTING ENGINEERS, L.L.C. HAS DESIGNED THE STRUCTURAL FLOOR
FRAMING AND WALL BRACING SYSTEM OF THESE PLANS FOR THE CONSTRUCTION OF A RESIDENCE
AT THE ADDRESS REFERENCED IN THE PLANS. NORTON & SCHMIDT CONSULTING ENGINEERS, L.L.C.
WILL NOT TAKE RESPONSIBILITY FOR ANY RE-USE OF ANY PORTION OF THE DESIGN, PLANS OR
SPECIFICATIONS AT ANY OTHER PROPERTY OR ADDRESS WITHOUT OUR PRIOR WRITTEN CONSENT.

BUILDER'S PLANS:
THE TERM "BUILDER'S PLANS" REFERS TO A CERTAIN LEVEL OF DEVELOPMENT OF THE DRAWINGS. AS
THE NAME IMPLIES, THESE PLANS REQUIRE THAT THE CONTRACTOR POSSESSES COMPETENCE IN
RESIDENTIAL CONSTRUCTION AND A THOROUGH UNDERSTANDING OF THE INTERNATIONAL RESIDENTIAL
CODE (IRC). THE CONTRACTOR WARRANTS TO NORTON & SCHMIDT CONSULTING ENGINEERS, L.L.C.,
THAT HE POSSESSES THE PARTICULAR COMPETENCE AND SKILL IN CONSTRUCTION NECESSARY TO
BUILD THIS PROJECT WITHOUT FULL ENGINEERING AND DESIGN SERVICES, AND FOR THAT REASON THE
CONTRACTOR OR HOME OWNER HAS RESTRICTED THE SCOPE OF PROFESSIONAL SERVICES. THE
CONSTRUCTION DOCUMENTS PROVIDED BY THE LIMITED SERVICES SHALL BE TERMED "BUILDER'S
PLANS" IN RECOGNITION OF THE CONTRACTOR'S SOPHISTICATION. ALTHOUGH NORTON & SCHMIDT
CONSULTING ENGINEERS, L.L.C. AND OUR CONSULTANTS HAVE PERFORMED THEIR SERVICES WITH DUE
CARE AND DILIGENCE, WE CANNOT GUARANTEE PERFECTION. ANY AMBIGUITY OR DISCREPANCY
DISCOVERED BY THE USE OF THESE PLANS SHALL BE REPORTED IMMEDIATELY TO NORTON & SCHMIDT
CONSULTING ENGINEERS, L.L.C. CONSTRUCTION MAY REQUIRE THAT THE CONTRACTOR ADAPT THE
"BUILDER'S PLANS" TO THE FIELD CONDITIONS ENCOUNTERED AND MAKE LOGICAL ADJUSTMENTS IN FIT,
FORM, DIMENSION AND QUANTITY. CHANGES MADE FROM THE PLANS WITHOUT THE CONSENT OF
NORTON & SCHMIDT CONSULTING ENGINEERS, L.L.C. ARE UNAUTHORIZED. IT IS ALSO UNDERSTOOD
THAT THE CONTRACTOR WILL BE RESPONSIBLE FOR MEETING ALL APPLICABLE BUILDING CODES
INCLUDING BUT NOT LIMITED TO MECHANICAL, ELECTRICAL, AND PLUMBING CODE REQUIREMENTS
(WHICH IS EXCLUDED FROM THESE PLANS). IN THE EVENT ADDITIONAL DETAIL OR GUIDANCE IS NEEDED
BY THE CONTRACTOR OR HOMEOWNER FOR CONSTRUCTION OF ANY ASPECT OF THE PROJECT, NORTON
& SCHMIDT CONSULTING ENGINEERS, L.L.C. OR A QUALIFIED ARCHITECT/ENGINEER SHALL IMMEDIATELY
BE RETAINED. FAILURE TO NOTIFY US OF THESE NEEDS OR OF CHANGES TO THE PLANS SHALL RELIEVE
NORTON & SCHMIDT CONSULTING ENGINEERS, L.L.C. OF ALL RESPONSIBILITIES OF THE CONSEQUENCES.
ARCHITECTURAL NOTES:
1. WATER RESISTIVE EXTERIOR WALL COVERING, FREE FROM HOLES AND BREAKS, SHALL BE APPLIED
TO STUDS OR SHEATHING OF ALL EXTERIOR WALLS. WRAP SHALL BE INSTALLED PER
MANUFACTURER'S RECOMMENDATIONS AND SHALL BE IN COMPLIANCE WITH SECTION R703.2.
2.

BUILDING SHALL COMPLY WITH IRC SECTION R802.5.2 FOR RAFTER AND CEILING JOIST
CONNECTIONS.

"UFER" GROUND SHALL BE PROVIDED PER IRC SECTION E3608.1

GUTTERS, DOWNSPOUTS, AND SPLASH BLOCKS SHALL BE PROVIDED TO INSURE ALL ROOF
DRAINAGE IS DIRECTED 5 FEET MINIMUM FROM HOUSE BEFORE TOUCHING SOIL.

STAIR NOTES:
1. MAXIMUM RISER AT STAIRWAYS IS 7 3/4" AND MINIMUM TREAD IS 10" WITH A MINIMUM 6'-8"
HEADROOM, PER IRC SECTION R311.7.

11. ALL WOOD STRUCTURAL PANELS SHALL BE IDENTIFIED WITH THE APPROPRIATE GRADE TRADEMARK
OF THE AMERICAN PLYWOOD ASSOCIATION (APA) AND SHALL MEET THE REQUIREMENTS OF
PRODUCT STANDARD PS-1.

13. STANDARD WASHERS SHALL BE USED WITH ALL BOLTS FASTENING WOOD MEMBERS.
14. ALL SAWN LUMBER EXPOSED TO WEATHER OR IN CONTACT WITH CONCRETE OR MASONRY SHALL BE
PRESSURE TREATED.
15. ROOF FRAMING - RIDGE BEAMS, VALLEY AND HIP RAFTERS SHALL HAVE A MINIMUM NOMINAL
THICKNESS OF 2" AND MINIMUM DEPTH NOT LESS THAN THE END CUT OF THE RAFTERS. HIP AND
VALLEY RAFTERS SHALL BE SUPPORTED AT THE RIDGE BY A 2x6 "TEE" BRACE TO A BEARING
PARTITION. WHERE ROOF BRACING IS USED TO PERMIT LONGER RAFTERS SPAN, USE 2x6 "TEE"
BRACES AT 4'-0" O.C. WITH CONTINUOUS 2x6 PURLIN UNDER THE RAFTERS. BRACE RAFTERS TO
BEARING PARTITIONS.
16. PROVIDE CONTINUOUS STRONG BACKS FOR CEILING JOIST SPANS 12'-0" OR GREATER.
17. CEILING JOISTS: SEE IRC TABLE R802.5(1) AND R802.5(2) FOR SPAN, SIZE, SPACING, AND GRADE OF
CEILING JOISTS.
18. ROOF RAFTERS: SEE IRC TABLE R802.4.1(1) THRU R802.4.1(8) FOR SPAN, SIZE, SPACING, AND GRADE
OF ROOF RAFTERS.
19. BRACE THE COMPRESSION FLANGE OF ALL BEAMS UNLESS NOTED OTHERWISE.
20. ALL BEAMS OR HEADERS THAT BEAR ON WOOD FRAMING SHALL BE SUPPORTED BY ANOTHER BEAM
OR HEADER OR A BUILT-UP (2) STUD MIN COLUMN THE FULL WIDTH OF THE BEAM CONTINUOUS TO
THE FOUNDATION OR OTHER STRUCTURAL FRAMING MEMBER, U.N.O.
21. ALL LIGHT GAGE METAL FRAMING ACCESSORIES NOTED SHALL BE AS MANUFACTURED BY "SIMPSON
STRONG TIE" OR APPROVED EQUAL, ATTACH FRAMING ACCESSORIES TO WOOD FRAMING IN
ACCORDANCE WITH MANUFACTURERS RECOMMENDATIONS.
22. PROVIDE HEADERS AS SHOWN ON PLAN, FOR HEADERS NOT MARKED REFERENCE TYPICAL BEARING
WALL HEADER SCHEDULE.
23. FLOOR SHEATHING SHALL BE 3/4" TONGUE & GROOVE WOOD STRUCTURAL PANEL. GLUE & NAIL TO
FLOOR JOISTS WITH 8d NAILS AT 6" O.C. AT ALL PANEL EDGES AND AT 12" O.C. AT INTERMEDIATE
SUPPORTS.

ENCLOSE ACCESSIBLE SPACE BENEATH STAIRS SHALL HAVE WALLS AND THE UNDERSIDE OF THE
STAIR AND LANDING PROTECTED WITH 1/2" GYPSUM BOARD ON ENCLOSURE SIDE PER SECTION
R302.7.

WOOD DECK FRAMING NOTES:
1. ALL WOOD DECK FRAMING SHALL COMPLY WITH THE LATEST EDITION OF THE "PRESCRIPTIVE
RESIDENTIAL WOOD DECK CONSTRUCTION GUIDE" AS PUBLISHED BY THE AMERICAN WOOD CO.

STAIRWAYS CONSISTING OF 3 OR MORE RISERS SHALL HAVE A CONTINUOUS HANDRAIL ON AT LEAST
ONE SIDE BETWEEN 34" AND 38" ABOVE THE STAIR NOSINGS.

HANDRAILS SHALL HAVE A CIRCULAR CROSS SECTION OF 1 1/4" MINIMUM TO 2" MAXIMUM OR OTHER
APPROVED GRASPABLE SHAPER PER SECTION R311.7.8.5.

SPIRAL STAIRS SHALL BE CONSTRUCTED PER SECTION R311.7.10.1.

PROVIDE SMOKE ALARMS IN EACH SLEEPING ROOM, OUTSIDE OF EACH SLEEPING AREA IN THE
IMMEDIATE VICINITY OF THE BEDROOMS AND ON EACH ADDITIONAL FLOOR, INCLUDING BASEMENTS
AND STAIRWAYS. ALARMS SHALL BE INTERCONNECTED IN SUCH A MANNER THAT THE ACTUATION OF
ONE ALARM ACTIVATES ALL OTHERS AND BE HARD WIRED WITH A BATTERY BACKUP, PER IRC
SECTION R314 AND NFPA 72.

FOOTINGS SHALL BE POURED CONTINUOUS AT FOOTING STEPS (SOLID JUMPS).

ANY FILL THAT IS INSTALLED UNDER THE BASEMENT OR GARAGE FLOOR SLABS SHALL BE PROPERLY
COMPACTED TO PREVENT SETTLEMENT OF THE FILL MATERIAL. PROPER COMPACTION IS WHERE
THE SOIL IS PLACED IN 6" LIFTS AND EACH LIFT IS COMPACTED PRIOR TO INSTALLING MORE SOIL.
THIS COMPACTED FILL SHALL THEN BE VERIFIED BY A QUALIFIED GEOTECHNICAL ENGINEER. AT THE
CONTRACTOR'S OPTION, A PROPERLY DESIGNED STRUCTURAL SLAB MAY BE INSTALLED OVER ANY
FILL THAT HAS NOT BEEN PROPERLY COMPACTED. ALL EXTERIOR SLABS INSTALLED ADJACENT TO
THE FOUNDATION SHALL BE DOWELED INTO THE FOUNDATION WITH #4 BARS AT 12" ON CENTER
(GRADE 60 STEEL) DRILLED IN 6" MINIMUM AND EPOXIED.

CONTROL JOINTS IN THE FLOOR SLABS SHALL BE INSTALLED AS TO MINIMIZE THE AMOUNT OF
RANDOM CRACKING (12' INTERVALS MAXIMUM). THESE JOINTS SHALL BE SAWCUT 1-1/4" DEEP WITHIN
8 HOURS OF POURING THE SLAB OR MAY BE TOOLED INTO THE SLAB WHEN POURED. SAWCUTS
SHALL BE IN APPROXIMATE SQUARE PATTERN WITH MAXIMUM ASPECT RATIO OF 1-1/2 TO 1.

THE BUILDER SHALL BE RESPONSIBLE FOR TAKING THE APPROPRIATE STEPS TO MINIMIZE THE
EFFECTS OF EXPANSIVE SOIL ON THE FOUNDATION, SLABS, AND WOOD FRAMED PORTIONS OF THE
HOUSE. THIS INCLUDES ISOLATING THE FLOOR SLAB AT ALL COLUMNS, INTERIOR BEARING WALLS,
AND AT THE FOUNDATION WALLS WITH TWO LAYERS OF 15# FELT. PARTITION WALLS IN THE
BASEMENT SHALL NOT BE CONSTRUCTED TIGHT AGAINST THE FRAMING ABOVE.

INSTALL CONTINUOUS DRAIN TILE (4" DIAMETER MINIMUM) AROUND THE PERIMETER OF THE ENTIRE
LOWER LEVEL AND COVER THE TILE WITH FILTER FABRIC AND COURSE, CLEAN ROCK. INSTALL
VERTICAL DRAINS TO PERIMETER DRAIN TILE AT ALL WINDOW WELLS. THE DRAIN TILE SHALL BE
CONNECTED TO A 40 GALLON (MINIMUM) SUMP PIT WITH SUFFICIENT DEPTH FOR PROPER SUMP
PUMP OPERATION, OR SHALL BE DRAINED BY GRAVITY TO DAYLIGHT AT LEAST 10' FROM THE
FOUNDATION. FOUNDATION DRAINAGE SHALL ALSO BE IN ACCORDANCE WITH IRC SECTION R405.1.

CONCRETE BASEMENT SLABS SHALL BE A MIN. OF 4" THICK OVER A MIN. OF 4" OF 1/2" TO 3/4" CLEAN,
GRADED ROCK, U.N.O. OR IF SITE CONDITIONS REQUIRE OTHERWISE. MIN REINFORCING SHALL BE
#4'S AT 24"oc OR EQUIVALENT.

07/30/2026

10. PROVIDE A MIN. 6-MIL POLYETHYLENE MOISTURE BARRIER OVER GRAVEL BASE UNDER BASEMENT
FLOOR SLABS (NOT REQUIRED FOR GARAGE SLABS) PER SECTION R405.2.2. LAP JOINTS A MIN. OF 6".
11. ALL FOOTING AND SLAB REINFORCEMENT SHALL BE BLOCKED OFF SUBGRADE WITH CHAIRS OR
CONCRETE BRICKS.

SYMBOLS LEGEND

ENERGY REQUIREMENTS
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.

ELEVATION
DESCRIPTION

THE BUILDING THERMAL ENVELOPE SHALL BE SEALED WITH AN AIR BARRIER PER IRC SECTION N1102.
LIGHTING FIXTURES PENETRATING THE THERMAL ENVELOPE SHALL BE IC-RATED, LEAKAGE RATED
AND SEALED TO THE GYPSUM WALLBOARD AS REQUIRED PER N1102.
PROGRAMMABLE THERMOSTATS SHALL BE INSTALLED AS REQUIRED PER N1103.1.1.
AIR HANDLERS SHALL BE RATED FOR MAXIMUM 2% AIR LEAKAGE RATE PER N1103.3.2.1.
BUILDING CAVITIES USED AS RETURN AIR PLENUMS SHALL BE SEALED TO PREVENT LEAKAGE
ACROSS THE THERMAL ENVELOPE AS REQUIRED PER N1103.
BUILDING CAVITIES IN A THERMAL ENVELOPE WALL SHALL NOT BE USED AS RETURN AIR PLENUMS
UNLESS THE REQUIRED INSULATION BARRIER IS MAINTAINED PER M1601.1.1.
HOT WATER PIPES SHALL BE INSULATED AS REQUIRED PER N1103.4.1.
ALL EXHAUST FANS SHALL TERMINATE TO THE BUILDING EXTERIOR AS REQUIRED PER M1505.2.
MAKEUP AIR SYSTEMS SHALL BE INSTALLED FOR KITCHEN EXHAUST HOODS THAT EXCEED 400 CFM
AS REQUIRED PER M1503.6.
AN AIR HANDLING SYSTEM SHALL NOT SERVE BOTH THE LIVING SPACE AND THE GARAGE PER
M1601.6.
MINIMUM MECHANICAL EFFICIENCY RATING FOR AC EQUIPMENT IS 13 SEER AS REQUIRED PER IRC.
MINIMUM MECHANICAL EFFICIENCY RATING FOR FORCED AIR FURNACE IS 78% AS REQUIRED PER IRC.
CONTRACTOR SHALL PROVIDE COMPLIANCE REPORT PER N1105.4.2 AND N1105.4.3 TO THE BUILDING
OFFICIAL.

WOOD FRAMING FOR EXTERIOR DECKS SHALL BE PRESERVATIVE TREATED SOUTHERN PINE #2 OR
BETTER.

TYPE
NO/SHEET
TYPE
NO/SHEET

TYPE

ELEVATION DESIGNATION

REVISION DESIGNATION

CUT SYMBOL

PLAN NOTE SYMBOL

SECTION CUT

SLAB JOINT
DESIGNATION

ELEVATION DETAIL

100'-0"

SPOT ELEVATION

NO
TYPE
SHEET

BLOWUP DETAIL

CONCRETE WALL

WSP

WOOD STRUCTURAL
PANEL

WOOD NON-LOAD
BEARING STUD WALL

CS-WSP

CONTINUOUSLY
SHEATHED WOOD
STRUCTURAL PANEL

BRACED WALL PANEL

PFH

PORTAL FRAME WITH
HOLD-DOWNS

BRACED WALL LINE

PFG

PORTAL FRAME AT
GARAGE

WOOD STUD
BEARING WALL

INSULATION AND FENESTRATION
REQUIREMENTS - IRC TABLE N1102.1.2
THESE VALUES ARE BASED ON CLIMATE ZONE 4 PER IRC FIGURE N1101.7 OR TABLE N1101.7.
REFERENCE IRC FOR DIFFERENT CLIMATE ZONE VALUES

ISSUE INFO

COMPONENT

VALUE

FENESTRATION

U O 0.32

(b)

SKYLIGHT

U O 0.55

(b)

GLAZED FENESTRATION SHGC

U O 0.40

(b)(e)

CEILING

R-49

CEILING WITH ATTIC SPACES (OVER 100% OF THE CEILING)

R-38

CEILING - VAULTED (500 SQ.FT. OR 20% OF THE TOTAL INSULATED
CEILING AREA, WHICHEVER IS LESS)

R-30

WOOD FRAME WALL

R-20 or R-13 + 5

(h)

MASS WALL

R-8 / R-13

(i)

FLOOR

R-19

BASEMENT WALL

R-10 / R-13

(c)

SLAB (R VALUE/DEPTH)

R-10 / 2 FT

(d)

CRAWLSPACE WALL

R-10 / R-13

(c)

CARBON MONOXIDE DETECTORS SHALL BE PROVIDED PER R315.

CONCRETE & REINFORCING NOTES:
1. CONCRETE STRENGTH SHALL MEET THE FOLLOWING MINIMUM 28 DAY STRENGTH REQUIREMENTS
(IRC R402.2):
1.1. 2,500 PSI FOR BASEMENT FLOOR SLABS ON UNDISTURBED GRADE.
1.2. 3,000 PSI FOR FOOTINGS, FOUNDATION WALLS, AND OTHER VERTICAL CONCRETE.
1.3. 3,500 PSI FOR CARPORT AND GARAGE FLOOR SLABS ON UNDISTURBED GRADE.
1.4. 3,500 PSI FOR STRUCTURAL FLOOR SLABS.
2. CONCRETE SHALL BE 6%±1% AIR ENTRAINED FOR GARAGE SLABS AND FOR ALL LOCATIONS
(FOOTINGS, WALLS, FLATWORK, ETC.) EXPOSED TO WEATHER.
3. CONCRETE SHALL HAVE A SLUMP OF 4" ± 1". THE SLUMP CAN BE INCREASED THROUGH THE USE OF
APPROVED ADDITIVES (NOT WATER).
4. THE REINFORCING STEEL SHALL BE ASTM A615, GRADE 40 MINIMUM UNLESS NOTED OTHERWISE ON
THE DRAWINGS. ALL BARS SHALL BE LAPPED A MINIMUM OF 48 BAR DIAMETERS AND/OR CORNER
BARS SHALL BE PROVIDED AT ALL FOOTING AND WALL CORNERS, AND FOOTING STEPS.
5. MINIMUM CONCRETE COVER SHALL BE AS FOLLOWS (ACI 318):
5.1. EARTH FORMED - 3"
5.2. EXPOSED TO WEATHER - 1 1/2" FOR #5 BARS & SMALLER
5.3. NOT EXPOSED TO WEATHER - 3/4" FOR SLABS.
6. NO WATER SHALL BE ADDED TO THE CONCRETE MIX AT THE SITE.
7. ADDITION OF CALCIUM CHLORIDE TO CONCRETE IS NOT PERMITTED.
8. NO ALUMINUM SHALL BE EMBEDDED/PLACED IN CONCRETE.
9. CONCRETE PLACED IN COLD WEATHER SHALL COMPLY WITH ACI 306. CONCRETE PLACED IN HOT
WEATHER SHALL COMPLY WITH ACI 305.

LONGITUDINAL
MAXIMUM
MECHANICAL
MANUFACTURER
MINIMUM
MISCELLANEOUS
METAL
NUMBER
NEAR SIDE
NOT TO SCALE
ON CENTER
OPPOSITE HAND
POWDER ACTUATED FASTENERS
POUNDS PER CUBIC FEET
PLATE
POUNDS PER LINEAR FOOT
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH
QUANTITY
REFERENCE
REINFORCING
REQUIRED
REVERSE
ROUGH OPENING
SIMILAR
TOP AND BOTTOM
TOP OF FOOTING STEP
THICK
TOP OF
TOP OF CONCRETE
TOP OF FOOTING
TOP OF PAVING
TOP OF STEEL
TRANSVERSE
TYPICAL
UNLESS NOTED OTHERWISE
VERTICAL
WIDTH
WALL BRACE METHOD
WORK POINT
WALL STEP
WELDED WIRE FABRIC

25. ALL INTERIOR BEARING WALL FRAMING SHALL BE 2x4 DOUG-FIR STUD GRADE AT 16"oc, UNO.

EMERGENCY EGRESS NOTES:
1. ALL SLEEPING ROOMS AND BASEMENT SHALL BE PROVIDED WITH PROPER EMERGENCY ESCAPE AND
RESCUE OPENINGS PER IRC SECTION R310. PROVIDE (1) WINDOW IN EACH BEDROOM THAT HAS A
MINIMUM OPERABLE AREA OF 5.7 SQ. FT. WITH A MINIMUM OPERABLE HEIGHT OF 24" AND WIDTH OF
20".

IF THE EXISTING SITE TOPOGRAPHY OR SOIL CONDITIONS VARY FROM THE CONDITIONS SHOWN ON
THE DRAWINGS, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTIFY THE
ARCHITECT/ENGINEER SO THAT A DESIGN THAT IS APPROPRIATE FOR THE SITE CAN BE GENERATED.

24. ALL EXTERIOR WOOD WALL FRAMING SHALL BE 2x4 DOUG-FIR STUD GRADE AT 16"oc, UNO.
26. MULTIPLE STUD MEMBERS CALLED OUT FOR SUPPORT OF LVL BEAMS AND HEADERS SHALL BE
CARRIED DOWN TO TOP OF FOUNDATIONS OR SUPPORT BEAM(S).

ALL WINDOWS SHALL MEET THE FALL PROTECTION REQUIREMENTS OF SECTION R312.2.

12. WOOD STRUCTURAL PANELS SHALL BE SET WITH FACE GRAIN PERPENDICULAR TO SUPPORTING
MEMBERS AND STAGGER END JOINTS 4'-0".

PLACE HANDRAILS ON ALL STAIRS AND/OR LEVELS THAT EXCEED 30" ABOVE THE FLOOR OR GRADE.
RAILINGS TO BE MIN. 36" HIGH AND HAVE INTERMEDIATE RAILS THAT DO NOT ALLOW THE PASSAGE
OF A 4" DIAMETER SPHERE AND SHALL COMPLY WITH IRC SECTIONS R311.7.8 & R312.

ALL EXTERIOR FOOTINGS SHALL BEAR A MIN. OF 36" BELOW FINISHED GRADE.

WALLS SHALL NOT BE TIGHT BETWEEN THE SLAB AND THE FRAMING ABOVE!
10. SHEATHING FOR HORIZONTAL DIAPHRAGMS SHALL BE EXTERIOR GRADE, C/D, STRUCTURAL GROUP II
OR BETTER. ROOF AND WALL FRAMING SHALL BE OF DOUGLAS FIR-LARCH OR SOUTHERN PINE.
PROVIDE SOLID BLOCKING AT ALL PANEL EDGES UNLESS OTHERWISE NOTED. WHERE PANELS ARE
APPLIED ON BOTH FACES OF A WALL, PANEL JOINTS SHALL BE OFFSET TO FALL ON DIFFERENT
FRAMING MEMBERS.

WINDOWS AND SAFETY GLAZING NOTES:
1. GLAZING IN HAZARDOUS LOCATIONS AS IDENTIFIED IN IRC SECTION R308.4 SHALL BE OF APPROVED
SAFETY GLAZING MATERIALS: GLASS IN STORM DOORS; INDIVIDUAL FIXED OR OPERABLE PANELS
ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE IS WITHIN A 24" ARCH OF THE DOOR IN
A CLOSED POSITION AND WHOSE BOTTOM EDGE IS WITHIN 60" OF THE FLOOR; WALLS ENCLOSING
STAIRWAYS AND LANDINGS WHERE THE GLAZING IS WITHIN 60" OF THE TOP OR BOTTOM OF THE
STAIR, ENCLOSURES FOR SPAS, TUBS, SHOWERS AND WHIRLPOOLS; GLAZING IN FIXED OR
OPERABLE PANELS EXCEEDING 9 SQ. FT. AND WHOSE BOTTOM EDGE IS LESS THAN 18" ABOVE THE
FLOOR OR WALKING SURFACE WITHIN 36".

LONG
MAX
MECH
MFR
MIN
MISC
MTL
NO
NS
NTS
OC
OH
PAF
PCF
PL
PLF
PSF
PSI
QTY
REF
REINF
REQD
REV
RO
SIM
T&B
TFS
THK
TO
TOC
TOF
TOP
TOS
TRANS
TYP
UNO
VERT
W
WBM
WP
WS
WWF

C 2026 Norton & Schmidt Consulting Engineers

AB
ANCHOR BOLT
ACI
AMERICAN CONCRETE INSTITUTE
AFF
ABOVE FINISH FLOOR
AISC
AMERICAN INSTITUTE OF STEEL CONSTRUCTION
AISI
AMERICAN IRON AND STEEL INSTITUTE
ARCH
ARCHITECTURAL
ASTM
AMERICAN SOCIETY FOR TESTING AND MATERIALS
AWS
AMERICAN WELDING SOCIETY
BFF
BELOW FINISH FLOOR
BFS
BOTTOM OF FOOTING STEP
BO
BOTTOM OF
BOS
BOTTOM OF STEEL
BRG
BEARING
BWP
BRACED WALL PANEL
CIP
CAST-IN-PLACE CONCRETE
CJ
CONTROL JOINT (WALL)
CL
CENTER LINE
CLR
CLEAR
COL
COLUMN
CONC CONCRETE
CONST CONSTRUCTION
CONT
CONTINUOUS
DIA
DIAMETER
EIFS
EXTERIOR INSULATION AND FINISH SYSTEM
EL
ELEVATION
ELEC
ELECTRICAL
EQ
EQUAL
EW
EACH WAY
FDN
FOUNDATION
FF
FINISH FLOOR
FS
FAR SIDE
FTG
FOOTING
GA
GAGE
GC
GENERAL CONTRACTOR
GYP BD GYPSUM BOARD
HORIZ HORIZONTAL
HSA
HEADED STUD ANCHOR
INFO
INFORMATION
JST
JOIST
JT
JOINT
KSI
KIPS PER SQUARE INCH
LBS
POUNDS

311 East 11th Avenue
North Kansas City, MO 64116
Phone: (816) 421-4232
www.nortonschmidt.com
N&S JOB NUMBER: 2026-1390

DESIGN LOADS:

FOUNDATION NOTES:
1. ALL FOUNDATIONS SHALL BEAR ON NATIVE, UNDISTURBED SOIL CAPABLE OF SUPPORTING THE
ASSUMED ALLOWABLE SOIL BEARING PRESSURE LISTED UNDER THE DESIGN LOADS ON THIS PAGE,
UNLESS NOTED OTHERWISE, WITHOUT UNDUE SETTLEMENT OR HEAVING. NORTON & SCHMIDT IS
NOT RESPONSIBLE FOR REVIEW OF THE SOIL CONDITIONS AT THE SITE, THE CONTRACTOR OR
EXCAVATOR, IF APPROPRIATELY QUALIFIED AND EXPERIENCED OR A QUALIFIED TESTING LAB
(APPROVED BY THE OWNER) SHALL FIELD VERIFY THE ACTUAL SOIL'S SUITABILITY, SOIL BEARING
CAPACITY AND OTHER SOIL CONDITIONS (SUCH AS EXPANSIVE SOILS, COMPRESSIBLE SOILS,
SHIFTING SOILS OR OTHER QUESTIONABLE SOIL CHARACTERISTICS). REFERENCE IRC R401.

715 PACIFIC AVENUE
OSAWATOMIE, KANSAS

PROJECT DESCRIPTION:

WOOD FRAMING NOTES:
1. ALL STRUCTURAL LUMBER (RAFTERS, CEILING JOISTS, PURLINS AND HEADERS) SHALL BE DOUGLAS
FIR LARCH #2 OR BETTER UNLESS OTHERWISE NOTED ON THE DRAWINGS. ALL LOAD BEARING WALL
STUDS AND PURLIN STRUTS SHALL BE DOUGLAS FIR STUD GRADE OR BETTER.

Consulting Engineers

2018 INTERNATIONAL RESIDENTIAL CODE (IRC) AND ITS APPROPRIATE
SUPPLEMENTS

PROJECT INFORMATION

GOVERNING BUILDING CODE:

ABBREVIATIONS LEGEND

NORTONSCHMIDT

GENERAL NOTES

DUCTS OUTSIDE OF THE

SUPPLY AND RETURN

R-8

CONDITIONED SPACE

IN FLOOR & CEILING ASSEMBLY

R-6

b.
c.
d.

e.
f.
g.
h.

R VALUES ARE MINIMUMS. U - FACTORS AND SHGC ARE MAXIMUMS. WHERE INSULATION IS
INSTALLED IN A CAVITY THAT IS LESS THAN THE LABEL OR DESIGN THICKNESS OF THE
INSULATION, THE INSTALLED R-VALUE OF THE INSULATION SHALL NOT BE LESS THAN THE
R-VALUE SPECIFIED IN THE TABLE.
THE FENESTRATION U - FACTOR EXCLUDES SKYLIGHTS. THE SHGC APPLIES TO ALL GLAZED
FENESTRATION.
"10/13" MEANS R-10 CONTINUOUS INSULATION ON THE INTERIOR OR EXTERIOR OF THE HOME
OR R-13 CAVITY INSULATION ON THE INTERIOR OF THE BASEMENT WALL.
R - 5 SHALL BE PROVIDED UNDER THE FULL SLAB AREA OF A HEATED SLAB IN ADDITION TO THE
REQUIRED SLAB EDGE INSULATION R-VALUE FOR SLABS, AS INDICATED IN THE TABLE. THE
SLAB EDGE INSULATION FOR HEATED SLABS SHALL NOT BE REQUIRED TO EXTEND BELOW THE
SLAB.
THERE ARE NO SHGC REQUIREMENTS IN THE MARINE ZONE.
BASEMENT WALL INSULATION SHALL NOT BE REQUIRED IN WARM-HUMID LOCATIONS AS
DEFINED BY FIGURE N1101.10 AND TABLE N1101.10.
ALTERNATIVELY, INSULATION SUFFICIENT TO FILL THE FRAMING CAVITY PROVIDING NOT LESS
THAN AN R-VALUE OF R-19.
THE FIRST VALUE IS CAVITY INSULATION, THE SECOND VALUE IS CONTINUOUS INSULATION.
THEREFORE, AS AN EXAMPLE, "13+5" MEANS R-13 CAVITY INSULATION PLUS R-5 CONTINUOUS
INSULATION.
MASS WALLS SHALL BE IN ACCORDANCE WITH SECTION N1102.2.5. THE SECOND R-VALUE
APPLIES WHEN MORE THAN HALF OF THE INSULATION IS ON THE INTERIOR OF THE MASS WALL.

DATE:

07/30/2026

DRAWN BY:

ARC

CHECKED BY:

SBA

ISSUED FOR:

PERMIT

SHEET TITLE

GENERAL NOTES

SHEET NUMBER

S01

Page 25 of 35

2x10 FLOOR JOISTS @ 16" O.C.

7'-5"

15'-1 3/8"

5'-7"

6'-4"
F2

1'-10"

PROVIDE PROPER WALL INSULATION AS REQUIRED BY GOVERNING BUILDING CODE.

STAIRS SHALL HAVE A MAXIMUM RISE OF 7-3/4" AND MINIMUM TREAD OF 10". ALL RISERS AND
TREADS TO BE EQUAL BETWEEN FLOORS.

PROVIDE WALL BRACING AS SHOWN ON PLAN.

PROVIDE HEADERS AS SHOWN ON PLAN, FOR HEADERS NOT MARKED REFERENCE TYPICAL
BEARING WALL HEADER SCHEDULE.

1'-0 3/4"

8'-0"

6'-9"

CRAWLSPACE

MARK

1'-0"

6'-8"

1'-0"

19'-4 3/8"

6'-8"

1'-0"

FOOTING DIMENSIONS

2'-6"
7'-10 5/8"

Bathroom

14'-9 3/8"

WP143C

9'-3 3/8"

DETAIL 1/S30
OR 2/S30

PT 6x6 WD
BEAM

ACCESS:
3.

ACCESS SHALL BE PROVIDED TO ALL UNDER-FLOOR SPACES. ACCESS OPENINGS THROUGH
THE FLOOR SHALL BE A MINIMUM OF 18" x 24" (457 mm x 610 mm). OPENINGS THROUGH A
PERIMETER WALL SHALL BE NOT LESS THAN 16" x 24" (607 mm x 610 mm). WHEN ANY PORTION
OF THE THROUGH-WALL ACCESS IS BELOW GRADE, AN AREAWAY NOT LESS THAN 16" x 24"
SHALL BE PROVIDED. THE BOTTOM OF THE AREAWAY SHALL BE BELOW THE THRESHOLD OF
THE ACCESS OPENING. THROUGH WALL ACCESS OPENINGS SHALL NOT BE LOCATED UNDER A
DOOR TO THE RESIDENCE.

THE UNDER-FLOOR GRADE SHALL BE CLEANED OF ALL VEGETATION AND ORGANIC MATERIAL.
ALL WOOD FORMS USED FOR PLACING CONCRETE SHALL BE REMOVED BEFORE A BUILDING IS
OCCUPIED OR USED FOR ANY PURPOSE. ALL CONSTRUCTION MATERIALS SHALL BE REMOVED
BEFORE A BUILDING IS OCCUPIED OR USED FOR ANY PURPOSE.

(2) 2x10
BEAM

DATE:

07/30/2026

BEAM PER
PLAN

2x10 FLOOR
JOISTS
12'-7 3/8"
FOOTINGS
PER PLAN
Bedroom 1

7'-8 5/8"

WP143C

LOAD BEARING WALL

Stairs

Stairs2

ISSUE INFO

DETAIL 1/S30
OR 2/S30

6x6 WOOD POST WITH
SIMPSON ABA66Z POST
BASE, TYP ALL
LOCATIONS

1'-1 1/4"

5'-6"

5'-2"

(4) #4 EW BOTTOM

2'-7 3/4"

8'-7 3/4"

13'-11"

1'-8" x 1'-8" x 1'-0"

REMOVAL OF DEBRIS:

8'-7 1/4"

WP143C

THE MINIMUM NET AREA OF VENTILATION OPENINGS SHALL NOT BE LESS THAN 1 S.F. FOR EACH
150 S.F. OF UNDER-FLOOR AREA. ONE VENTILATION OPENING SHALL BE WITHIN 3 FEET OF
EACH EXTERIOR CORNER OF THE UNDER-FLOOR SPACE. VENTILATION OPENINGS SHALL BE
COVERED FOR THEIR HEIGHT AND WIDTH AS INDICATED IN SECTION R408.2.

15'-5 1/4"

6'-10 1/8"

6'-9"

LOAD BEARING WALL

PT 6x6 WD
BEAM

6'-8 5/8"

(5) #4 EW BOTTOM

THE UNDER-FLOOR SPACE BETWEEN THE BOTTOM OF THE FLOOR JOISTS AND THE EARTH
UNDER ANY BUILDING (EXCEPT SPACE OCCUPIED BY A BASEMENT) SHALL HAVE VENTILATION
OPENINGS THROUGH FOUNDATION WALLS OR EXTERIOR WALLS. THE MINIMUM NET AREA OF
VENTILATION OPENINGS SHALL NOT BE LESS THAN 1 S.F. OF UNDER FLOOR SPACE AREA.

SCALE: 1/4" = 1'-0"

Hallway

2'-6" x 2'-6" x 1'-0"

NORTH

Bathroom

PROJECT INFORMATION

16" DIA
PIER

1'-0"

7'-3 3/8"

SCALE: 1/4" = 1'-0"

WP143C

(NO) SIZE LOCATION

VENTILATION:
F2

15'-6 7/8"

NORTH

Kitchen

REINFORCING COLUMN

UNDER-FLOOR SPACE NOTES

1'-0"

6'-7"

FOUNDATION/1ST FLOOR FRAMING PLAN

2x6 CEILING
JOISTS
@ 16" O.C.

SIZE
L x W x THK

15'-5 1/4"

13'-9 5/8"

07/30/2026

FOOTING SCHEDULE

1'-0"

8'-2 1/8"

5'-10 1/2"

19'-4 3/8"

13'-11"

DOUBLE FLOOR JOISTS UNDER ALL PARTITION WALLS RUNNING PARALLEL WITH JOISTS.

16" DIA
PIER

15'-6 7/8"

(2) 2x10 BEAM

13. WB143C - SEE DETAIL 9/S30

6'-5 3/8"

7'-3 3/8"

2x10 FLOOR JOISTS @ 16" O.C.

2x6 DECK
JOISTS
@ 16" O.C.

6'-5 3/8"

2x6 LEDGER BEAM

ALL INTERIOR BEARING WALL FRAMING SHALL BE 2x4 OR 2x6 DOUG-FIR STUD GRADE AT 16"oc.

12. INTERIOR FOOTINGS OF LOAD BEARING WALLS AND COLUMNS SHALL BE ISOLATED FROM THE
BASEMENT FLOOR SLAB.

6'-0"

2x10 FLOOR
JOISTS @ 16" O.C.
(2) 1-3/4" x 9-1/4" LVL 2.1E
PRESSURE TREATED
WOOD BEAM

2x10 FLOOR JOISTS @ 16" O.C.

11. PROVIDE MIN (2) STUDS FULL WIDTH BEARING UNDER ALL WOOD BEAMS, LVL'S, AND STEEL
BEAMS UNLESS NOTED OTHERWISE.

13'-11"

CRAWLSPACE

ALL EXTERIOR WALL FRAMING SHALL BE 2x4 OR 2x6 DOUG-FIR STUD GRADE AT 16"oc.
PROVIDE APA RATED 24/16 EXTERIOR GRADE PLYWOOD SHEATHING NAILED TO WOOD STUDS
WITH 8d NAILS AT 6"oc AT PANEL EDGES AND 12"oc AT NON-PANEL EDGES.

10. FLOOR JOISTS: SEE IRC TABLE R502.3.1(1) AND R502.3.1(2) FOR SPAN, SIZE, SPACING, AND
GRADE OF FLOOR JOISTS.

(2) 1-3/4" x 9-1/4" LVL 2.1E
PRESSURE TREATED
WOOD BEAM

2.
3.

715 PACIFIC AVENUE
OSAWATOMIE, KANSAS

15'-1 3/8"

(2) 1-3/4" x 9-1/4" LVL 2.1E
PRESSURE TREATED
WOOD BEAM

15'-1 3/8"

7'-5"

6'-8"

2x10 FLOOR
JOISTS @ 16" O.C.

PROVIDE 3/4" TONGUE AND GROOVE WOOD STRUCTURAL PANEL SHEATHING FOR SUBFLOOR
GLUED AND NAILED TO WOOD JOISTS WITH 8d NAILS AT 6"oc AT PANEL EDGES AND 12"oc AT
NON-PANEL EDGES.

C 2026 Norton & Schmidt Consulting Engineers

NOTES ARE TYPICAL UNLESS NOTE NUMBER IS INSIDE OF CIRCLE, THEN THE NOTE REFERS TO A
SPECIFIC LOCATION(S) MARKED ON THE PLAN.

311 East 11th Avenue
North Kansas City, MO 64116
Phone: (816) 421-4232
www.nortonschmidt.com
N&S JOB NUMBER: 2026-1390

1'-4"

FLOOR FRAMING PLAN NOTES

12"

7'-6"

1'-4"

11'-6"

12"

Consulting Engineers

20'-11 3/4"

NORTONSCHMIDT

20'-11 3/4"

TYPICAL CRAWLSPACE SECTION
SCALE: 1/4" = 1'-0"

Entry

Landing
Up

Stairs

DRAWN BY:

ARC

CHECKED BY:

SBA

ISSUED FOR:

PERMIT

SHEET TITLE
11'-3 3/4"

8'-9 3/4"

4'-2 1/4"

Living

Patio

14'-2 7/8"

SECOND FLOOR FRAMING PLAN
SCALE: 1/4" = 1'-0"

NORTH

15'-5 1/4"

FOUNDATION &
1ST FLOOR
FRAMING PLAN
SHEET NUMBER

S10

Page 26 of 35

PROVIDE MIN (2) STUDS FULL WIDTH BEARING UNDER ALL WOOD BEAMS, LVL'S, AND STEEL
BEAMS UNLESS NOTED OTHERWISE.

LOAD BEARING WALL STUDS SHALL BE CONTINUOUS FROM THE FLOOR TO THE ROOF/CEILING
DIAPHRAGM PER IRC 602.3.

NO CHANGES TO
FRAMING ON THIS LEVEL
Landing
6"

2'-6"

Attic 3'-6"

ROOF FRAMING PLAN NOTES
NEW 2x4 STUD
WALL (NON LOAD
BEARING), TYP
AROUND NEW
BATHROOM

19'-4 5/8"

31x22
VANITY

7'-4 7/8"

Closet
3'-4"
Stairs

PROVIDE PROPER CEILING INSULATION AS REQUIRED BY GOVERNING BUILDING CODE.

3'x3'
SHOWER

2'-6"

7'-8 7/8"

8'-9 7/8"

4'-2 1/4"

C 2026 Norton & Schmidt Consulting Engineers

10'-3 3/8"

311 East 11th Avenue
North Kansas City, MO 64116
Phone: (816) 421-4232
www.nortonschmidt.com
N&S JOB NUMBER: 2026-1390

2'-0"

NOTES ARE TYPICAL UNLESS NOTE NUMBER IS INSIDE OF CIRCLE, THEN THE NOTE REFERS TO A
SPECIFIC LOCATION(S) MARKED ON THE PLAN.

Consulting Engineers

INFILL WINDOW
WITH 2x4 STUDS @
16" O.C.

NORTONSCHMIDT

CEILING FRAMING PLAN NOTES

NOTES ARE TYPICAL UNLESS NOTE NUMBER IS INSIDE OF CIRCLE, THEN THE NOTE REFERS TO A
SPECIFIC LOCATION(S) MARKED ON THE PLAN.
1.

PROVIDE APA RATED 24/16 EXTERIOR GRADE PLYWOOD SHEATHING NAILED TO ROOF RAFTERS
WITH 8d NAILS AT 6"oc AT PANEL EDGES AND 12"oc AT NON-PANEL EDGES.

PROVIDE ADDITIONAL DEPTH TO JOISTS AS REQUIRED TO PROVIDE 1" AIR GAP TO PREVENT
CONDENSATION PLUS 12" INSULATION TO PROVIDE R-38 INSULATION VALUE TO VAULTED
CEILING AREA WHERE SHOWN ON PLAN WITH CROSS HATCH.

ALL RIDGE, VALLEY, AND HIP MEMBERS SHALL BE 2" NOMINAL THICKNESS AND NOT LESS IN
DEPTH THAN THE CUT END OF THE RAFTER.

HIP AND VALLEY MEMBERS SHALL BE SUPPORTED AT THE RIDGE WITH A 2x6 T-BRACE TO A
BEARING WALL BELOW.

PROVIDE SOFFIT, RIDGE, AND GABLE END VENTS AS REQUIRED TO PROVIDE ADEQUATE
VENTILATION FOR ROOF.

PROVIDE PROPER FLASHING AND BUILDING PAPER UNDER SHINGLES AS REQUIRED TO PROVIDE
WATER TIGHT SEAL AT ALL ROOF PENETRATIONS, RIDGES, VALLEYS, HIPS AND/OR OTHER
SLOPE CHANGES.

GUTTERS, DOWNSPOUTS, AND SPLASH BLOCKS SHALL BE PROVIDED TO INSURE ALL ROOF
DRAINAGE IS DIRECTED 5 FEET MINIMUM FROM HOUSE BEFORE TOUCHING SOIL.

ALL GABLE END WALL FRAMING SHALL BE 2x4 DOUG-FIR STUD GRADE AT 16"oc.

PROVIDE PROPER CEILING INSULATION AS REQUIRED BY GOVERNING BUILDING CODE.

FLAT CEILING

07/30/2026

10. PROVIDE MIN (2) STUDS FULL WIDTH BEARING UNDER ALL WOOD BEAMS, LVL'S, AND STEEL
BEAMS UNLESS NOTED OTHERWISE.

715 PACIFIC AVENUE
OSAWATOMIE, KANSAS

11. PROVIDE OVER-BUILD FRAMING AS REQUIRED TO ACHIEVE THE DESIRED ROOF
SLOPES/PROFILES.

15'-5 1/8"

13. ROOF RAFTERS DO NOT EXCEED 200 PLF OF UPLIFT. ATTACH ALL MEMBERS PER FASTENING
SCHEDULE ON S44.

SECOND FLOOR FRAMING PLAN

14. ALL ROOF FRAMING SHALL BE PRE-ENGINEERED WOOD TRUSSES SPACED AT 24"oc. ALL
TRUSSES AND TRUSS GIRDERS SHALL BEAR ON EXTERIOR WALLS AND THE INTERIOR BEARING
WALLS INDICATED ON THE PLAN. SHOULD THE TRUSS MANUFACTURER NEED TO MODIFY THE
PROPOSED LAYOUT, THEY SHALL NOTIFY THE ENGINEER OF RECORD TO ENSURE ADEQUATE
SUPPORT OF TRUSS FRAMING IS PROVIDED.

SCALE: 1/4" = 1'-0"
NORTH

15. ROOF TRUSSES SHALL BE DESIGNED FOR THE FOLLOWING LOADS:
TOP CHORD DEAD LOAD = 10 PSF
TOP CHORD LIVE LOAD = 20 PSF
BOTTOM CHORD DEAD LOAD = 10 PSF
BOTTOM CHORD LIVE LOAD = 20 PSF (NON CONCURRENT WITH TOP CHORD LIVE LOAD)

NOTE: ROOF HAS BEEN DESIGNED WITH STRUCTURAL HIPS & VALLEYS. ALL HIPS & VALLEYS TO
BE BRACED PER HIP/VALLEY RAFTER TABLE. ALL HIPS & VALLEYS TO BE 2x10 MIN UNO.
NOTE: ALL HIPS, VALLEYS, RIDGES, AND ROOF BEAMS SHALL COMPLY WITH IRC R802.3 & R802.4.3
& HAVE (1) SIMPSON H2.5A AT EACH END TO RESIST UPLIFT. WHERE THE ROOF MEMBER IS
SUPPORTED BY A STRUT, IN ADDITION TO THE ROOF MEMBER TO STRUT UPLIFT CONNECTION,
THE STRUT SHALL ALSO BE CONNECTED TO A BEARING WALL OR BEAM BELOW WITH A SIMPSON
H2.5A.

PROJECT INFORMATION

12. LOAD BEARING WALL STUDS SHALL BE CONTINUOUS FROM THE FLOOR TO THE ROOF/CEILING
DIAPHRAGM PER IRC 602.3.

NO CHANGES TO
FRAMING ON THIS LEVEL

Kitchen

ISSUE INFO

Bathroom

DATE:
Hallway

Up
Dn
Stairs

Closet

Bathroom

07/30/2026

Bedroom 1

DRAWN BY:

ARC

CHECKED BY:

SBA

ISSUED FOR:

PERMIT

Entry

Landing
Landing Stairs

Attic

SHEET TITLE

Living

MAIN FLOOR
FRAMING PLAN

Patio

SHEET NUMBER

ROOF FRAMING PLAN
SCALE: 1/4" = 1'-0"

NORTH

S20

Page 27 of 35

BORED HOLE DIAMETERS
SHALL NOT EXCEED 40%
OF ACTUAL STUD DEPTH
MAXIMUM

2x6 TREATED CONT
PLATE WITH FOAM
BARRIER BETWEEN
WOOD AND CONCRETE

5/8" MIN
EDGE
DISTANCE

BOTTOM OF JOIST
0'-0"
REMOVE DAMAGED EXISTING WOOD BEAM AND
REPLACE WITH NEW 6" MIN CONCRETE CAP ON
TOP OF NEW RE-BUILT/REPAIRED STONE
FOUNDATION WALL WITH #4 BAR, 12" LONG, 8"
EMBEDDED INTO STONE WALL @ 24" O.C.
(TOP TO STONE WALL MAY NEED TO BE
LOWERED TO ACCOMMODATE NEW CONCRETE)

D/6
MAX
D/4
MAX

BORED HOLES SHALL NOT
BE LOCATED IN THE SAME
CROSS SECTION OF
NOTCH IN STUD

N
" MI

M
D/3

2" M

NOTCH SHALL NOT
EXCEED 25% OF ACTUAL
STUD DEPTH

NOTCHES NOT PERMITTED IN MIDDLE
THIRD OF JOIST LENGTH AND BORED
HOLES ARE PERMITTED THE ENTIRE
LENGTH OF JOIST

NOTCHING AND BORING
CEILING OR FLOOR JOISTS

5/8" MIN

FOR NON-BEARING WALLS
BORINGS SHALL NOT
EXCEED 60% OF ACTUAL
STUD DEPTH AND NOTCHES
SHALL NOT EXCEED 40% OF
ACTUAL STUD DEPTH

SCALE: 3/4" = 1'-0"

DOUBLE STUD IF BORED
HOLE IS BETWEEN 40%
AND 60% OF ACTUAL
STUD DEPTH

SCALE: 3/4" = 1'-0"

TREATED DECK
JOISTS

BUILT UP
SECTION

1/2"Ø LAG
SCREWS W/ 1/2"
MAX SHEATHING
EQUIVALENT LAG
SPACING FOR
JOISTS @ 16"oc
(SEE ROW ABOVE)

NAIL
SPACING

NAIL
SIZE
STUD WALL

2 1/2"

1 1/2"

2 1/2"

10d

BC2

(3) 2x6

3 1/2"

1 1/2"

2 1/2"

30d

1-1/2" THICK RIM BOARD

BC3

(4) 2x6

1 1/2"

2 1/2"

50d

TREATED LEDGER BOARD

BC4

(2) 2x4

2 1/2"

---

10d

BC5

(3) 2x4

3 1/2"

1 1/2"

---

30d

REF ELEV
TO PLYWOOD

2x4 CONT PLATE
EXISTING WOOD BEAM

DOUBLE TOP PLATE

23"oc

EVERY
OTHER
JOIST
SPACES

(2) EVERY
THIRD
JOIST
SPACE

18"oc

15"oc

EACH JOIST SPACE

13"oc

EACH JOIST SPACE W/ (2) IN EACH
(2) EVERY OTHER
JOIST
SPACE
SPACE

PATTERN 1

BOTTOM OF JOIST
0'-0"

REMOVE ALL LOOSE AND DETERIORATED MORTAR AND
UNSOUND SURFACE MATERIAL. RESET ALL LOOSE
STONE UNITS AND REPLACE ALL MISSING STONE UNITS
WITH MATCHING STONE. TUCKPOINT ALL JOINTS WITH
MISSING, LOOSE, OR DETERIORATED MORTAR. FILL ALL
VOIDS WITH NEW MORTAR AND PARGE REPAIRED
AREAS AS REQUIRED TO PROVIDE A SOUND, UNIFORM
SURFACE. MATCH THE EXISTING MORTAR IN
COMPOSITION, COLOR, TEXTURE, AND JOINT PROFILE
UNLESS OTHERWISE NOTED.

PATTERN 2

---INDICATES NAILS DRIVEN FROM NEAR FACE
+ ---INDICATES NAILS DRIVEN FROM FAR FACE

DECK LEDGER ATTACHMENT
5

SCALE: 3/4" = 1'-0"

10"oc

11"oc

+
D2

8'-1" TO 10' 10'-1" TO 12' 12'-1" TO 14' 14'-1" TO 16' 16'-1" TO 18'
SPACING OF FASTENERS

30"oc

JOIST SPAN
6'-1" TO 8'

+
D2

FLOOR JOISTS. ATTACH TO
EXISTING WOOD BEAM USING
STANDARD JOIST HANGERS

NOTE:
1. ADJACENT NAILS ARE DRIVEN
FROM OPPOSITE SIDES OF THE
COLUMN.
2. CONTRACTOR MAY SUBSTITUTE
1/2"Ø BOLTS W/ METAL PLATE OR
WASHER IN PLACE OF 30d & 50d
NAILS.
3. CONTRACTOR SHALL PRE-DRILL
STUDS W/ 1/8" DRILL BIT WHEN
USING 30d & 50d NAILS TO
PREVENT SPLITTING.
4. ALL BUILT UP COLUMNS SHALL
EXTEND TO THE ROOF TRUSSES.

TIP OF LAG SCREWS
SHALL FULLY EXTEND
BEYOND THE INSIDE
FACE OF THE RIM BOARD

LEDGER FASTENER SCHEDULE
UP TO 6'

ROW
SPACING

LAG SCREWS
STAGGERED

LAG SCREW SPACING SHOWN:
EQUIVALENT TO 12" O.C. LAG SPACING
WITH JOISTS SPACED AT 16" O.C.

CONNECTION
DETAILS

EDGE
DISTANCE

(2) LAGS REQUIRED
AT EACH END

END
DISTANCE

1x4 TREATED
SPACER

PATTERN

(2) 2x6

BUILT UP
COLUMN

FOUNDATION CONNECTION DETAIL
AT EXISTING DAMAGE STONE WALL
SCALE: 3/4" = 1'-0"

BC1

ELEVATION DIFFERENCE
BETWEEN TOP OF PLYWOOD
TO TOP OF INTERIOR FINISHES
MAY VARY

DECK BOARDS PER
OWNER/CONTRACTOR

BUILT UP COLUMN NAILING SCHEDULE

MIN

PROVIDE DOUBLE FLASHING
OVER LEDGE BOARD, TOP
EDGE OF FLASHING SHALL BE
BEHIND EXTERIOR SIDING,
FLASHING SHALL EXTEND
DOWN BEHIND THE LEDGER
BOARD TO A DRIP EDGE

C 2026 Norton & Schmidt Consulting Engineers

NOTCHING AND BORING WALLS

07/30/2026

715 PACIFIC AVENUE
OSAWATOMIE, KANSAS

D/4
MAX

311 East 11th Avenue
North Kansas City, MO 64116
Phone: (816) 421-4232
www.nortonschmidt.com
N&S JOB NUMBER: 2026-1390

FLOOR JOISTS

VERTICAL WALL STUD

ACTUAL
DEPTH

DOUBLE TOP PLATE

HES
OTC
N
NO
TED
MIT
R
E
P

D/3

2x4 CONT PLATE

Consulting Engineers

VERTICAL STACK

NORTONSCHMIDT

D/6
MAX

STUD WALL

PROJECT INFORMATION

NOTCH DEPTH SHALL NOT
EXCEED D/3 FOR RAFTER
OR CEILING JOISTS

L/3

FOR NOTCHES GREATER THAN 50% OF
ACTUAL PLATE WIDTH PROVIDE 16 GA
STRAP WITH (6) 16d NAILS EACH SIDE

BUILT UP COLUMN SCHEDULE
SCALE: 3/4" = 1'-0"

LENGTH AS SHOWN ON PLAN
LENGTH AS SHOWN ON PLAN

INTERIOR SHEATHING
OR GYPSUM BOARD

VERTICAL STUD

16d NAILS AT 12"oc

10d NAILS AT 6"oc
STAGGERED

DOUBLE TOP PLATE

FASTEN STRAP TO
TOP PLATE WITH (2)
16d NAILS

1x6 OR 1x8 GYPSUM
BOARD NAILER

EXTERIOR
SHEATHING

REF SCHEDULE

2x WOOD STUDS REF
PLAN

8d NAILS AT 6"oc AT PANEL
EDGES, 12"oc AT ALL
NON-PANEL EDGES

TYPICAL CORNER

HEADER

45°
MIN

60
MA °
X

INTERIOR BRACED WALL (LIB)

JACK
STUDS
(J.S.)

TYPICAL HEADER

SCALE: N.T.S.

INTERIOR BRACED WALL SCHEDULE
FASTENERS

SIMPSON STRAP

WALL DIM'S

ANGLE

MODEL NO.

LENGTH

HEIGHT x WIDTH

FROM HORIZONTAL

PLATES

EA STUD

WB143C

14'-3"

10'-0" x 10'-0"

45°

(2) 16d

(1) 8d

EXTERIOR
SHEATHING

SLOPE CONCRETE
AWAY FROM COLUMN

NO. J.S.

SPAN
0'-0" - 5'-4"

SIZE
(2) 2x8

NO. J.S.

4'-6" - 5'-5"

(2) 2x10

5'-5" - 6'-6"

(2) 2x10

5'-6" - 6'-3"

(2) 2x12

6'-7" - 7'-6"

(2) 2x12

ARC

CHECKED BY:

SBA

ISSUED FOR:

PERMIT

SHEET TITLE

EXT WALL (ROOF + FLOOR)

(2) 2x8

0'-0" - 4'-6"

(2) 2x8

3'-3" - 3'-10"

(2) 2x10

4'-7" - 5'-6"

(2) 2x10

3'-11" - 4'-5"

(2) 2x12

5'-7" - 6'-5"
2
EXT WALL (ROOF + 2 FLOORS)
0'-0" - 3'-9"

(2) 2x8

3'-10" - 4'-7"

(2) 2x10

4'-8" - 5'-3"

(2) 2x12

TYP WALL FRAMING DETAILS

DRAWN BY:

0'-0" - 3'-2"

6" MIN.

EXTERIOR WALL (ROOF ONLY)

SIZE
(2) 2x8

NOTE:
1. NOT FOR OPEN WEB TRUSS
SYSTEMS
2. MAXIMUM JOIST SPAN OF 18FT
3. HEADERS SUPPORT FLOOR
LOADS ONLY, NO ROOF LOADS

SCALE: 3/4" = 1'-0"

07/30/2026

SIMPSON ABA66Z
POST BASE W/ 5/8"Ø
x 8" CONC. ANCHOR

6x6 WOOD
POST

0'-0" - 4'-5"

INTERIOR WALL (2 FLOORS)3

SINGLE BOTTOM PLATE

SPAN

FULL HEIGHT
STUD

FASTEN STRAP TO
BOTTOM PLATE WITH
(2) 16d NAILS

DATE:

TYPICAL INTERSECTION

INTERIOR WALL (1 FLOOR)3

DOUBLE TOP
PLATE

ISSUE INFO

SCALE: 3/4" = 1'-0"

BEARING WALL HEADERS
(CENTER BEARING FLOOR)
SIMPSON STRAP
BRACE REF
SCHEDULE

FOUNDATION CONNECTION DETAIL
AT EXISTING SOIL STONE WALL

16" Ø

3'-0" MIN.
BELOW FIN.
GRADE

TYPICAL DECK PIER DETAIL
SCALE: 3/4" = 1'-0"

STANDARD
DETAILS,
SCHEDULES &
NOTES
SHEET NUMBER

S30

Page 28 of 35

July 29, 2026

INVOICE
Caleb Davis
Valley KC Construction LLC
300 NE Douglas Street
Lee's Summit, MO 64063
[email protected]
RE:

715 Pacific Avenue
Osawatomie, Kansas
Residential Remodel

Job #2026-1390
Invoice #2026-1390-1

For engineering services rendered:
FEE: ................................................................................................................... $2,950.00
REIMBURSABLE CHARGES ................................................................................... $0.00
TOTAL AMOUNT THIS BILLING STATEMENT ................................................ $2,950.00
UNPAID BALANCE ................................................................................................... $0.00
TOTAL AMOUNT NOW DUE ............................................................................ $2,950.00
PLEASE REFER TO JOB NUMBER 2026-1390 WHEN REMITTING.
We take great pride in satisfying our clients’ needs and we thank you for the opportunity to be of
service to you. Should you have any questions, concerns or need additional services, please
do not hesitate to contact our office.
Online payment options are available upon request or when a secure InvoicePath payment link
is provided. If you have any issues with the payment link provided or would like to request one,
please reach out to [email protected] and reference the invoice number provided
in the top right corner of your invoice. A 4% convenience fee will be added to all credit card
payments. ACH payments are accepted with no additional fee. Payments may also be made by
check and mailed to our office.
Unpaid balances are subject to a 1.5 percent per month interest charge after 30 days.
SBA

311 E. 11th Ave. • N Kansas City MO 64116 • (816) 421-4232 • Fax: (816) 421-1956 • www.nortonschmidt.com

Page 29 of 35

ACTION ITEM SUMMARY
Resolution 1388
City Manager

Item Number:
Date:
From:

10.A
July 31, 2026
Bret Glendening

RE: Resolution 1388 – Authorize returning the HEAL grant and approving an RFP for demolition services
RECOMMENDATION: Approve the resolution
DETAILS: Unfortunately, the developer and their contractor have done a more extensive evaluation of what it
would take to salvage the building and believe that the costs to just stabilize the building, let alone the costs to
make it useable are incredibly prohibitive. The risks involved with stabilizing the building are too great and the
cost to demolish and build a new building is less than the cost to save the existing building.
I would recommend that the council approve this resolution which will terminate the HEAL grant with the
Department of Commerce as well as authorize an RFP to take the building down. Once bids are received and
opened, I will bring them to the council with a recommendation of award. Additionally, since the project has
changed significantly, we need to amend the development agreement to reflect the changed nature of the
project as well as incorporate a schedule of work. The goal has always been to transfer this out of city ownership
and back to the private sector, and the sooner that happens the better.
As a reminder, the timeline for this project started in December of 2024 with the search for a developer. In June
of 2025, US Federal Properties viewed the building, made an offer, and we worked through a basic development
agreement. In October 2025 the development agreement was approved for both 500 and 510 Main, as was an
authorization to apply for the HEAL grant.

Page 30 of 35

RESOLUTION NO. 1388
AUTHORIZING CITY STAFF TO TERMINATE THE HISTORIC ECONOMIC ASSET
LIFELINE (HEAL) GRANT WITH THE KANSAS DEPARTMENT OF COMMERCE
AND ISSUE AN RFP FOR THE DEMOLITION OF 510 MAIN
WHEREAS, the City of Osawatomie has established a set of goals to aid in revitalizing
the community and one of those goals is to focus on economic development, including housing of
all types; and
WHEREAS, in 2025, the City issued an RFP for 500 and 510 Main and received one
acceptable proposal from US Federal Properties; and
WHEREAS, the HEAL grant was awarded for the sole purpose of restoring 510 Main;
and
WHEREAS, despite the need to demolish 510 Main, US Federal Properties is still
interested in helping to revitalize our downtown corridor; and
NOW, THEREFORE, BE IT RESOLVED BY THE GOVERNING BODY OF THE
CITY OF OSAWATOMIE, KANSAS, AS FOLLOWS:
SECTION 1. The governing body authorizes the City Manager to terminate the HEAL
agreement with the Kansas Department of Commerce.
SECTION 2. The governing body hereby directs the City Manager to develop an RFP for
the demolition of 510 Main and report back to the council, the number of bidders, the bids they
provided to perform the work, as well as make a recommendation on who the council should award
the work to.
SECTION 3. The governing body further authorizes the City Manager to work with
developers to amend the development agreement to reflect the changed nature of the project as
well as set forth a schedule for work to begin and be completed by.
PASSED AND APPROVED by the Governing Body of the City of Osawatomie, Kansas,
this 13 day of August 2026, a majority voting in favor of.
th

APPROVED and signed by the Mayor.
____________________________________
Nick Hampson, Mayor
(SEAL)
ATTEST:

______________________________
Tammy Seamands, City Clerk

Page 31 of 35

ACTION ITEM SUMMARY
Resolution 1390
City Manager

Item Number:
Date:
From:

10 B.
August 5, 2026
Bret Glendening

RE: Resolution 1390
RECOMMENDATION: That City Council approve Resolution 1390 – Letter of Intent with Shoot House, LLC.
DETAILS: Resolution 1250 was approved by the council on August 8, 2024 and it approved an LOI and lease
agreement with an option to purchase the land. The price of the land was established based on an appraisal
that was performed on the property prior to the lease agreement being executed in June of 2025.
Title to the property remains with the city until the Lessee exercises their right to purchase the property. The
owners of Shoot House Paintball have exercised their right to purchase the property and in order to complete
the sale and secure title insurance, the underwriters for the insurance company have requested a resolution be
adopted by the council accepting and confirming the sale of the property to Shoot House Paintball. The property
is 10.53 acres and the agreed upon price was $57,430.62.

Related Statute / City Ordinances
Line Item Code/Description
Available Budget:

Resolution 1117, 1134, 1250

Page 32 of 35

RESOLUTION NO. 1390
A RESOLUTION ACCEPTING SHOOT HOUSE PAINTBALL’S EXERCISE OF
ITS OPTION TO PURCHASE CITY OWNED LAND

WHEREAS, the City of Osawatomie has established five goals for the community
including “Economic Development”; and
WHEREAS, the City of Osawatomie with the Osawatomie Chamber of Commerce
actively seeks local entrepreneurs that want to invest in the Osawatomie community; and
WHEREAS, business owner Doug Petroskey has leased the land in question for
approximately two years after the city approved the lease agreement with an option to purchase
and develop the land further to expand his business (Shoot House, LLC); and
WHEREAS, Mr. Petroskey has paid for a survey and engaged legal services to aid him in
drafting the lease/purchase agreement as well as a letter of intent for the property, and has paid off
the balance of the lease to the city; and
WHEREAS, the owners have complied with all other terms of the lease agreement.
NOW, THEREFORE, BE IT RESOLVED BY THE GOVERNING BODY OF THE CITY
OF OSAWATOMIE, KANSAS:
SECTION ONE: The Governing Body of the City of Osawatomie, Kansas hereby accepts
Shoot House Paintball’s exercise of its option to purchase the land.
SECTION TWO: The Governing Body authorizes the City Manager to execute any
closing documents necessary to affect the transfer of land.
PASSED AND APPROVED by the Governing Body of the City of Osawatomie, Kansas,
this 13th day of August, 2026 a majority voting in favor of.
APPROVED and signed by the Mayor.
____________________________________
Nick Hampson, Mayor
(SEAL)

ATTEST:

______________________________
Tammy Seamands, City Clerk

Page 33 of 35

CITY OF OSAWATOMIE
CITY MANAGER’S REPORT
August 13, 2026
Water Treatment Plant and Distribution Project Status:
Plans for the water distribution portion of this project have been reviewed and approved by KDHE
and package 1 of the plans (of 2 packages) for the water treatment plant have been submitted to
KDHE for review. We have identified the following systems as being on the critical path to
complete the project by the required timeframe: 1. Systems Integrator; 2. Slide Gate Materials; 3.
Presidimentation Equipment; 4. Rapid Mix Equipment; 5. Sedimentation Equipment; and 6.
Filtration Equipment. These critical path equipment packages will be the first packages we procure
this fall.
We received our first pass at the GMP, and we are still evaluating it and asking questions. After
we have completed the evaluation process, we will release the number. The GMP is allowed to
update once more, once KDHE signs off on the water treatment plant’s plans, but only to the extent
that the plans change. We should be able to advertise for the water distribution portion of the
project soon and we hope to make a recommendation to the council on the contractor for that work
early this fall. Lastly, we’ve had an update to the schedule. This is not the final version, and it will
be updated as we learn more lead times from suppliers as we work through the GMP process. New
dates are below:
MILESTONE
Guaranteed Maximum Price Set
NTP – Long Lead Equipment
Mobilization
Substantial Completion
Final Completion
DEADLINE TO FINISH

ORIGINAL DATE
July 14, 2026
August 12, 2026
February 24, 2027
October 31, 2028
November 30, 2028
SEPTEMBER 30, 2029

CURRENT DATE
July 10, 2026
December 17, 2026
June 22, 2027
March 1, 2029
March 29, 2029
SEPTEMBER 30, 2029

Data Center Update:
On Monday, July 13, the motion to cease service with Evergy was filed at the KCC and Evergy
filed their motion during the same week. The first meeting in August will be the date for the
adoption of the new franchise agreement with Evergy.
Northland Inquiry:
On July 1, I received a call from the Kansas Dept. of Commerce. They have a manufacturer who
employs approximately 150 people, looking for ~20 acres. What they manufacture has not yet
been disclosed, but they have stated that it is a family-owned operation that has been in business
for nearly 100 years. They stated they are not a heavy user of utilities. The property they were
inquiring about was the parcel where the solar array is. I asked the Dept. of Commerce to confirm

Page 34 of 35

what the company’s building height would need to be because of the shade easement protecting
the solar array. I will keep the council apprised of any developments on this project.
Memorial Hall Restoration:
Now that the interior of the building is complete, the restoration committee will turn its attention
to the exterior. Sidewalks and accessibility will be addressed in the coming weeks.
Court will remain at 605 O’Neal.
KDOT Transportation Alternatives Grant:
Early start will be July 27th and late start will be at the end of either September or October. We
will be working with KDOT and the awarded contractor to settle on a start date.
AMI Meter Update & Water Main Extension to Sunflower Recovery Center:
As of July 17, 1,579 (of 1,680) meters have been installed. Most of the meters being installed now
are the larger service meters, which will take longer to complete. Additionally, our water crew
continues to work on installing the new water main by the state hospital. As of mid-July, we are
still optimistic that we will be done by the end of the month. They have approximately 750 more
feet to go, plus the testing of the main before it goes into service. They are currently producing
between 40’ and 80’ per day, depending on whether they are in rock or not.
500/510 Main – Redevelopment:
Unfortunately, additional investigation has been made of 510 Main and the contractor and the
developer would like permission to return the HEAL Grant, demolish the building and build back
new. The cost to just stabilize the building in order to start restoration is nearly as much as the cost
to build a new building. Since the project has changed substantially, we need to revisit the
development agreement and redefine what this project is going to ultimately be and how long this
project is going to take to be completed.
2027 Street Improvements:
As Deputy City Manager Michele Silsbee presented at the last council meeting, we’ve made
significant progress on our Paving the Way program in the last five years. Since we are capped out
on how much we want to levy (not how much we can issue in terms of debt), we need to look
towards projects that can be paid for as they are completed. That means we will be looking at
several street projects that have adequate base and curbs. We have sat down and identified several
streets that could benefit from a mill and overlay project next year. I do not anticipate getting to
do all of these, but here are the ones that are on the list: Main Street from 12th to 18th, Walnut from
7th to 12th, Lom Vista, Brown Circle Drive, and Carr from 1st to 6th (this last one won’t be done
until the water line is replaced).
Library Expansion Update:
The final schematic design review was held on July 1. I hope we are in a position to apply for a
CDBG grant for the library project later this summer. As a reminder, the estimated cost is $272,250
to prepare a set of construction ready plans and work through the construction phase. We will
continue to identify grants to help offset some of these planning expenses.

Page 35 of 35

Hickory Valley and Indian Ridge RFPs:
I anticipate issuing these for bid again this year. The recently released housing study for Miami
County and more specifically, Osawatomie which is attached, indicates that much more housing
is going to be needed than what we have been accustomed to getting on an annual basis for the
past couple of years and those growth pressures are going to continue. I am optimistic that we can
find developers for both of these properties in light of that housing study.
2025 Golf Course Clubhouse and Community Facility Project:
The design for the new community center and clubhouse is complete. Our assumed annual debt
payments have increased to approximately $152,000, and this does assume a $650,000 CDBG
grant. We have heard from CDBG that they will consider the project in 2026’s CDBG application
process because of the community facility aspect. The current estimated cost of construction is
approximately $3.5M and we would be looking to finance $2.85M for 30 years.

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