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Summary
PL2018058
SUMMIT SQUARE APARTMENTS PHASE II
Commercial Final Development Plan
Approved
04/13/2018
TOWNSEND SUMMIT LLC
Locations
Reviews
Review Type Outcome Est. Completion Completed
Building Codes Review No Comments 09/18/2018 09/18/2018
Michael Weisenborn N/A
Engineering Review Approved with Conditions 09/18/2018 09/18/2018
Gene Williams N/A
Corrective Action Required
09/18/2018

Water line easements in a form acceptable to the City shall be executed and recorded for the water meters, in accordance with the dimensions shown on the plans. Please wait until these meters have been installed so the as-built condition can be verified, and appropriate easements dedicated. These easements must be executed prior to issuance of a Certificate of Substantial Completion. Please contact Curt Powelson, City of Lee's Summit Right of Way Agent for the most current version of our standard water line easement. Please note the easement should be a dedicated water line easement, not a general utility easement.
DE Engineers Estimate
Corrective Action Required
09/18/2018

The Engineer’s Estimate of Probable Construction Costs has been accepted for this project, and the Engineering Plan Review and Inspection Fee (which is calculated as 3% of the total infrastructure cost plus a water test inspection fee(s)) have been included. Please be aware that a separate fee shall be calculated by Development Services for the water meters. These must be paid prior to the issuance of an infrastructure permit and/or the final processing of a building permit. $49,927.69.
DE Contact Field Eng. Inspector
Corrective Action Required
09/18/2018

Contact Field Engineering Inspections at (816) 969-1200 at least 48 hours prior to the onset of construction.
DE Contact ROW Inspector
Corrective Action Required
09/18/2018

Prior to any activities within the right-of-way that are not directly associated with a specific infrastructure or building permit, a separate right-of-way permit may be required. Contact a Right-of-Way Inspector at (816) 969-1800 to obtain the required permit.
DE Future Repair Work
Corrective Action Required
09/18/2018

Please be aware that any future repair work to public infrastructure (e.g., water main repair, sanitary sewer repair, storm sewer repair, etc.) within public easements will not necessarily include the repair of pavement, curbing, landscaping, or other private improvements which are located within the easement.
DE C&O #12 Cut & Fill
Corrective Action Required
09/18/2018

Any cut and / or fill operations, which cause public infrastructure to exceed the maximum / minimum depths of cover shall be mitigated by relocating the infrastructure vertically and / or horizontally to meet the specifications contained within the City’s Design and Construction Manual.
Fire Review Approved with Conditions 09/18/2018 09/12/2018
Michael Weisenborn N/A
Code Statement
Informational
09/11/2018

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code.
Planning Review No Comments 09/18/2018 09/12/2018
Michael Weisenborn N/A
Traffic Review No Comments 09/18/2018 09/12/2018
Michael Weisenborn N/A
Planning Review No Comments 08/29/2018 08/29/2018
Hector Soto Jr. N/A
Engineering Review Corrections 08/29/2018 08/29/2018
Gene Williams N/A
Corrective Action Required
08/29/2018

Please refer to comment #1 and #2 of the applicant letter dated July 25, 2018. We received a geotechnical report dated May 11, 2018, but it does not show how the proposed asphaltic concrete pavement design is equivalent or better than the standard pavement design specified in the Unified Development Ordinance (UDO) Article 12 "Parking". In particular, the email from Mike Weisenborn dated Aug. 28, 2018 should be followed when making the comparison between the proposed pavement design, and the standard pavement design specified in the UDO. This includes a design life of 20 years, ADT of 12,000 with 2% truck traffic, terminal serviceability of 2.0, minimum of 6 inch aggregate base under AC pavement. These parameters were used to develop the standard contained within the UDO. Please be aware that the City has no issue with the PCC design in the parking lot. The only issue is the asphaltic concrete pavement.
Corrective Action Required
08/29/2018

Please refer to comment #3 of the previous applicant letter dated July 25, 2018. The response to comments states that the trench checks are now labeled on the plan view, but we did not see any indication of this change. We found notes stating "ditch check". Please be aware that a ditch check is an erosion and sediment control feature, and not pertinent to sanitary sewer lateral trench checks.
Corrective Action Required
08/29/2018

Please refer to comment #5 of the previous applicant letter dated July 25, 2018. The response to comments directs the City to the Utility Sheet, but no such details were found on these sheets, or the stormwater sheets, showing how the backflow vaults will be drained. Specific and clear details must be provided on the method used to drain the backflow vaults. If not, these structures typically fill with water, with no way to drain.
Corrective Action Required
08/29/2018

Please refer to comment #6 of the previous applicant letter dated July 25, 2018. The response to comments states that a revised estimate was provided, however, we do not have a revised estimate in our possession. Please address the comments shown on the July 25, 2018 applicant's letter.
Building Codes Review Approved with Conditions 08/29/2018 08/28/2018
Michael Weisenborn N/A
Traffic Review No Comments 08/29/2018 08/28/2018
Michael Weisenborn N/A
Fire Review Approved with Conditions 08/29/2018 08/24/2018
Jim Eden N/A
Code Statement
Informational
08/24/2018

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code.
Fire Review Corrections 07/24/2018 07/25/2018
Jim Eden N/A
Water Supply
Resolved
08/24/2018

IFC 507.1 - An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction. Action required: Does the proposed hydrant model provide the required fire flows per IFC Table B 105.1? Confirm available fire flows.
Code Statement
Informational
07/25/2018

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code.
Fire Lanes - Marking
Resolved
08/24/2018

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required: Signs, painted curbs, or a combination of both shall be provided in front of the apartment buildings. Verified at inspection.
Engineering Review Corrections 07/24/2018 07/24/2018
Gene Williams N/A
Corrective Action Required
07/24/2018

Please refer to the applicant letter dated May 24, 2018. Comment #24 stated that the asphaltic concrete pavement section was not in compliance with the Unified Development Ordinance (UDO) Article 12 "Parking", in terms of chemically-stablized subgrade or geogrid. We were provided with a geotechnial report that is not adequate to compare with our UDO standard design. The geotechnical report may be used, but it must show an equivalent design or greater. A simple statement in the report saying "...it is our opinion that the pavement design is adequate" is not sufficient justification for this alternative design. Please be aware that the previous approval (i.e., for the first phase of apartments) contained no such waiver or alternative design. The previous design utilized the standard design shown in the UDO. Finally, the detail shown for asphaltic concrete on Sheet C33 is not adequate for construction. There is no mention of the required 6 inch aggregate base, or the chemically-stablized subgrade or geogrid. Even if the geotechnical report were approved, then referencing a report on the typical section is not appropriate. A contractor and/or inspector will not have access to such a report in the field, and specific details must be provided concerning the subgrade.
Corrective Action Required
07/24/2018

Please refer to the previous applicant letter dated May 24, 2018. Comment #26 was addressed, but needs to follow the UDO in terms of the chemically-stabilized subgrade or geogrid, a minimum of one (1) foot beyond the back of curb, and the required 6 inch aggregate base.
Corrective Action Required
07/24/2018

Please refer to the applicant letter dated May 24, 2018. Comment #27 requested that the location of all trench checks be shown. The response was "...trench check detail removed." We did not ask for the trench check detail to be removed. Trench checks are required on all sanitary sewer laterals, and their location should be shown on the plans.
Corrective Action Required
07/24/2018

Two inch meters are now called-out, but they are called-out incorrectly. They should use our standard design shown on WAT-11. This detail is for meters 2 inches and smaller. A valve is neither required or desired prior to the meter pit and meter. The valve is part of the meter assembly. The plans also indicate that the meters will be installed in vaults which is incorrect. They will installed in meter wells provided by the City.
Corrective Action Required
07/24/2018

Please refer to the applicant letter dated May 24, 2018. We had requested the method to drain the backflow vault, and the response stated that the vault would be drained by a pipe. We did not see any details concerning the placement of this pipe.
Corrective Action Required
07/24/2018

In the previous applicant letter, we had requested the following items, but do not see them in the estimate: 1) backflow vaults and backflow assemblies, 2) commercial entrances, 3) sodding or seeding, fertilizer, mulch, 4) chemically-stabilized subgrade or geogrid, including the area one (1) foot beyond the back of curb, 5) cut-in tees, 6) valves, bends, and tees, 7) sanitary sewer manholes, 8) storm structures and inlets, 9) valve boxes and valve covers. Please be aware that the Engineering Plan Review and Inspection Fee does not include landscaping (i.e., bushes, shrubs, trees), meter pits, 6 inch and smaller storm lines, 24" LVC under buildings, pavement markings, or AB-3 beneath buildings. If included in the estimate, however, we will remove them prior to calculating the fee.
Building Codes Review Approved with Conditions 07/24/2018 07/24/2018
Joe Frogge N/A
Traffic Review No Comments 07/24/2018 07/23/2018
Michael Park N/A
Planning Review No Comments 07/24/2018 07/23/2018
Hector Soto Jr. N/A
Traffic Review Corrections 05/22/2018 05/23/2018
Michael Park N/A
Corrective Action Required
05/23/2018

The driveway along Donovan needs to be relocated. The PDP showed the driveway 265’ from the edge of Ward Road. The proposed driveway is less than 150 feet from the edge of Ward Road. Queue conflicts and operational issues aside, this location will not work for development south of Donovan to align; being too close to Ward Road. It is inconsistent with the PDP approved and conceptual FDP we have seen for the development south of Donovan.
Building Codes Review Approved with Conditions 05/22/2018 05/23/2018
Joe Frogge N/A
Corrective Action Required
05/23/2018

Water meter sizes are not specified. Action required: Specify sizes of water meters based on calculated flow rates. 5/23/18 - meters shown. final approval pending justification of sizes.
Resolved
05/23/2018

Sewer design incomplete. Action required: Specify size of building sewer pipes (per 2012 IPC Section 710) as they exit structures and provide cleanouts as applicable (per 2012 IPC Section 708.3.2).
Corrective Action Required
05/23/2018

Retaining walls are proposed to be built but we are unable to find the construction details. Action required: Provide complete retaining wall designs. 5/23/18 - deferred to construction and/or building permit
Planning Review Corrections 05/22/2018 05/23/2018
Christina Stanton N/A
Corrective Action Required
05/22/2018

There are still discrepancies between the data represented on Sheets C02 and SP1.00. Specifically, the building information table on Sheet C02 does not match the dwelling units on Sheet SP1.00. Please reconcile these and any other differences on these sheets and throughout the plans.
Corrective Action Required
05/22/2018

It does not appear that the total linear feet along NW Tudor Road was adjusted to removed the drive entry in the street frontage landscape calculations. By adjusting this calculation and counting the trees along NW Ward Road from the angle down to right before the corner; then counting those for NW Donovan Road from corner to corner the trees provided meet the requirement.
Corrective Action Required
05/22/2018

It appears there may still be some drives that does not meet the minimum (24' exclusive of the curb and gutter, 28' if you include the curb and gutter). The drive onto NW Ward Road on Sheet C05 and the drive onto NW Tudor Road on Sheet C06 are a couple examples.
Engineering Review Corrections 05/22/2018 05/22/2018
Gene Williams N/A
Corrective Action Required
05/22/2018

Please refer to the applicant's letter dated Apr. 27, 2018 (hereinfafter referred to the previous applicant's letter). Comment #2 requested the applicant check whether the connection across Ward Rd. at the interesection of Ward Rd. and Pryor Rd. existed. Our records indicate this connection is not present, and if not present, please remove this from the Utility Plan sheets.
Corrective Action Required
05/22/2018

Please refer to the previous applicant's letter. comment #7 requested specific ADA-accessible ramp details for the two (2) commercial entrances, including the ADA-accessible route across the entrances. Sheet C13 shows the south entrance detail, but the following issues remain unresolved: 1) please label the street for a frame of reference, 2) the cross-slope across the 5 foot wide ADA-accessible route on the driveway was not labeled as 1.5% or less cross-slope, 3) a section view across the driveway was not provided showing the 1.5% or less cross-slope, 4) Section CC appears to show 2.8% cross-slope across the ramp, which is not in compliance with City standards
Corrective Action Required
05/22/2018

Please refer to the previous applicant's letter. comment #7 requested specific ADA-accessible ramp details for the two (2) commercial entrances, including the ADA-accessible route across the entrances. Sheet C14 shows the north entrance details, but the following issues remain unresolved: 1) street name was not provided for a frame of reference, 2) Section B-B appears to show a cross-slope that contradicts that which is shown on the plan view, 3) a section view across the driveway appeared to be missing which shows the maximum cross-slope is less than or equal to 1.5% across the 5 foot wide ADA-accessible route.
Corrective Action Required
05/22/2018

Please refer to the previous applicant letter. Comment #9 requested the 100 year water surface elevation for the ponds. While the lower pond elevation was shown, the upper pond elevation was shown with a 100 year water surface elevation which did not differ from the normal pool elevation. This does not appear valid. In addition, what is the 100% clogged outlet structure 100 year water surface elevation? Where is the emergency spillway? The grading plan appears to be missing elevations of proposed contours, and without this information, it is difficult to determine where the overflow route will be directed in the event of a clogging event.
Corrective Action Required
05/22/2018

Sheet C08 and Sheet C09: Please add elevations to the contours, especially in the vicinity of any potential emergency overflow from the 2 ponds.
Corrective Action Required
05/22/2018

Sheet C04: What is the feature shown within the 100 year water surface elevation surrounding the lower pond? It appears to be flooded during the 100 year event?
Corrective Action Required
05/22/2018

Sheet C04: Please label the upper pond in the correct location. As shown, it appears to be south of the pond rather than on the pond.
Corrective Action Required
05/22/2018

Sheet C06: The sanitary sewer manhole shown on the north side of the project is a public manhole. Please label it as a public manhole (i.e., City manhole #23-163). Since this manhole is being relocated, please label it as being a public manhole to be relocated as a public manhole.
Corrective Action Required
05/22/2018

Sheet C15: Please specify cut-in tees at all public water main locations. Provide sufficient notes that a maximum shut-down of the lines is limited to 8 hours, and night work must be performed to make these connections.
Corrective Action Required
05/22/2018

Sheet C15: Please label the location and size of the water main along Ward Rd.
Corrective Action Required
05/22/2018

Sheet C15: A separate detail must be provided for the meter well. The City standard detail does not include meter wells for 3 inch water meters, so a special design is required.
Corrective Action Required
05/22/2018

Sheet C15: The domestic water line should be connected on the same side of the street as the backflow vault. The location of the connection should be just prior to the gate valve to be installed prior to the backflow vault. In other words, only one street crossing is required since the water main is located on the opposite side of the street.
Corrective Action Required
05/22/2018

Sheet C15: Show the location of a gate valve just prior to the backflow vaults. Ensure the gate valve is located within an easement, and ensure the backflow vault is located outside the easement, on the private side.
Corrective Action Required
05/22/2018

Sheet C15: Ensure all domestic water meters are located within an easement or right of way.
Corrective Action Required
05/22/2018

Sheet C15: A valve is required on the public water main if a valve is located greater than 500 feet on either side of the new cut-in tee. According to our records, it appears that a new gate valve shall be required at each new connection point, unless it can be demonstrated that a valve(s) exists within 500 feet of the new connection(s).
Corrective Action Required
05/22/2018

Sheet C15: Please add a label which specifies that the street crossings for the water lines shall be bored. Casing is not required.
Corrective Action Required
05/22/2018

Sheet C15: At all street crossings for the water lines, an additional valve is required near the connection point. In other words, there will be 2 valves total on each private leg; 1 on the connection side of the street, and another just prior to the backflow vault.
Corrective Action Required
05/22/2018

Sheet C15: Ensure that the water meter is connected to the private leg just prior to the gate valve feeding the backflow vault.
Corrective Action Required
05/22/2018

Sheet C16: All comments above related to Sheet C15 also apply to Sheet C16. Please revise as appropriate.
Corrective Action Required
05/22/2018

Sheet C16: Please specify the sanitary sewer on the northeast corner of the project is private, up to the public sanitary sewer manhole (relocated) near the commercial entrance.
Corrective Action Required
05/22/2018

Sheet C19: Manhole 2A is a public manhole, and should be labeled as such. The notes showing removal of the private manhole should be revised to read "...public manhole to be removed".
Corrective Action Required
05/22/2018

Sheet C19: There is a question of constructability of the sanitary sewer from private manhole 2B to the new public sanitary sewer manhole. As shown, there is a significant drop, and it is unclear whether the invert can be poured. Was there any consideration to deepening the connection point at that location? Please be aware that the standard drawing for an invert at the bottom of a manhole shows a 3:1 slope from incoming pipe, to the middle of the manhole.
Corrective Action Required
05/22/2018

Sheet C29: The pond plan is inadequate from a review standpoint, and a construction and inspection standpoint. It is unclear what is being proposed, and it is unclear what will occur in the event of a 100% clogging event at the outlet structure. A 6" by 6 foot "orifice" is called out, but this would appear to be a weir rather than an "orifice". It is unclear what measures are being taken to prevent clogging. The storage curve and weir report are hard to read, and there is reference to an emergency spillway, but no details are provided for said emergency spillway. In other words, additional design details must be provided. These design details must be clear in terms of what is being proposed, where it is being built, how it is being built, and locations of any emergency spillway, crest elevation of emergency spillway, etc.
Corrective Action Required
05/22/2018

Sheet C33: The pavement section details are still not in compliance with the Unified Development Ordiance (UDO) Article 12 "Parking". In particular, the City of Lee's Summit requires either 6 inches of chemically-stabilized subgrade, or geogrid. This is in addition to the 6 inch layer of aggregate. Compacted soil shall always be required, but is no substitute for chemially-stabilized subgrade or geogrid. In addition, it appears there is confusion concerning heavy duty pavement, and vehicle parking and drive aisle pavement thickness and base. The UDO makes no distinction between drive aisles and parking stalls, but does differentitate between fire lands and truck access lanes. It may be beneficial for the applicant to review these design standards, since it may be possible to eliminate some of the "heavy duty" pavement sections.
Corrective Action Required
05/22/2018

Sheet C33: The upper pond spillway section is missing the elevation call-outs. In addition, what is the 100 year water surface elevation within this spillway? Please show this on the section view, along with a specific elevation call-out.
Corrective Action Required
05/22/2018

Sheet C33: GEN-4 is shown, but we still require that a detail be shown with the 6 inch aggregate base, and the chemically-stabilized soil or geogrid be shown a minimum of 1 foot beyond the back of curb. GEN-4 does not show this required feature.
Corrective Action Required
05/22/2018

Sheet C36: A trench check detail is shown, but there appear to be no notes concerning their location. They should be located on the sanitary sewer laterals. Sufficient notes must be placed on the plans specifying their use at these locations.
Corrective Action Required
05/22/2018

Sheet C35: How will the sump within the backflow vault be drained? Shall it be daylighted? Shall a gravel sump be constructed? How will the gravel sump be constructed? Details must be provided showing how the backflow vault will be drained.
Corrective Action Required
05/22/2018

Engineer's Estimate of Probable Construction Costs dated May 11, 2018 appeared to be missing the following items: 1) backflow vaults and backflow assembly, 2) valves, elbows, valve boxes, and valve covers, 3) commercial entrances, 4) sodding, 5) seeding, 6) fertilizer and other final restoraton meaures, 7) sanitay sewer manholes, 8) storm structures, 9) chemically-stabilized subgrade or geogrid, including the area 1 foot beyond the back of curb, 10) cut-in tees, 11) sanitary sewer relocation, 12) pond construction, 13) pond outlet construction, 14) emergency spillway construction, 15) thrust blocks, saddle blocks, 16) boring beneath street for water line.
Fire Review Corrections 05/22/2018 05/22/2018
Jim Eden N/A
Code Statement
Carried Forward
05/22/2018

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code.
Hydrants
Corrective Action Required
05/22/2018

FDC
Corrective Action Required
05/22/2018

IFC 903.3.7 - Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official.
Fire Lanes
Corrective Action Required
05/22/2018

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm). Action required: Calculate turning movements for a 47' aerial with a 22' foot wheelbase.
Fire Lanes - Marking
Corrective Action Required
05/22/2018

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. 5/22/18 Action required: All fire lanes shall be marked.Mark the fire lanes, including the in front of the buildings, using either signage or painted curbs. Painted curbs shall be red with white stencil.
Planning Review Corrections 04/27/2018 04/27/2018
Christina Stanton N/A
Corrective Action Required
04/27/2018

File an application for minor plat to combine the two lots.
Corrective Action Required
04/27/2018

All parking spaces not abutting a 6' wide sidewalk or curbed landscaped area shall be 19' long per Section 12.120.C of the UDO.
Corrective Action Required
04/27/2018

Accessible Parking Sign. The double arrow is not needed unless the stall is either a parallel parking space or there is a row of accessible spaces. See detail on Sheet C31.
Corrective Action Required
04/27/2018

Sheet C02 states that there are 323 total units, but sheet SP1.00 states there are 320 units. Also, C02 states there are 93 attached garage stalls, while SP1.00 states there are 92 tuck under garages. C02 states there are 95 carport spaces, while SP1.00 states there are 103 carport spaces. C02 states there are 317 surface stalls, while SP1.00 states there are 309. Which is correct? Please reconcile. Are the differences in the counts due to how the ADA spaces are being counted?
Corrective Action Required
04/27/2018

Open Yard Area Calculations. Did you remember to exclude the building footprints? I didn't see that in the calculation on Sheet L1.00.
Corrective Action Required
04/27/2018

Street Frontage Landscaping. Adjust the street frontage calculations by removing the portion that is comprised of driveways from the total, then recalculate. This is the number that has to be met, otherwise the plan will have to go through the public hearing process as a preliminary development plan to request a modification.
Corrective Action Required
04/27/2018

Lighting. Revise the lighting plan to reflect the accurate # of each type of lighting (for example, I counted 91 SL1 and 47 SL3). In addition, SL5 appears to be a single-headed fixture but the remarks indicate that is has 2 heads and vice-versa for SL8.
Corrective Action Required
04/27/2018

There are a number of places where the pavement width does not meet the minimum (24' exclusive of the curb and gutter, 28' if you include the curb and gutter). One such area is the driveway onto Tudor on Sheet C05
Engineering Review Corrections 04/27/2018 04/27/2018
Gene Williams N/A
Corrective Action Required
04/26/2018

In accordance with the conditions set forth in the approved Preliminary Development Plan, the 8" water main on the east side of Ward Rd. must be abandoned from Donovan Rd. to Tudor. As such, water line connection points along this segment of water main must be revised.
Corrective Action Required
04/26/2018

The Final Development Plan shows that the water main at the intersection of Tudor Rd. and Ward Rd. is already connected to the 12" line on the west side of Ward Rd. Our records indicate this has not been done. How was this information gathered?
Corrective Action Required
04/26/2018

In accordance with the conditions set forth in the approved Preliminary Development Plan, the 8" water main at the intersection of Tudor Rd. and Ward Rd. must be bored beneath Ward Rd., and connected to the existing 12" water main.
Corrective Action Required
04/26/2018

Since the 8" water main along the east side of Ward Rd. will no longer be available after abandonment, the private water line plans must be revised. Water is available on Donovan Rd. and Tudor Rd.
Corrective Action Required
04/26/2018

General Layout Sheet: Please label all private storm sewers, private sanitary sewers, and private water lines. Also, please label all public storm sewers, public sanitary sewers, and public water mains. All interior utilities shall be private, with tie-in points on existing utilities to remain public.
Corrective Action Required
04/27/2018

General Layout Sheet: Where is the overflow for the two (2) ponds? Where is the discharge directed for these features?
Corrective Action Required
04/27/2018

ADA-accessible ramp details for the commercial entrances were not provided. A generic standard detail is not sufficient. A specific design must be presented, which includes the minimum design details presented in Section 5304.8 of the Design and Construction Manual. Please note that elevation call-outs will not be sufficient. Slope call-outs, section views, and other minimum design details specified in Section 5304.8 must be included for each ADA-accessible ramp location. If using a "straight-through" ADA-accessible route through the commercial entrance (i.e., with no ramp), please verify the commercial entrance will meet the slope change requirements set forth in the Design and Construction Manual (i.e., to avoid vehicles bottoming-out on the entrance). Also, ensure the minimum width of 10 feet is provided for the greenway trail route across the commercial entrance, and 5 feet across normal sidewalk crossings at the commercial entrance. Ensure the design criteria of 1.5% cross-slope is met, and 7.5% running slope criteria is met for the running slope on any ADA-accessible ramp. These City-specific design requirements are more stringent than those specified in PROWAG.
Corrective Action Required
04/27/2018

Please add street name labels on all sheets. This will help establish a reference in the field.
Corrective Action Required
04/27/2018

Grading Plan: The finish floor elevation for Building #1 is shown at 1008.00. The water surface elevation for the upper pond is shown at 1005.50. What is the 100 year water surface elevation within this pond, and the lower pond? The finish floor elevation must be set at a minimum of 2.0 feet higher than the 100 year water surface elevation within the pond(s).
Corrective Action Required
04/27/2018

Grading Plan: The contours in the vicinity of the ponds are not defined in terms of elevation. Please label and show the outline of the normal pool elevation, along with an outline of the 100 year water surface elevation within the ponds. Also, show the contours indicating the depth of the ponds. Please see Section 5600 for specific design requirements related to pond design, including minimum depths, sediment allowance, and anti-clogging features, drawdown provisions (e.g., a drain).
Corrective Action Required
04/27/2018

General Layout Sheet: Where are the locations of the retaining walls? Later references within the plans show retaining walls, with no reference on where these are located. Please ensure that all retaining walls are not located within public easements, and ensure they are located a minimum of 15 feet from any public water line or public sanitary sewer line. This separation requirement includes any geogrid needed on the high side of the retaining wall, if using a modular block wall or other type of retaining wall which utilizes tie-back features.
Corrective Action Required
04/27/2018

Sheet C11: Retaining wall details are shown, with no reference where these features are located. Please show where these retaining walls are located on the General Layout, and provide specific references to their location on the plans, referencing the dimension plan and/or the General Layout sheet. In other words, make it clear to an inspector/contractor where these features are located in relation to the dimension plan and/or the General Layout sheet.
Corrective Action Required
04/27/2018

A profile view must be provided for the retaining walls. Finally, if not providing a specific design for these walls, notes must be provided stating that the modular block walls shall be designed by a design professional licensed in the State of Missouri, and approved by the City of Lee's Summit.
Corrective Action Required
04/27/2018

Ductile iron pipe is called-out for the private fire line and domestic water line. Is there a specific reason for this? The City prefers the use of PVC due to corrosion concerns. If using DIP, polywrapping and other special requirements shall be necessary, even though these features are private.
Corrective Action Required
04/27/2018

All valves feeding fire hydrants should be shown on the plans, even though the standard details show the inclusion of a valve prior to the fire hydrant. It does not appear this was done. As an alternative, you may elect to leave the valve location off the plan view, but you must clearly reference the standard detail on the plan view.
Corrective Action Required
04/27/2018

Sanitary Sewer Sheets: Please label as "PRIVATE". All interior portions of the sanitary sewer shall be considered private, up to the point of connection to the public system.
Corrective Action Required
04/27/2018

Sanitary Sewer Sheets: The locations of service laterals appear to be vague in terms of stationing and connection details. If entering the private main, a wye should be specified.
Corrective Action Required
04/27/2018

Storm Line Plan and Profile Sheets: The hydraulic grade line should be shown, along with the design storm. If not capable of managing the 100 year event, then a suitable overflow route must be established which does not adversely affect structures, buildings, or public infrastructure.
Corrective Action Required
04/27/2018

Was the receiving storm sewer analyzed in terms of capacity of the receiving system?
Corrective Action Required
04/27/2018

Sheet C19: What is the pipe size of the existing curb inlet XA1? Please show on the plan and profile view.
Corrective Action Required
04/27/2018

A Stormwater Pollution Prevention Plan (SWPPP) shall be required prior to approval of the Final Development Plan.
Corrective Action Required
04/27/2018

Pond construction details appear to be lacking in terms of grading details, drawdown provisions, depth, sediment allowance, emergency overflow, etc. Sheet C29 shows two (2) section views of the spillway section and limestone pond wall detail, but that is the extent of the design. Please elaborate on the design of these two (2) ponds.
Corrective Action Required
04/27/2018

How will the two ponds drain? Where do they drain?
Corrective Action Required
04/27/2018

A spillway detail is presented for the north pond, but it does not appear to show the 100 year water surface elevation. Is this the emergency spillway? If so, where is the primary outlet works? If this is the emergency spillway, the crest elevation should be placed a minimum of 0.5 feet below the 100 year water surface elevation assuming 100% clogging of the primary outlet works, and assuming no available storage. Please show design calculations for the 100 year water surface elevation, and ensure the spillway meets the freeboard requirements set forth in Section 5600 of the Design and Construction Manual.
Corrective Action Required
04/27/2018

Sheet C29: Typical section views for asphalt paving do not meet the Unified Development Ordinance (UDO) Article 12 "Parking" in terms of subgrade design. Please see the UDO for specific subgrade requirements.
Corrective Action Required
04/27/2018

Sheet C29: Curb and gutter details are missing the subgrade extension a minimum of one (1) foot beyond the back of curb. Please provide a typical section view of curb and gutter, which shows the extension of the aggregate base and soil stabilization/geogrid a minimum of one (1) foot beyond the back of curb.
Corrective Action Required
04/27/2018

Sheet C31: Fire hydrant details do not comply with the City standard details. We would recommend you insert the City of Lee's Summit standard details for fire hydrants.
Corrective Action Required
04/27/2018

Sheet C32: All of the details shown on this sheet do not correspond with the City of Lee's Summit standard details. Please see City of Lee's Summit standard details, and insert as necessary. Do not, however, use the City of Lee's Summit standard detail for ADA-accessible ramps. A specific design is required for these features, and should be shown elsewhere in the plans.
Corrective Action Required
04/27/2018

Landscape Tree Plan: There appear to be utility conflicts, in particular, with the tree planting plan and the public sanitary sewer. A minimum of five (5) feet is required between the outside of the mature tree trunk, and the outside of any sanitary sewer line or sanitary sewer manhole.
Corrective Action Required
04/27/2018

Are there any contributing drainage points to the two (2) ponds? Where are they located? Will stormwater be piped to these ponds?
Corrective Action Required
04/27/2018

A channel appears to be shown between the two (2) ponds. How will this be constructed? Is there a typical section view of this feature? Again, it appears the ponds lack design details, and further details must be provided.
Corrective Action Required
04/27/2018

Please indicate on the plans the location of heavy duty asphalt paving, and standard pavement.
Corrective Action Required
04/27/2018

It appears the downspout plan was not shown on the plans for storm lines greater than 6 inches in diameter. Please show the locations of all storm lines greater than 6 inches. If downspouts are 6 inches and less, it is not necessarily needed on the plans, but recommended. Finally, a plan and profile view of all storm lines, including downspouts, is required for storm lines greater than 6 inches in diameter.
Corrective Action Required
04/27/2018

An itemized and sealed Engineer's Estimate of Probable Construction Costs should accompany your final submittal drawings. The Engineering Plan Review and Inspection Fee is based on this estimate, and calculated at 3% of the total sitework, plus a nominal per trip fee for the observation and collection of water samples. Items to include in the estimate include: 1) all storm lines (public and private) greater than 6 inches diameter), 2) all stormwater structures (public and private), 3) all sanitary sewer lines and structures (public and private), 4) grading to establish proper drainage, 5) paving, 6) subgrade (i.e., aggregate base and subgrade stabilizaton/geogrid, including the area one (1) foot beyond the back of curb, 7) curb and gutter, 8) public ADA-accessible ramps, 9) public sidewalk, 10) KCMMB commercial entrances, 11) retaining walls, 12) pond construction and outlet/inlet construction, 13) channel construction between ponds, 14) erosion and sediment control devices, and 15) final restoration, including sodding, seeding, fertilizer, mulch, and topsoil.
Traffic Review Corrections 04/27/2018 04/26/2018
Michael Park N/A
Corrective Action Required
04/26/2018

Consider the inclusion of bike parking throughout the site.
Corrective Action Required
04/26/2018

Recommend a sidewalk connection between Building 5 and Tudor Road (or Ward Road near the intersection) in proximity of the northwest corner of the building. The nearest sidewalk connection is otherwise south of Building 4.
Corrective Action Required
04/26/2018

Recommend a sidewalk connection(s) between Building 1 and the sidewalk along Donovan.
Corrective Action Required
04/26/2018

Review the driveway location shown along Donovan 215' from the centerline of Ward Road. This location only provides about 100 feet of space between the stop position on Donavan at Ward Road and the driveway. This short distance will likely be problematic in the event Donavan is extended west of Ward, or with any significant volume of traffic on Donovan rendering the driveway blocked by queued traffic waiting to egress onto Ward from the stop controln (or possible traffic signal). Does this driveway location also support alignment with driveway plans to the south of Donovan? Recommend at least 200 feet of separation between Ward Road and the driveway and coordinate its location with development south of Donovan.
Building Codes Review Corrections 04/27/2018 04/20/2018
Joe Frogge N/A
Corrective Action Required
04/20/2018

Water meter sizes are not specified. Action required: Specify sizes of water meters based on calculated flow rates.
Corrective Action Required
04/20/2018

Sewer design incomplete. Action required: Specify size of building sewer pipes (per 2012 IPC Section 710) as they exit structures and provide cleanouts as applicable (per 2012 IPC Section 708.3.2).
Corrective Action Required
04/20/2018

Retaining walls are proposed to be built but we are unable to find the construction details. Action required: Provide complete retaining wall designs.
Fire Review Corrections 04/27/2018 04/19/2018
Jim Eden N/A
Code Statement
Corrective Action Required
04/19/2018

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code.
Hydrants
Corrective Action Required
04/19/2018

IFC 507.5.1 - Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 300 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Action required: Provide a hydrant plan that meets this requirement for all buildings and provides fire flow and distribution of hydrants in accordance with IFC App. B-105 and App. C-103. All hydrants shall be readily acessible.
FDC
Corrective Action Required
04/19/2018

IFC 903.3.7 - Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official. Action required: Show the location of the FDC on all of the buildings and hydrant within 100 feet.
Fire Lanes
Corrective Action Required
04/19/2018

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm). D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Action required: 1.It is likely an aerial apparatus would not be able to make the turn from the existing private drive to the parking lot of Building 2. Rework the entrance. 2. Fire lanes in front of the buildings shall be 26 feet driveable surface and without vertical obstructions.
Fire Lanes - Marking
Corrective Action Required
04/19/2018

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required: All fire lanes shall be marked. Mark the fire lanes in front of the buildings using either signage or painted curbs. Painted curbs
Knox Locks
Corrective Action Required
04/19/2018

IFC 506.1 - Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. 506.1.1 Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. Knox boxes are required on all buildings at the FDC.
Assign Reviewers Complete 04/17/2018
Michael Weisenborn N/A
Corrective Action Required
05/23/2018

Corrective Action Required
05/23/2018

Corrective Action Required
05/23/2018

Hearings
Title Location Date Time
Documents & Images
Date Uploaded File Type Document Name
05/15/2018 Letter Resubmittal Routing Sheet - FDP
05/18/2018 Email Ward Rd Water Main Approval Email
07/17/2018 Letter Resubmittal Routing Sheet - FDP
07/17/2018 Plans 18-0129 FDPs Signed
07/17/2018 Plans 180605 FDP Civil Responses
07/17/2018 Plans 02185057 Pavement Addendum_signed
07/17/2018 Plans Summit Square II EOPC
07/17/2018 Plans Transmittal FDP Resubmittal 2018-07-17
05/24/2018 Letter Applicant Letter - FDP (DFDP)
05/15/2018 Plans E0.01
05/15/2018 Plans 180514 FDP Response Letter
05/15/2018 Plans 18-0129 SWPPP
05/15/2018 Plans 18 0511-SS II-FDP-Site & Land
05/15/2018 Plans Summit Square II EOPC
05/15/2018 Plans Summit Square II Apartments FDP 2nd Submittal Civil
05/15/2018 Plans LS&A Memorandum - FDP Response 2018-05-09
05/15/2018 Plans E0.02
08/28/2018 Engineer Report Terracon 02185057 Summit Square II Apartments_signed
08/29/2018 Letter Applicant Letter - FDP (DFDP)
04/27/2018 Letter Applicant Letter - FDP (DFDP)
09/18/2018 Letter Applicant Letter - FDP (DFDP)
04/13/2018 Letter Routing Sheet - FDP
04/13/2018 Plans E0.01
04/13/2018 Plans 18-0129 Northpoint Summit Square II Apartments - FDPs - OS 180413 Signed
02/14/2019 Plans C17 from 18-0129 FDPs
02/14/2019 Plans C08 from 18-0129 FDPs
02/14/2019 Plans C22 from 18-0129 FDPs
04/13/2018 Plans 18 0413-SS II-FDP-Site & Land
04/13/2018 Plans 18 0412 summit square II plans ARCH FDP
04/13/2018 Plans 18 0412 summit square II elevations ARCH FDP
04/13/2018 Plans Water Use Demand Statement
04/13/2018 Plans Traffic Impact Statement
04/13/2018 Plans Summit Square II Application w Att 2018-04-13
04/13/2018 Plans Summit Square II - NSPJ Parking Comparison 2018-04-13-NEW.doc
04/13/2018 Plans Storm Sewer Impact Statement
04/13/2018 Plans Sanitary Sewer Impact Statement
04/13/2018 Plans E0.02
04/13/2018 Receipt Receipt for transaction: 2018-001403
07/17/2018 Plans 18 0628-SSII-Rev FDP-L1.00
07/17/2018 Plans 18 0628-SSII-Rev FDP-SP1.00
07/25/2018 Letter Applicant Letter - FDP (DFDP)
08/17/2018 Engineer Report Pavement Memo
08/22/2018 Plans 02185057.02 Pavement Addendum_signed
08/22/2018 Plans Summit Square II EOPC 2018-08-21 Signed
08/22/2018 Plans 18-0129 FDPs Sealed 2018-08-21
08/22/2018 Plans 180820 FDP Civil Responses
08/22/2018 Letter Resubmittal Routing Sheet - FDP
09/11/2018 Letter Resubmittal Routing Sheet - FDP
09/26/2018 Engineer Report Terracon Pavement Letter Approved
01/28/2019 Plans Summit Square Phase II_C17_Utility Plan 1
01/28/2019 Engineer Report SS 2 Water Meter Memo 001
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