Lee's Summit

Code Statement

Fire Department-All building and life safety issues shall comply with the 2006 International Fire Code and local amendments as adopted by the City of Lee’s Summit.

FDC's

Fire Department-A fire hydrant shall be located within 100 feet of the fire department connection (FDC). The FDC shall be located at the northeast (right front ) corner of the building.

DE Engineers Estimate

The Engineer’s Estimate of Probable Construction Costs has been accepted for this project, and the Public Works Review and Inspection Fee of $3,114.85 (which is based on 3% of the total infrastructure cost plus a water test inspection fee) must be paid prior to the issuance of an infrastructure permit and/or the final processing of a building permit from the Codes Department.

DE Contact Field Eng. Inspector

Contact Public Works Inspections at (816) 969-1800 at least 48 hours prior to the onset of construction.

DE Contact ROW Inspector

Contact a Right-of-Way Inspector at (816) 969-1800 prior to any land disturbance within the right-of-way. These activities may require a permit.

DE Future Repair Work

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

PW Submit Land Disturbance (DELETE)

Submit a Land Disturbance Permit application and the required attachments to the Erosion Control Specialist prior to any land disturbance activities that are to occur prior to obtaining a building permit from the Codes Department. Approval of these plans does not constitute approval of the erosion control plan. Contact Barton Reese at (816) 969-1800 for new land disturbance permitting details.

Code Statement

Fire Department-All building and life safety issues shall comply with the 2006 International Fire Code and local amendments as adopted by the City of Lee’s Summit.

FDC's

Fire Department-A fire hydrant shall be located within 100 feet of the fire department connection (FDC). Indicate the location of the FDC. The FDC is still shown on the back of the building. Either move it to the front corner of the building or make it part of the back flow assembly at the pit.

Knox Box

Fire Department- 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 and shall contain keys to gain necessary access as required by the fire code official. An approved lock shall be installed on gates or similar barriers when required by the fire code official.

Curb inlet detail was changed to the setback curb inlet, but the plan view still shows a non-setback curb inlet. If setback curbs are being proposed, then the plan view must reflect this geometry. If the locations of the curb inlets are not revised, however, it is unclear how the transitions will be constructed since they are adjacent to a ninety degree bend in the curb. Please reconcile the difference in the plan view versus the detail. If setback curbs are being constructed, then show the revised location of the curb inlet to ensure that the transition will be constructable.

Please see the Fire Department comments related to the Fire Department connection and fire hydrant. These items must be clearly shown on the Final Development Plan (i.e., it is not sufficient to show this on the MEP plans yet delete it on the Final Development Plan).

Sheet C108: The sanitary lateral is shown connecting to the curb (drafting error?). As previously commented, the private lateral must be a minimum of 5 feet from the outside of the manhole.

The detail for the silt fence shows notes (i.e., notes 2 and 3) within the text which apparently allow for a trenched-in installation. These notes should be deleted since the trenched-in method is not allowed in the City of Lee's Summit.

The ADA-accessible receiver ramp on the far south side of the development (i.e., the southernmost entrance) was deleted during the latest submittal. This receiver ramp should be shown on the plans.

FDC's

Fire Department-A fire hydrant shall be located within 100 feet of the fire department connection (FDC). The FDC is still shown on the back of the building. Either move it to the front corner of the building, or make it part of the back flow assembly at the pit as discussed on the phone.

Knox Box

Fire Department- 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 and shall contain keys to gain necessary access as required by the fire code official. An approved lock shall be installed on gates or similar barriers when required by the fire code official.

Code Statement

Fire Department-All building and life safety issues shall comply with the 2006 International Fire Code and local amendments as adopted by the City of Lee’s Summit.

Plans were not sealed by a design professional (except the Landscape Plan). All plans must be sealed by a design professional licensed in the State of Missouri.

Two (2) plan sets were received. One was entitled "Final Development Submittal" and consisted on a Site Plan dated August 3, 2012 (Sheet C101) and a Landscape Plan dated August 3, 2012 (L101). The second set of plans was entitled "Permit Submittal-Final Development Submittal" dated August 3, 2012. The second set of plans has an additional "Site Plan" labeled as Sheet C106. Are the two (2) additional sheets meant to by added to this second set of plans? If so, then the "Site Plan" Sheet C106 should have the name changed to distinguish it from the "Site Plan" shown on Sheet C101.

Sight distance notes on both versions of the "Site Plan" (i.e., Sheet C101 and Sheet C106) are not correct. Please see previous comments related to the sight distance triangle.

It appears that the segmental wall proposed to the west of the building will be encroaching upon an existing 15 foot utility easement. Site Plan Sheet C106 states that the 15 foot utility easement will be vacated, but the Site Plan Sheet C101 states that the 10 foot utility easement will be vacated. Please correct the discrepancy on Sheet C101 (i.e., 10 foot versus 15 foot utility easement to be vacated).

The utility easement to the west of the building will need to be vacated prior to approval of this Final Development Plan.

Sheet C108 "Utility Plan": The curb inlets appear to be a non-standard design since they are not set back from the back of curb. Please change the standard detail on Sheet C111 to reflect the change from non-setback curb inlets.

Sheet C108 "Utility Plan": Since the building is greater than fifty (50) feet from the water main, and since an additional fire hydrant is required, the fire line must have a backflow prevention vault installed. This vault should be installed within five (5) feet of the easement or right of way, and a restrained valve should be installed prior to the backflow vault. The vault must be installed on the private side of the property. It appears that the small island to the west of the fire line connection would be an acceptable location for the vault. The fire line can also be used to feed the fire hydrant required by the fire department.

Sheet C109 "Storm Sewer": Please show the 10 year and 100 year hydraulic grade lines on the profile views of the storm lines.

Sheet C108 "Utility Plan": The sanitary sewer connection must be a minimum of five (5) feet from the manhole. As shown, it is approximately three (3) feet.

Sheet C111 "Standard Details": Please revise the standard detail for the curb inlet if non-setback curb inlets are being proposed (i.e., without transitions and without setbacks).

Sheet C112 "Standard Details Erosion Control": The City of Lee's Summit no longer allows trenched-in silt fence to be installed. Machine-laid silt fence using the slit method is required.

Sheet C110 "Standard Details": The sidewalk ramp shown in the profile view is not correct. A landing must be provided in accordance with ADA-standards at the top of the ramp. Please see KCAPWA standard detail SW-1 Type A for an explanation of the landing to be constructed for these perpindicular curb ramps. In addition, a tactile warning device is not warranted for the private entrances as should be deleted from the detail sheet.

Sheet C110 "Standard Details": An ADA-accessible sidewalk ramp should be shown to the north of the private driveway adjacent to Goodview. As proposed, the ADA-accessible ramp shown to the south of the private driveway leads to nowhere.

Approval of the Final Development Plan is contingent upon the approval of the separate Public Street Improvement plans and Sanitary Sewer Plans. Please coordinate with CFS Engineers on this issue.

An Engineer's Estimate of Probable Construction Costs must be submitted prior to approval of the plans. Please see our previous comment letter concerning items to be included in this estimate.

Code Statement

Fire Department-All building and life safety issues shall comply with the 2006 International Fire Code and local amendments as adopted by the City of Lee’s Summit.

FDC's

Fire Department-A fire hydrant shall be located within 100 feet of the fire department connection (FDC). The FDc is approximately 178' from a hydrant. Relocate the FDC to the front of the building.

See previous comments. Remove the sight triangle notes from the plans or show them correctly. Sight triangle is determined based on AASHTO guide and reflective of the approaching speed limit, not just a 25' triangle.

A note must be added to the plan set which states that all construction will follow the City of Lee's Summit Design and Construction Manual as adopted by Ordinance 5813.

A note must be provided which states that the contractor shall give a minimum of 48 hour notice to Public Works Inspections prior to issuance of a permit and initiation of work.

The sight triangle shown at the intersection of the private entrance and Goodview Circle is not correct. This is not a sight triangle since the definition of a sight triangle is based on other factors rather than a fixed geometry.

Easements must be shown for the new sewer in the northwest portion of the site.

An erosion and sediment control plan was not included in the plan set. A phasing plan must be included showing the location, type, and method of installation of erosion and sediment control measures before, during, and after construction. A re-vegetation plan must also be presented showing a sodding plan for the disturbed areas of the site.

It appears that a 15' utility easement exists along the western boundary of the development. A portion of a retaining wall is shown encroaching upon the easement in the northwest portion of the site plan. In addition, it appears that the southwestern portion of a retaining wall is encroaching within this same easement. These retaining walls will either need to be moved or the easement will need to be vacated.

A stormwater inlet is shown at the intersection of the private entrance and Goodview Circle. This curb inlet is shown connecting to the public storm sewer system to the north (i.e., an existing curb inlet along Lakewood Way). This will not be allowed since the storm pipe is being proposed roughly parallel and within the limits of a general utility easement, and also because the storm pipe is being proposed over off-site property.

Stormwater structures such as curb inlets, field inlets, and pipes should be called out on the plans according to their type, design, etc. Sizes of each element of the stormwater collection/conveyance system should be called out on the plans.

A profile sheet should be included with the stormwater collection/conveyance system. Of particular concern is the curb inlet connection near the southern private driveway entrance. It is not clear how this will work since no pipe size is shown, the material is not shown, the flow line elevations of the existing curb inlet are not shown, etc.

It is unclear what size domestic water line is being proposed. It is unclear what size fire line is beinig proposed. Will the building be sprinklered? Please clearly label each line and show the size for each line including the material used for the line.

A backflow vault must be installed on the fire line within five (5) feet of the right of way line or easement. A restrained valve should be installed prior to the backflow vault.

The retaining wall must be designed by a registered design professional licensed in the State of Missouri.

Spot elevations showing existing and proposed elevations must be shown along with contours. This is needed to determine the overall drainage flow patterns for the site.

It is not clear what is being represented by the linework to the southeast of the ADA-accessible parking facilities. There is a label "ROW Post" with some associated linework which is not clear. Please either clarify what it is representing, or remove it.

It is not clear how the downspouts from the building will be routed. Please show how the downspouts will be routed on the site.

The private entrances must be specifically called out as being constructed of KCMMB mix concrete from the interface with the existing pavement to the right of way line.

Profile views of the private entrances should be shown which meet the ADA-accessible guidelines for cross slope, width, and longitudinal slope on ramps. Do not show tactile warnings for the private entrances since the City does not require and does not desire tactile warning devices (i.e., truncated domes) at private driveway entrances.

Sidewalk should be shown along NE Lakewood Way.

Pavement type, thickness, and subgrade preparation should be described in the plan set. At a minimum, the City requires that the driving surfaces meet the UDO requirements for thickness based on the ability to support emergency vehicles such as fire pumper trucks.

An existing fire hydrant is shown to the north of the private drive adjacent to Goodview Circle. This fire hydrant appears on the plan set as a series of duplicate (i.e., three) symbols which are stacked on side-by-side. Please clean up this apparent error.

All existing easements must be clearly shown on the plans. Linetype for the easement depiction should be shown within the Legend.

A note in the lower left hand corner of Sheet C101 says "Route 470 ROW". What is this?

There are two (2) notes within the middle of the southwest portion of the proposed parking lot which refer to "R 863.00'. What is this refer to?

A note exists within the north part of the parking lot which states "Easement 1.1' over line see detail." What does this mean?

There are two lines which state "Not to be annexed to" which really do not convey any useful information to our inspector. We really need the limits of the easements clearly shown rather than this sort of note.

As a general note, it appears that considerable cleanup work is required on the site plan. Wherever acronyms are used, it must be shown on the legend. This includes acronoyms such as "PGI".

The sanitary sewer manhole is shown within seven (7) feet of the proposed building. The City of Lee's Summit Design and Construction Manual requires a minimum of fifteen (15) feet distance from any portion of the sanitary sewer (including the manhole) to a structure.

The sanitary sewer manhole is shown within an unknown and unlabeled area near the building. Is this a grassy area? It is not clear from the drawing.

The sanitary sewer connection is not labeled. In addition, the size of the line is not shown and the material is not shown. It is also shown within three (3) feet of the sanitary sewer manhole, and the City of Lee's Summit Design and Construction Manual requires a minimum separation of five (5) feet.

The water line is within 3 feet of the private curb (?) inlet shown near the intersection of the private driveway entrance and Goodview Circle. The City of Lee's Summit Design and Construction Manual requires a minimum separation of five (5) feet between a water line and a stormwater structure. This measurement is based on the outside measurement (i.e., edge to edge) from the O.D. of the pipe to the outer wall of the curb inlet.

It is unclear where the public water main extends since the drawing shows it ending at a point roughly half way along the eastern property line of the site. Please show the extent of the water line.

Sheet L101 does not show the locations of utilities (i.e., water and sanitary sewer) as a layer, and hence, no judgement can be made whether the proposed landscape plan will be satisfactory. Trees cannot be placed over water lines or sanitary sewer lines or within five (5) of same. The only exception is that smaller ornamental trees and/or shrubs are allowed with the understanding that they will not be replaced if the utility is repaired in the future. Please clearly show the location of all City-owned utilities on the landscape plan.

A sealed Engineer's Estimate of Probable Construction Costs should accompany your resubmittal. The Public Works Review and Inspection Fee is based on this estimate. Items to include in the estimate include: 1) all public and private stormwater facilities including inlets, junction boxes, manholes, and piping greater than 8", 2) sidewalk, 3) ADA-accessible ramps, 4) driveway private entrances, 5) grading, 6) public and private water lines greater than or equal to 2" diameter, 7) valves, fire hydrants, thrust blocks, and backflow prevention vaults and/or devices, 8) sanitary sewer connection to the main, and 9) erosion and sediment control devices including sodding.

VACATED RIGHT-OF-WAY. Provide documentation that the vacation of the triangular portion of Lakewood Way has been recorded with the County. Additionally, cite the recorded document information on the plans.

UTILITY EASEMENT ENCROACHMENT. The patio and retaining wall on the west side of the building encroach into the 15' U/E. The retaining wall will have to be moved outside of the easement, or the easement will have to be vacated to allow the wall to remain as shown.

SIDEWALK. A 5' sidewalk shall be provided along the Lakewood Way right-of-way.

LANDSCAPING. - All deciduous trees are required to be a minimum 3" caliper at the time of planting, including ornamentals. The plant schedule shows a maple and redbud tree as 1.5". - All evergreen trees are required to be a minimum 8' in height at the time of planting. The plant schedule shows junipers at a height of 6'. - Trees are shown to be planted within the U/Es along both the Lakewood Way and I-470 frontages. No shade trees are allowed to be planted within the easements. However, ornamental trees and shrubs may be planted within the easements. - List the number of required and provided shrubs for parking lot screening in the "Landscape Requirement" table.

Remove the sight triangle notes from the plans or correctly show the sight triangle based on the minimum required intersection sight distance.