Lee's Summit

Awaiting Engineer's Estimate of Probable Construction Costs

Code Statement

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

An Engineer's Estimate of Probable Construction Costs must be submitted prior to approval of the Final Development Plan.

Hydrants

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. Exceptions: 1. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). Action required- Locate the new fire hydrant on a minimum 6" main, outside of the fenced area near the curb of the parking lot. The hydrant shall be provided with potable water from District 13- not part of the park hydrant system.

Code Statement

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code. For information only.

Imposed Loads

IFC 503.2.3 -Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. For information only- The fire lane to the stage shall be designed to carry 75,000 pounds.

Provide cut-sheet of all outdoor and building mounted lighting after final bid is accepted.

Curbing approved per civil drawings, not landscape plan.

There appears to be a number of opportunities for minor ADA/pedestrian improvements. For example, there should be ramps on each end of the median island sidewalk and on the sidewalk adjacent to the amphitheatre across from these median island sidewalk crossings. This would remove one parking space, but provide an area to access the sidewalk without going between two parked cars. Similarly, I suggest wrapping the sidewalk around the end of the southernmost parking space next to the amphitheatre to provide sidewalk access without going between cars and consider sidewalk crossings on the median islands at both ends of the lot so pedestrians don't have to walk in traffic.

Please see comment #7 and #8 of the applicant letter dated October 17, 2014. Although it appears that significant revisions are shown which ensure the bioswale to the east will actually receive stormwater runoff (and hence a valid reason to delete curb and gutter), the plans still show a lack of curb and gutter on the west side of the east parking lot, and the east side of the west parking lot. It does not appear that a valid reason exists to delete curb and gutter in these locations.

Please see comment #11 of the applicant letter dated October 17, 2014. We did not appear to have received an Engineer's Estimate of Probable Construction Costs in the re-submittal.

Curbing, Parking Lot Design. Per Section 12.120.F.1.d of the Unified Development Ordinance (UDO) all vehicle parking lots and access drives are required to have CG-1 curbing or "an integral Portland cement concrete sidewalk and curb with a vertical face" with the exception of "accessible parking spaces where the adjacent pedestrian walkway is designed to be at the same grade as the accessible spaces for the purpose of providing access to said walkway". In addition, the use of curb blocks except as noted in Section 12.120.F.1.e of the UDO is prohibited. If a modification to these requirements is sought, an application for preliminary development plan must be made per Sections 4.300A.6, 4.320.C, and 4.350.A.3 of the UDO.

Plan Inconsistencies. Sheets C103, C104, & L100 don't show any curbing around the southernmost islands in the parking lot. Sheets C105, C106, C107, & C108 do show curbing around the southernmost islands. Please make sure the plan sheets are consistent.

Wall-Mounted Lighting. It appears that there are some wall-mounted lights shown on the elevations that do not appear to be accounted for the on the Electrical Site Plan (which was not part of the resubmittal). Please revise and resubmit the plan to account for these lights and provide spec sheets. If these are considered excepted lights (according to Section 7.220D of the UDO), simply state this and provide the spec sheets.

Exterior Elevations. Correct the citation for any areas that currently have a question mark "?". It appears as though the one on the west elevation of the restroom may be the drinking fountain. Revise as needed and resubmit.

What is Deduct Alternate #2, #3, #4, and L200? Are these areas meant to be phased in? If so, provide the anticipated timeline for the phasing.

Hydrants

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. Exceptions: 1. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). The stage building exceeds 600 feet from the closest existing hydrant. Provide a hydrant from the potable system near the concession stand.

Imposed Loads

IFC 503.2.3 -Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities.

Code Statement

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

Please add a note stating that "...all construction shall follow the City of Lee's Summit Design and Construction Manual as adopted by Ordinance 5813. Where discrepancies exist between the plans and the Design and Construction Manual, the Design and Construction Manual shall prevail."

Sheet C103: The asphaltic concrete pavement does not meet the Unified Development Ordinance Article 12 requirements in terms of pavement thickness or subgrade preparation. Please note that where a fire access or delivery route is proposed, the requirement is as follows: 2" asphaltic concrete surface course over 6" asphaltic concrete base course, with either 12" compacted subgrade, 9" fly ash stablized subgrade, or 8" aggregate. All other areas, including parking stalls, are the same except for the asphaltic concrete base course which requires a minimum of 5".

Sheet C103: Please show where the heavy-duty (i.e., fire access lanes and/or delivery routes) asphaltic pavement is proposed, as well as the limits of the normal-duty asphaltic concrete pavment (i.e., driving aisles and parking stalls)

Please label all interior water lines and sanitary sewer lines as private.

Sheet C104: Although shown on the demolition plan sheet, please label the existing private sanitary sewer manhole beneath the proposed building "to be removed" or similar language. In addition, please label the pipe as either being removed or plugged with no connection to the new sanitary sewer manhole to eliminate any future infiltration and inflow.

Please provide a typical curb and gutter section.

The west portion of the parking lot does not show curb and gutter along the majority of the east edge. Is there a reason for this? It would not appear that stormwater is entering the landscaped area from the west portion of the proposed parking lot, and therefore it would not appear to be acting as a BMP.

The majority of the east portion of the proposed parking lot does not show curb and gutter. Only the southern half of the east parking lot is shown draining toward the native vegetation swale, and therfore it would appear that curb and gutter is warranted for all other areas of the parking lot that are not draining to the swale. This would appear to include the west edge of the east parking lot.

What is the plan to manage stormwater near the loading dock? It would appear a significant amount of stormwater will gather in this location without adequate collection and conveyance.

What is the plan for energy dissipation at the stormwater outfall? Without sufficient energy dissipation, it is likely that an erosion problem exist near the loading dock and pond.

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 is calculated at 3% of the total of items inspected by Public Works. Items to include in the itemized estimate include: 1) sanitary sewer modifications to the private line, 2) public or private sanitary sewer manholes, 3) public or private sanitary sewer lines with the exception of individual 4" building stubs, 4) pubic or private water lines greater than 2" in diameter, 5) public or private fire hydrants, 6) thrust blocks, tees, valve boxes/frames/lids and other water line fittings for lines greater than 2" diameter, 7) pavement, 8) grading for pavement, 9) subgrade preparation including one (1) foot beyond the back of curb or one (1) foot beyond the edge of pavement as applicable, 10) curb and gutter, 11) aggregate or flyash stablized subgrade, 12) grading to achieve proper drainage, 13) native vegetation swale, including grading, soil amendment, topsoil placement, and plantings, 14) erosion and sediment control, 15) final restoration including sodding, seeding, fertilizer, mulch, and topsoil.

Wall-Mounted Lighting. It appears that there are some wall-mounted lights shown on the elevations that do not appear to be accounted for on the electrical site plan. Please revise the plan to account for these lights and provide spec sheets. If these are considered excepted lights simply state this and provide the spec sheets.

Curbing Required. Per Section 12.120.F.1.d of the Unified Development Ordinance (UDO): "All vehicle parking lot areas and access drives in all zoning districts shall have a boundary constructed of straight-back Portland cement concrete curbing (CG-1) or an integral Portland cement concrete sidewalk and curb with a vertical face....This requirement shall also not apply to accessible parking spaces where the adjacent pedestrian walkway is designed to be at the same grade as the accessible spaces for the purpose of providing access to said walkway."

Curb Blocks Prohibited. Per Section 12.120.F.1.e of the Unified Development Ordinance (UDO): "The use of curb blocks in parking areas shall be prohibited, except at the head of accessible parking spaces when they are adjacent to a pedestrian walkway with no raised curb." If it is intended to allow water to flow into the landscape islands, staff has permitted notches within the curbing for this purpose.

Open Yard Tree Calculation. There was a typo on the checklist pertaining to this requirement. Section 14.090.B.3 of the UDO actually requires open yard trees to be provided at a ratio of 1 tree for every 5,000 square feet of total landscaped open space.

What is shown protruding from the 1st row of concrete sidewalk in the amphitheatre? It is shown in a different location on the landscape plan than on the other plan sheets.

Code Statement

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

Imposed Loads

IFC 503.2.3 -Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. The lane to the stage shall meet this requirement.

Hydrants

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. Exceptions: 1. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). The stage building exceeds 600 feet from the closest existing hydrant. Provide a hydrant from the potable system near the concession stand.