Lee's Summit

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.

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.

Sheet L1: The landscape plan shows trees less than five (5) feet from the public water line. As indicated in previous applicant letters, this distance is the minimum required. As indicated in previous applicant letters, it is measured from the outside of the pipe to the outside of the mature tree trunk. It appears there are at least five (5) instances along Wilshire Drive where this rule is violated.

The Landscape Plan (i.e., Sheet L1) shows several instances where trees are proposed less than five (5) feet from the public water line. This includes six (6) instances along Wilshire Drive, and one (1) instance along the rear of the property. The following requirements must be met: trees must be a minimum of five (5) feet from the outside of any public water line, as measured from the outside of the mature tree trunk. Small ornamentals and shrubs are exempt from this requirement.

The minimum acceptable size for trees (Section 14.050.A.4 and 5) are as follows: --Deciduous trees shall be a minimum of 3 inch caliper, measured at a point 6 inches above the ground or top of the root ball, at planting. --Evergreen trees shall be a minimum height of 8 feet at planting.

Open Yard Calculation. According to Sheet C0.02 the lot area is 149,794 square feet and the building floor area is 41,000. The open yard calculation is supposed to be the lot area minus the building area, then divided by 5,000 (and times 2 for shrubs). The lot area provided on the Landscape Plan does not match that provided on the Land Use Schedule (Sheet C0.02) and the building area is not subtracted. Please revise accordingly.

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 .

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 .

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 $18,578.51 (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 Administration 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)

If ground breaking will take place prior to the issuance of a building permit, please submit a Land Disturbance Permit application and the required attachments to the Erosion Control Specialist.

A water line easement is required for the water meter service shown on the plans. Standard forms for a water line easement will be provided to the applicant for this purpose. An exhibit (i.e., a drawing showing the easement in graphical terms) shall also be required. This easement and exhibit shall be recorded by the applicant. This will be required prior to issuance of a Certificate of Substantial Completion or any permit for occupancy.

A landscaping plan shall be required prior to approval of these plans. This plan should include the locations of all City-owned utiltiies, including sanitary sewer and water. Please keep a minimum distance of five (5) feet as measured from the outside of the pipe to the outside of the mature tree trunk.

A revised Landscape Plan has not been submitted, so item #9 from staff's letter dated February 16, 2016, still stands.

The City of Lee's Summit is under the Manual for Uniform Traffic Control Devices (MUTCD). The ordinances require complicance with the signed condition and the signs in conformance with the MUTCD. The R7-8 sign is the standardized sign for revered parking for persons with disabilities in the MUTCD and is referenced in ADA and the City's standards require compliance with ADA. The R7-8 sign does include the "international symbol of accessibility" and meets the requirement of the Missouri State statute.

Screening of Mechanical Units. It has been determined that the roof-top mechanical units on the West side of the building may be painted to match the roof in lieu of being screened. This is due to the future adjacent street to the West being 10-20' feet higher in elevation. Screening these units will not hide them from view from the adjacent street because of the difference in elevation. All other mechanical units shall be screened per Sections 73180.E and F of the UDO.

Detail #3 on Sheet AS-100 calls out a wood gate and refers to the Landscape Plan for its location. The Landscape Plan submitted December 7, 2015, does not call out a fence, only a retaining wall. Per Article 14 of the UDO, if this gate is proposed as part of screening purposes, the screen shall consist of a six foot high masonry wall or opaque vinyl fence and low impact screening. The gate shall be of vinyl material, not wood. Also, indicate the gate location(s).

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."

Please label all interior storm lines and detention basins as private. This includes the connection to the public storm inlet (i.e., the line is private up to the public curb inlet).

Please refer to the comments provided by Barton Reese concerning the erosion and sediment control plan.

Sheet C5.01: The sanitary sewer manhole appears to be covered-up by the note "adjust top".

Sheet C5.01: How much adjustment is needed for the sanitary sewer top? Please keep in mind that adjustment rings can only be used to the extent that the adjustment is less than or equal to one (1) foot. If additional adjustment is necessary, then a new cone section may be required.

Sheet C5.01: The meter well for the domestic water service should be located within an easement or the right of way. It appears it is shown outside the limits of the easement.

Sheet C5.01: A wet tap is shown for the private fire line. Please show a cut-in tee, with the likelihood of performing the work at night in order to minimize disruption of water services.

Sheet C5.01: The private sanitary sewer lateral should be shown with a standard locator wire and tracer box, extending to the right of way line (i.e., property line), or ten (10) feet, whichever is greater. Please see City standard detail SAN-1 for more information.

If the private fire lines are constructed as shown, an additional backflow vault will be required for the private fire line and fire hydrant shown to the south.

Sheet C8.01: Standard duty pavement typical section does not meet the Unified Development Ordinance Article 12.

Sheet C8.01: Please label the one (1) foot extension beyond the back of curb for base and subgrade construction. It is shown, but not dimensioned.

Sheet C8.01: Wherever "2% Max" is shown on the ADA-accessible sidewalks, please change this to read "1.50% Maximum Slope". This will provide some level of tolerance in the event that 2.00% is exceeded. If 2.00% slope is exceeded ini the public portion of the ADA-accessible ramp, then it will be rejected.

Sheet C8.02: SW-1 should be removed in its entirety since it does conform to PROWAG.

Sheet C8.02: 1/4" per foot is specified for maximum cross slope on a sidewalk. This equates to 2.08%, which will be rejected for public sidwalks. This should be 1.50% to allow for construction tolerance. The City will reject any sidewalk with a slope greater than 2.00%.

Sheet C11.03: PVC Water Pipe Embedment Detail shows excavated material no larger than 2" compacted in 8" lifts from the bottom of the pipe to a point 1 foot above the top of pipe. Even though this is a private water line, improper backfill has a direct effect on the operation of the City water system. Please show the City standard trench detail.

Please specify KCMMB (min. 8") for the new commercial entrances, from the sawcut to the right of way line (minimum).

Please label the locations of the ADA-accessible ramps at the new commercial entrances. Please add a note which states "...truncated domes shall not be installed", or equivalent language (i.e., truncated domes are only necessary at public intersections).

The waiver to provide detention as requested by the applicant is currently under evaluation. Staff is recommending approval of the waiver. After the waiver is signed by the City Engineer, a copy will be provided to the applicant.

A landscape plan was not submitted. Please show locations of all City-owned utilities (i.e., water and sanitary sewer), and please maintain a minimum of five (5) feet distance between any mature tree trunk and the outside of any sanitary sewer line or water line. Shrubs and small ornamentals are exempt from this requirement, but please be aware that Water Utilities personnel will not replace these features in the event of future maintenance.

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 site work cost, plus a $100 per trip fee to observe and collect water samples. Items to include in the estimate are: 1) public and private storm lines greater than 6 inches diameter, 2) public and private storm inlets, junction boxes, inlets, manholes, grated inlets, or other storm structures, 3) removal of existing stormwater line, 4) removal of existing stormwater inlets and junction boxes/manholes, 5) public and private water lines greater than 2 inches in diameter, 6) backflow vaults and backflow assembly, 7) gate valves, 8) water line tees, bends, and thrust blocks, 9) sanitary sewer connection to the main, 10) locator wire and tracer box installation for the sanitary sewer lateral, 11) manhole adjustment to grade, 12) KCMMB commercial entrances, 13) sawcuts for new approaches, 14) site grading, 15) parking lot preparation, including poor subgrade removal, compaction, and grading, 16) aggregate for parking lot, including the area one (1) foot beyond the back of curb, 17) subgrade stabilization or geogrid (if using asphalt) including the area one (1) foot beyond the back of curb, 18) pavement, 19) curb and gutter, 20) underground detention basins, 21) sidewalks (public only), 22) ADA-accessible ramps (less truncated domes), 23) erosion and sediment control devices and measures, 24) final restoration, including sodding, seeding, turf reinforcement mat, fertilizar, mulch, and topsoil.

Provide documentation that parking being provided is adequate for the use proposed.

A number of curb blocks were shown on the Site Plan (Sheet C1.01) and Landscape Plan (Sheet L1.01) that was submitted December 7, 2015. Curb blocks are prohibited excepted as allowed per Section 12.120.F.2.b of the Unified Development Ordinance (UDO). If the intent is to allow stormwater to drain through staff suggests notching the curbing in a few locations to allow for drainage.

Provide a photometric plan and specification sheets for any proposed exterior lighting. See Section 7.230 of the UDO for the requirements of the photometric plan and Section 7.250 for requirements pertaining to parking lot lighting. Are there any wall-mounted fixtures (7.260) or under canopy fixtures (7.280) proposed?

The right-of-way width shown on the development plans is 70' but the width shown on the minor plat is 50'. Please reconcile the difference and/or correct as needed.

Add the street prefix "NE" to "Wilshire Drive" on all development plans.

Accessible Sign. Accessible parking signs shall meet the requirements set forth in the Maual on Uniform Traffic Devices (R7-8). Each accessible parking space shall be identified by a sign, mounted on a pole or other structure, located 60 inches (5 feet) above the ground measured from the bottom of the sign, at the head of the parking space. Correct the detail on Sheet C8.01 to reflect the correct sign, R7-8.

Provide a detail of the trash enclosure.

Provide specification sheets for all mechanical equipment. Recall that all mechanical equipment is required to be screened from view per Sections 7.180.E and F of the UDO.

Open Yard Requirements. The verbage on Sheet L1.01 is correct, but it appears that the ratio and #s for trees and shrubs were reversed. There should be 21 trees and 42 shrubs required for open yard. In addition, it appears that the direction of "Buffer Calculations" is incorrectly labeled "North", it should be labeled "West".

Curbing. There appears to be a lack of curbing around the Fire Lane. Provide curbing as required by Section 12.120.F.2.a of the UDO and mark per Fire Review comments.

Code Statement

For information only- 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

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). Fire lanes shall have a drivable surface width of 20 feet. Correct as needed where the width is measured from back of curb.

Fire Lanes - Marking

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. The shown signage is good, but needs to be extended out to the public-way. Curb painting in addition to minimal signage is allowed.

FDC

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. Show the location of the FDC.

Misc.

For information only- Any additional commercial/residential development in the area will require a second access to Manhattan Drive or Strother Road.