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. FDP Conditions are also to be reviewed during review for the building permit.

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. FYI- The FDC is shown on the opposite side of the building from the riser. This meets intent of the code, but may cause design concerns with the sprinkler contractor.Relocating the FDC to the other side of the building would still meet the requirements of the 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 $38,219.78 (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 issuance of a building permit, please submit a Land Disturbance Permit application and the required attachments and fees to James Fletchall. Mr. Fletchall can be reached at 816-969-1835.

Revised architectural plans were not received with previous resubmittal. Comments #1 and #7, from the previous comment letter, have not been addressed since revised architectural plans were not submitted.

In the revised plans, include a breakdown of the number of parking required and provided (further break this down by # spaces surface, # spaces detached garage, # spaces attached garage, and # spaces carport).

The ADA sign detail was not revised (comment #6 on the previous comment letter). The description is correct, but the detail is still incorrect.

Provide a spec sheet for lighting type "SL11".

Please refer to comment #7 of the applicant letter dated July 26, 2016. The note concerning the backflow method for the fire line did not appear to have been changed. Two (2) backflow vaults should be shown at both connections to the public main on Donovan Rd. The location of these backflow vaults should be outside any easement or right of way, on the private side.

Please refer to comment #8 of the applicant letter dated July 26, 2016. A backflow vault and backflow assembly should be shown at both locations where the private fire line is connected to the public water main on Donovan Rd.

Please refer to comment #10 of the applicant letter dated July 26, 2016. No response was given concerning the irrigation meter being shown at a significant distance from the domestic water meter. Is there any reason the two meters cannot be closer together?

Please see comment #12 of the applicant letter dated July 26, 2016. Manhole A3 should be shown as a five (5) foot diameter manhole, but it is still being shown as a standard four (4) foot diameter manhole.

The Engineer's Estimate of Probable Construction Costs dated Sept. 14, 2016 appeared to be missing the following items: 1) backflow vaults and backflow assemblies, 2) final restoration, including sodding, seeding, fertilizer, mulch, and 3) erosion and sediment control measures and devices.

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. FDP Conditions are also to be reviewed during review for the building permit.

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. Action required. The FDC was not shown on Building #4. If positioned near the location of the fire main, it will meet requirements.

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.

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. Action required: Not shown on resubmittal. Show the location of the fire department connection (FDC) for each building in relation to a fire hydrant. Provide accessible hydrants as needed to met this requirement. Is the pool house going to be sprinklered?

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. Action required:

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). AERIAL FIRE APPARATUS ACCESS ROADS D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. 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: The width of the fire lane next to the buildings shall meet this requirement. The width requirement includes the drivable surface only.Correct dimensions.

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. Action required: Drawings C104, C105, and C106 do not show the fire acess lanes as being heavy duty asphalt. Make corrections or confirm that what is provided will support 75,000-pounds.

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. Action required: Show where fire lanes will be posted.

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) Action required: Provide a detail for the island in the fire access lane between Building #5 and #7.

It appears the stormwater report dated July 13, 2016 contained a typographical error on the second page of the body of the report. Is this a stilling basin rather than a distilling basin?

It appears the stormwater report dated July 13, 2016 was missing the hydraulic grade line calculations. Pipe capacity and flow information was provided, but it did not appear that the hydraulic grade line calculations were provided.

Sheet C102: Please label the sanitary sewer (in bold) as private.

Sheet C103: Please labe the sanitary sewer (in bold) as private.

All Water Line Sheets (C110 to C112): There is a concern that the linework on the fire line and domestic lines may lead to a inadvertant interconnect between the fire line (unmetered) and the domestic water supply. Please use a standard drafting symbology to denote line intersections are not physically connected.

All Water Line Sheets (C110 to C112): Please label all interior fire lines and domestic lines as private.

All Water Line Sheets (C110 to C112): Please revise the note to state "...Backflow prevention to be provided via a backflow vault and backflow assembly as shown on the plans", or equivalent language. The buildings are too far away from the future public line to place backflow equipment within the building (i.e., the distance is greater than 50 feet, which will lead to bacteria build-up).

Sheet C111: A backflow vault and backflow assembly must be shown at all points where it connects to the public water line on Donovan. The vault should be located outside of any easement or right of way, and on the "private" side. A gate valve must be shown prior to the backflow vault. This valve is required even though a gate valve is shown on the opposite side of the street, in order to isolate the line in the event of a break.

Sheet C111: The water meter does not appear to be located within an easement. If not, then it should either be moved, or an easement created on the plat. The easement should be contiguous with the street frontage easement to be dedicated on the plat.

Sheet C111: Is there a reason the irrigation system meter cannot be placed adjacent to the 3" meter?

Sheet C112: Please see previous comments above since many apply to this sheet.

Sheet C302: Although sanitary sewer comments for the public sanitary sewer plans have not yet been finalized, manhole A3 should be called-out as 5 foot diameter due to the excessive depth.

An Engineer's Estimate of Probable Construction Costs appeared to be missing from the resubmittal.

Parking. The approved preliminary development plan included various development standards such as parking, it indicated 1.75 spaces would be provided per unit in the multi-family portion of the development. Provide parking counts to show the required number and how many are provided.

Parking Dimensions. The required standard parking space dimensions are 9 feet wide by 19 feet long. The depth is allowed to be reduced by up to 2 feet if the parking abuts a 6 foot sidewalk or curbed landscaped area. Sheet C105 indicates parking located to the east of Building #4 has a depth of 16 feet, the minimum allowed depth is 17 feet.

Incorrect Dimensional Labels. On Sheet C105 there are 3 dimensions that are incorrectly labeled: 1) On the south side of the southern entrance it is labeled 540 feet; 2) The depth of the south-facing parking serving Building #4 (immediately north of steps to the Club House) is labeled 556.6 feet; 3) The depth of the first row of east-facing parking, serving Building #3, as you come in the northern entrance is labeled 0.6 feet. Please correct these labels.

Lighting Schedule. According to my counts the fixture quantity is off by one for SL2, SL6, and SL8. Please double check quantities.

Should SL2 be on all buildings? It does not appear to be located on Buildings #1, #2, and #6. There are the two on either side of the southernmost entry drive and the northernmost building.

ADA Sign Detail. Detail #8, on Sheet C501, does not match the description provided. The description is correct, the detail is not correct.

Revise the elevations to include a schedule of materials and colors for the buildings.

The Landscape Plans show carports, but none of the other sheets indicate carports. Please reconcile.

Revise General Note #2.B, on the Landscape Plans, to state that all trees shall be a minimum of 4 feet from paving edge to meet Section 14.110.C of the UDO.

Provide parking lot screening up to a height of 2.5 feet for the parking lot adjacent to NW Chipman Road in order to comply with Section 14.120 of the UDO.

Per the ordinance (#7885) that approved the preliminary development plan, condition #7: "In lieu of a 5' sidewalk a 10-foot shared-use path shall be required along the north side of NW Chipman Road between NW Dononvan Road and the UPRR prior to the issuance of any occupancy permit within Phase 1." This was a condition of the approved preliminary development plan and cannot be waived without going back through the preliminary development plan process.

Please provide an overview sheet of the entire project, in addition to the smaller overview sheets provided.

Please be aware that the off-site sanitary sewer line should be installed and substantially complete prior to approval of the Final Development Plan. This will require a permit from the railroad, off-site easements, and hence will likely be a critical item in the timing for the project. Separate comments for the sanitary sewer will be provided no later than July 8th.

It did not appear that a final stormwater detention study was provided. Have plans for stormwater detention/water quality detention changed?

It appears two (2) of the three (3) site overview sheets were missing a private fire line plan, including locations of backflow vaults, fire hydrants, and fire department connections.

It appears all of the overview sheets were missing a domestic water service plan, showing the location(s) of the domestic water meter.

There appear to be two Site Overview B and Site Overview C sheets (i.e., Sheets C102 and C103 are labeled as Site Overview B and C, while C105 and C106 have the same label).

A utility plan was not provided. Although aspects of the City utilities are shown elsewhere in the plan set, a dedicated utility plan should be provided. it should address the private fire line, the private domestic service and meter location(s), and private sanitary sewer services. Storm sewer plan and profiles should be included on their own dedicated sheets (as was provided).

It was our understanding that a detention basin/water quality basin was going to be installed on the east side of the property. It does not appear that any plans were shown for this basin. Have plans changed for this work?

The private fire line plan should also include the locations of all fire hydrants.

Storm Profiles should include the hydraulic grade line and design storm, along with calculations on a separate sheet.

There appear to be numerous QA/QC issues with the private stormwater plans. For instance, Sheet C201 shows a manhole installed below grade. Sheet C201 also shows a stormwater manhole installed 8 feet above grade. Sheet C202 shows the same. Sheet C203 shows unidentified structures on the profile. Plan views on all sheets in the stormwater section are not labeled. In other words, the stormwater section of the Final Development Plan is not reviewable at this time.

Please label all interior storm lines as private, with the exception of the storm lines within easements. Please label the fire line as private. Please label the domestic lines as private. Please label the sanitary sewer laterals as private.

Sheet C101 shows an unidentifed structure within an easement. The location of this structure is on the southwest corner of the sheet. The bigger question, however, is what is the purpose of this easement? It does not appear that any City-owned utilities are planned within this easement.

The alignment of the public sanitary sewer and public water line will be addressed under a separate comment letter. These will be provided no later than July 8th. As such, please be aware that it may affect the Final Development Plan.

Sheet 501: The detail for asphalt pavement does not meet the standards set forth in the Unified Development Ordinance Article 12, "Parking". Either flyash stabilized subgrade, or geogrid is required in addition to the compacted subgrade.

Sheet C501: The detail for curb and gutter does not meet the standard detail contained within the Design and Construction Manual. Aggregate base, subgrade stabilization/geogrid, and compaction is required a minimum of one (1) foot beyond the back of curb rather than 6" beyond the back of curb.

An erosion and sediment control plan appeared missing from the Final Development Plan.

The detail for sediment fence is no longer allowed in Lee's Summit. Sediment fence must be machine laid, and the base cannot be backfilled as shown.

General Comment: The public stormwater portion shown on the Final Development Plan should be included in the public street and stormwater plans submitted on June 21st, and to be reviewed separately. Comments on these plans will be provided no later than July 13th.

The storm sewer shown on the north end of the project (i.e., see sheet C101) would appear to be better suited as a private stormwater line. As such, no utility easement would be desired, and it should be labeled as private. Details should be provided on this line concerning end of pipe, energy dissipation, etc. Since it is a private line rather than a public line, these details should be included in the Final Development Plan.

An itemized and sealed Engineer's Estimate of Probable Construction Costs should accompany your final submittal drawings.

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. Action required: Provide a complete water utility plan. Include the locations of fire mains to the building sprinkler systems and backflow valves and vaults.

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. Action required: Show the location of the fire department connection (FDC) for each building in relation to a fire hydrant.

Water Supply

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: Provide a water study.

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). AERIAL FIRE APPARATUS ACCESS ROADS D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. 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: The width of the fire lane next to the buildings shall meet this requirement. The width requirement includes the drivable surface 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.

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) Action required: Provide a detail for the island in the fire access lane.

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 .

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. Action required: Show where fire lanes will be posted.

Provide a schedule of materials and colors for the buildings.

Indicate the location of all mechanical equipment and how it shall be screened.

Provide the distance from all buildings to the nearest property line.

Parking. Provide a parking count and calculations. I counted 474 spaces (28 ADA accessible), but my count does not include garages that are part of the buildings. If each building has 15 garages, which is how it appears on the elevations, then there is a total of 579 usable parking spaces (some spaces shown do not meet minimum stall sizes, see next comment). Based on 312 dwelling units, 546 parking spaces would be required (11 are required to be ADA accessible).

Parking Dimensions. Per Section 12.120.C: 1. Standard parking space dimensions shall not be less than nine (9) feet wide by nineteen (19) feet long. 2. Where the head of the parking space abuts a six (6) foot wide sidewalk or curbed landscaped area, the length of the parking space may be reduced by two (2) feet to allow for vehicle overhang. Such overhang shall be measured from the face of the curb. On Sheet C104 --There is a dimension incorrectly labeled as 1' on the northernmost row of uncovered parking stalls. --The width of 2 stalls is questionable. One such stall is the stall located nearest to the trash enclosure; the other stall is located on the northernmost row of spaces serving Building #5. On Sheet C105 --There is a dimension incorrectly labeled as 1' on thefurthest drive aisle with parking serving Building #3. --The parking located immediately to the east of Building #4 indicates a stall depth of only 16 feet, this does not meet the minimum dimensions discussed above. --Unrelated to parking, there are two other dimensions incorrectly labeled on this sheet. One near the southernmost row of parking serving Building #4 (close to the stairs leading to the club house). The other is dimension labeling one half the southern entry drive.

Per Section 12.080.I of the UDO: "Every accessible parking space required by this Article shall be indentified by a sign mounted on a pole or other structure, located between thirty-six (36) inches and sixty (60) inches above the ground, measured from the bottom of the sign, at the head of the parking space..." Indicate the placement of these signs, on the stie plan, as required.

Lighting. Revise the "Site Light Fixture Schedule" to accurately reflect the quantity of each type of lighting being utilized.

Provide a detail of the proposed parking lot lighting pole depicting the height of any base and the overall height.

Should SL2 be on all buildings? There are 3 buildings that do not indicate this light is being used.

Uniformity Ratios. Revise the Photometric Site Plan so that the maximum to minimum and the average to minimum ratios meet the requirements of Section 7.250.F of the UDO.

Sidewalks. Sidewalks are required on both sides of NW Donovan Road (per Section 16.280 of the UDO). In addition, the ordinance that approved the preliminary development plan (Ord. #7885) listed condition #7: "In lieu of a 5' sidewalk a 10-foot shared-use path shall be required along the north side of NW Chipman Road between NW Donovan Road and the UPRR prior to the issuance of any occupancy permit within Phase 1."

Landscape Plan. Plans need to show the location of the required shrubs. Are there any existing trees planned to be retained? If so, identify and provide caliber. In addition, per Section 14.110.C of the UDO: "Tree planting areas shall be no less than ten (10) feet in width. No tree shall be located less than four (4) feet from the back of curb..."

Add the following building addresses: Building #1 783 NW Donovan Road Building #2 795 NW Donovan Road Club House 789 NW Donovan Road Building #3 801 NW Donovan Road Building #4 807 NW Donovan Road Building #5 819 NW Donovan Road Building #6 813 NW Donovan Road Building #7 825 NW Donovan Road