Lee's Summit

Refer to TIA for Comments

DE C&O #01 Eng Plans – FDP/PDP

All required engineering plans and studies, including water lines, sanitary sewers, storm drainage, streets and erosion and sediment control shall be submitted along with the final development plan. All public infrastructure must be substantially complete, prior to the issuance of any certificates of occupancy.

DE C&O #03 Eng & Insp Fees

All Engineering Plan Review and Inspection Fees shall be paid prior to approval of the engineering plans and prior to the issuance of any infrastructure permits or the start of construction (excluding land disturbance permit).

DE C&O #04 Cert FA or Escrow

All subdivision-related public improvements must have a Certificate of Final Acceptance prior to approval of the final plat, unless security is provided in the manner set forth in the City's Unified Development Ordinance (UDO) Section 16.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Section 1000 of the City's Design and Construction Manual.

DE C&O #06 Land Disturbance

A Land Disturbance Permit shall be obtained from the Public Works Department if ground breaking will take place prior to the issuance of an infrastructure permit or prior to the approval of the Final Development Plan / Engineering Plans.

DE C&O #07 Easements

All permanent off-site easements, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to the approval of any engineering plans for off-site improvements. A certified copy shall be submitted to the City for verification.

DE C&O #09 FDP Reviews

Certain aspects of the development plan will be further reviewed during the Final Development Plan and public infrastructure plan review phase of the project. This includes detailed aspects of the design to help ensure that the plan meets the design criteria and specifications contained in the Design and Construction Manual.

DE C&O #12 Cut & Fill

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.

A "No-Rise" certificate shall be prepared for any street crossing over Little Blue River, and all necessary floodplain development permits shall be obtained prior to any work within the regulatory floodplain or regulatory floodway.

All United States Army Corps of Engineers (USACE) permitting requirements shall be followed concerning development within jurisdictional waters and/or wetlands of the United States.

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. Review completed for Commercial Area 1 only.

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:Indicate how this will be met for the North concession building.

Traffic/Transportation comments pending review of the traffic study, received on July 11th.

The right-in only driveway north of the westbound I-470 off ramp should be located as far north as possible (avoiding physical conflict with the bridge/culvert structure) to accommodate a northbound right-turn lane that has a design that meets the City's standards to the maximum extent (i.e. standard requires at least 350 feet of space for storage and taper immediately prior to the driveway).

Project requires MoDOT approval of traffic study and concurrence of traffic improvement recommendations.

It did not appear that the off-site water line extension was shown. Our notes indicate that a connection to the south (i.e., to Chipman Rd.), and an interconnect to the Kansas City water system would be needed. This should be part of the Preliminary Development Plan.

A water study would need to be performed to support the connections discussed above. This should be prepared prior to approval of the Preliminary Development Plan.

It appears there are encroachments into the Little Blue Valley sewer easements. These encroachments must be discussed with Little Blue Valley Sewer District to determine which will be allowed, and which will be prohibited. The contact at Little Blue Valley Sewer District is David Lilly, at 816-796-9191.

An overview sheet of the entire project (i.e., the on-site work) should be provided showing the location of all sanitary sewer lines, water lines, and storm sewer lines. A separate sheet should be provided showinig the location of the off-site water line extension.

It appears there are several instances of public sanitary sewer lines being installed where they should be considered private. This would include the sanitary sewer running north/south through Lot 4, the sanitary sewer within the unlabeled lot number to the south, and the sanitary sewer running north/south through the middle of Lot 1.

Floodplain permits will be required for the project. These permits must show the limits of grading activities within the floodplain, and the permit is submitted to the City for approval. If a Conditional Letter of Map Revision based on Fill is desired, this must be submitted to FEMA. These would need to be completed prior to going forward with issuance of any infrastructure permits within the floodplain.

The limit of the public sanitary sewer should end at the southeast corner of Lot 2 rather than along the majority of the southern boundary of Lot 2 (as shown).

Notes are presented stating "proposed floodway". Does this refer to the upcoming flood maps?

General Comment: It is very difficult to determine the location of proposed water lines on the Preliminary Development Plan. Please ensure that the resubmittal clarifies the proposed locations of water mains. For purposes of the resubmittal, all interior water mains should be labeled as private, including fire lines. Public water mains along within easements adjacent to the right of way will be required. The public water main should be entirely-contained within the easement adjacent to the right of way.

Permits must be obtained from the United States Army Corps of Engineers (USACE), including any applicable 404 permits, wetlands permits, etc. This would be required prior to issuance of any infrastructure permits within affected areas.

The stormwater report states that all requirements of Section 5600 have been met. In fact, the stormwater detention requirements are not being met. Since detention is not being proposed, a waiver is required. Please revise the report to state that a waiver to the detention requirements is being sought, along with the reasoning behind the waiver request. This will serve as the official waiver request.

A connection permit from the Little Blue Valley Sewer District will be required. Engineering plans for the connection must be submitted, and appropriate documentation and fees paid prior to submission (by the City) to the Little Blue Valley Sewer District. The connection permit would be required prior to issuance of any infrastructure permit for the development.

Please indicate the limits of all utilities to be installed during the first phase of the project.

No-rise certifications will be required for the new river crossings. A stream analysis will also be required in accordance with Section 5600 using appropriate river analysis software. This will not be needed prior to approval of the Preliminary Development Plan, but rather, before approval of any engineering plans for the river crossings.

A sanitary sewer analysis will be required prior to approval of the Preliminary Development Plan.

Where is the proposed connection point to the Little Blue Valley sewer? It is very difficult to determine where this is located. Please be aware that Little Blue Valley Sewer District will likely not approve of a connection to the larger lines bisecting the property.

Within the report entitled "Preliminary Stormwater Drainage Study" dated July 1, 2016, "Water Quality" is shown in the table of contents. There appears to be no discussion of water quality within the report. As discussed in previous meetings, the City would consider a waiver to detention requirements (i.e., peak outflow), but not the 40-hour extended dention of the 90% mean annual event, or BMPs in lieu of 40-hour extended detention (i.e., volumetric controls). This requirement cannot be waived.

Legal Description

Please submit an electronic copy of the legal description. Microsoft Word document or selectable text PDF are the preferred file formats. The legal description can be emailed to the planner's email address above.

Per the requirements of Section 16.020, in particular subparts F and G, all aprts of the development shall be platted. Currently, the preliminary plat appears to exclude the southeasternmost portion of the development that contains Parking Lot B, a number of lighting fixtures and that portion of the trail closest to Little Blue River.

Provide a map to correspond to the legal description for the rezoning/preliminary development plan. The map that is shown on Sheet G001 does not contain any of the distances or bearings from the description.

Label the zoning, land use, and ownership of all parcels within 185 feet of the property to be rezoned per Section 4.240.C.4 of the UDO.

Label the Point of Beginning on the preliminary plat map (Sheet G002).

Reconcile the difference in the first distance on the map versus the first distance in the legal description of the preliminary plat (line 3, Sheet G002).

Reconcile the directions North and East in line 35 of the legal description of the preliminary plat, versus South and West on the preliminary plat map (Sheet G002).

It appears that the overhead shade structure associated with the metal grandstand for Field #9 is within the sanitary sewer easement that cuts across the property diagonally. Provide clarification regarding what is actually in the sanitary sewer easement. Has this been approved by the Little Blue Valley Sewer District?

In addition, there appear to be a number of light fixtures located within the existing sanitary sewer easements. Have these been approved by the Little Blue Valley Sewer District?

Provide a parking demand study or other data, per Section 12.040 of the UDO, to establish the number of spaced required for this type of use. Staff suggests comparing the number of spaces provided per field at other metro soccer field locations such as Sporting KC, Swope Park, in Overland Park, etc.

Request a modification to Section 14.050.A.4, minimum acceptable caliper size for deciduous trees, for the flowering trees to allow for a 2 inch caliper.

Provide additional detail of the "Steel & Wood Slat Fence & Gates with integrated Signage".

Will all steel shade structures have photovoltaic arrays on top them?

Provide the material for the proposed soccer statue. A licence agreement will be required for the placement of the statue in the right-of-way. Staff members have expressed concern that vehicles may run into this structure. Additional discussion between the applicant and staff is needed regarding location, design, etc., for the statue.

Clearly indicate the location and dimension(s) of all proposed sidewalks on all plan sheets; it is very difficult to distinguish the boundary lines of the sidewalks on the grading plan sheets.

Are fields 6, 7, and 1 intended to have any spectator seating?

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: Show the location of the FDC and hydrant(s) for the Field House and Clubhouse

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 hydrant plan for the project. If hydrant coverage is coming from outside the city, it needs to be shown i.e. the north concessions building. Also show hydrants along Paragon Parkway.

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: The access through the center of the playing fields and to the concession stands shall be 20' wide and free of obstructions that would prevent the access of emergency vehicles for fire and medical emergencies. Gates shall be a minimum of 12 feet wide. Show all fire department access lanes, including those outside the city. Lanes shall provide an all weather surface capable of carrying the weight of emergency vehicles.

Knox Locks

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. Action required: Sprinklered buildings shall be provided with with Knox boxes and any perimeter gates provided with Knox padlocks.

Misc.

The Clubhouse is requred to be provided with automatic fire sprinkler protection. Action required: Show the fire main and FDC.

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 water flow information.