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.

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. Actions required: 1. Move the fire hydrant from the east side of the roundabout south of Building 7 to the island the east, south of Building 8. 2. Show the location of the FDC on Building 4. 3. Move the FDC closer to the corner of Building 3 to meet the 100'.

DE Engineers Estimate

The Engineer’s Estimate of Probable Construction Costs has not been received. In order to calculate the Engineering Plan Review and Inspection Fee, please submit the estimate. .

DE Contact Field Eng. Inspector

Contact Development Services 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 is scheduled to take place prior to issuance of a building permit, please submit a Land Disturbance Permit application and the required attachments/fees to the Development Services Department.

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.

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 .

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. Actions required: 1. Move the fire hydrant from the east side of the roundabout south of Building 7 to the island the east, south of Building 8. 2. Show the location of the FDC on Building 4. 3. Move the FDC closer to the corner of Building 3 to meet the 100'.

Please refer to comment #1 of the previous applicant letter dated May 12, 2017 (hereinafter referred to "the applicant letter"). Sheet C.500 still shows a 6" interior fire line, when an 8" fire line is required. Please note that Sheet C.502 appears to show the 8", but Sheet C.500 does not.

Please refer to comment #1 of the previous applicant letter. Sheet C.500 shows interior water meters, which is in direct conflict with comment #1 of the previous applicant letter. The water meters should be placed within the right of way or an easement along the right of way. If sub-metering is needed, then this should be clearly-shown on the plans as "sub-meter", or equivalent. Finally, there is a note on Sheet C.500 stating "public water main 1" in the northwest portion of the project. This is not a public main. All interior water lines, including the interior domestic lines, are considered private.

Please refer to comment #2 of the previous applicant letter. The ADA-accessible ramps are not sufficiently detailed. Section 5304.8 contains specific requirements which must be included in the plans. Please review Section 5304.8, and provide the information shown on the fourteen (14) bullet points. The design must also follow the design criteria shown on Table LS-5, but simply including it within the plan set is not sufficient. This table is intended for use to comply with the fourteen (14) bullet point items included in Section 5304.8.

Please refer to comment #6 of the previous applicant letter. Inlet 7-3 appears to be surcharging, with no provision for an emergency overflow route. In other words, it appears this area will flood adjacent dwellings. An overflow route must be established for this area.

Sheet C.208: As specified in previous applicant letters, the APWA standard detail for ADA-accessible ramps should be removed.

Sheet C.404: The requested detail was provided for the public sanitary sewer lid, but not for a private sanitary lid. Provide a blank lid for the private sanitary sewer lid, with a note stating that the blank lid will be used for all private sanitary sewers and private stormwater structures.

Sheet C.507: The requested detail for the backflow vault does not comply with the City of Lee's Summit standard drawing for a backflow vault. It is recommended that this detail be copied and pasted into the plan set, along with the method used to drain the vault (i.e., either by a aggregate sump or daylighted).

Please refer to comment #13 of the previous applicant letter. A typical detail for pipe trenching was not provided for the sanitary sewer, water line, or storm lines.

The private interior water line loop and domestic water line is still not correct. To reiterate, the City will require an 8" water line to be constructed from Cheddington Dr., to Hollywood Dr., generally running west to east. This line will be private. It will be required to have two (2) backflow vaults at each end of the line. This is not a normal situation, and was selected many months ago as the best method to provide a loop for the system, although the line will be considered private. This private fire line will be able to serve interior private fire hydrants and interior private fire suppression facilities. It may not be tapped for domestic use. A meter (or meters) may be installed within the right of way or an easement along Cheddington Dr. and/or Hollywood Dr. The location of these meters must be shown on the plans. If there is any question concerning this requirement, please contact engineering staff.

Sheet C.208: The ADA-accessible ramp details do not make sense. Please see Section 5304.8 for the minimum required design detail elements that are needed to perform a review. Simply calling-out elevations is not sufficient to perform a review.

Sheet C.200: The plan shows off-site grading onto adjacent property to the south. Has a grading easement been obtained for this work?

Please refer to comment #18 of the applicant letter dated Mar. 31, 2017. The top of the detention basin outlet structure is shown at an elevation of 1005.5. There is a proposed finish contour elevation of 1006 shown "tying-into" this contour elevation. Hence, there will be a natural 6 inch drop-off, with no provision for providing a small headwall or appropriate grading of less than 3:1 slope.

Please refer to comment #20 of the previous applicant letter dated Mar. 31, 2017. Hydraulic grade lines were missing from the first submittal, but were provided for the latest submittal. However, many of the hydraulic grade lines entering the retention basin do not make sense. The permanent pool elevation is 999.0, and the 100 year water surface elevation is 1005.25. The hydraulic grade lines at the flared end sections are vastly different than the 100 year water surface elevation. Hence, not only does this affect the hydraulic grade line at the end of pipe, but all the way upstream through the system. Please review and revise as appropriate.

In regard to the above comment, it appears there will be surcharging of inlet 7-3 during the 100 year event. This inlet appears to be in a sump condition, and may flood bldg. #3. A minimum of 2.0 feet freeboard is required between the 100 year water surface elevation and any building opening.

The finish floor elevation of Bldg. #4 is shown at 1007.00. A minimum of 2.0 feet freeboard between the lowest building opening and the 100 year water surface elevation is required as per the Design and Construction Manual. It appears this requirement is not met.

Sheet C.400: Please provide a note concerning the public sanitary sewer being a part of the public street, stormwater, and sanitary sewer plans.

Sheet C.401: This should be deleted from the plans, or a note should be provided stating that these public improvements are part of the street, stormwater, and sanitary sewer plans.

Sheet C.403: Show the public sanitary sewer line to be installed as part of the street, stormwater, and sanitary sewer plans "grayed-out", with sufficient notes stating that these improvements are covered under the separate plan set. Provide sufficient notes stating that the private sanitary sewer will be connected to the new sanitary sewer at the location shown.

A detail must be provided for any water meter vault that contains water meters 3" and higher.

Details must be provided for all curb inlets, junction boxes, field inlets, etc.

A typical detail must be provided for all pipe trenching.

A detail must be provided for the backflow vault, including the method to be used to drain the backflow vault (i.e., either by daylighting, or providing a trench sump).

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: The FDC's are still not shown on the Site Plan or Private Water Main Plan. Schedule a meeting through the City Project Coordinator to discuss locations and show the locations on a revised plan.

Revised architectural drawings shall be submitted to address comments #2 and #6 from the previous letter (dated March 2, 2017).

Revised electrical plans shall be submitted to address comment #4 from the previous letter.

Water line. It appears that the water line located on the eastern side (near SW Hollywood Drive), which runs east-west between buildings 7/8 and 1/2, was moved south. When this line was moved south the water line to building #8 was not extended and the water line to building #1 was not adjusted (it now goes past the east-west water line). Adjust as needed on all affected plans.

Clarification is needed for the size of the sidewalk on the north side of the club house. Is is 5' or 6', or 6' and then transitioning to 5' (like it appears to be on the southern side of the club house)?

2012 IBC 1013.2 – Where required. Guards shall be located along open-sided walking surfaces, including mezzanines, equipment platforms, stairs, ramps and landings that are located more than 30 inches measured vertically to the floor or grade below at any point within 36 inches horizontally to the edge of the open side. Guards shall be adequate in strength and attachment in accordance with Section 1607.8. Guards are required at retaining walls over 30” above grade when walking surfaces are within ten (10) feet of the high side of the retaining wall. (As amended by the City of Lee’s Summit. See code section for possible exceptions.) Action required: Provide guards at pond compliant with 2012 IBC chapter 1013.

The "Macro Storm Water Drainage Study" dated Mar. 21, 2017 appears to contain contradictory statements in the first section versus the conclusions section. It appears the detention basin will not be able to achieve the release rate specified in Section 5600 of KCAPWA. Finally, is a CN value of 84 apprppriate for this site?

Sheet C.001: Public easements appear to be shown for the interior sanitary sewer lines. Please remove these easements so there is no confusion on the ownership of these facilities.

Sheet C.001: The fire line connection and backflow vaults are not shown correctly. a separate tee is required for each connection to the public water line, and the domestic water meter cannot be connected to the fire line since the water line is on the same side of the street as the connection point.

Sheet C.001: The sanitary sewer line did not appear to be shown on this sheet, but rather, the outline of easements appear to be shown. Please show the location of the sanitary sewer lines, including the short segment of public sanitary sewer. Please label each as public or private as appropriate.

Sheet C.001: There is an erroneous note under "Water Maiin Improvements" stating that "the existing 8" water main located on the east side of Lot 1 will be extended along the east side of the proposed Cheddington Drive and run easterly along the north line of Lot 3 to create a loop with the water on Hollywood Drive. The water main will be extended along the east side of Lots 2 and 3 from M-150 Highway to the northeast corner of Lot 3." The loop will not be constructed in this fashion, but rather, the private interior fire line loop will serve as the loop. Please remove the note since this is not valid.

Sheet C.001: The storm water quality note specifies that "native plantings" will be used to address stormwater quality, but the plans do not reflect this. Either delete this note, or provide details concerning the native plantings.

Sheet C.100: The interior sanitary sewer line is shown installed within a public easement. Please remove the interior sanitary sewer easements as appropriate.

Sheet C.100: ADA-accessible ramps were not shown on the west entrance. Please label, and provide a site-specific design for the ADA-accessible ramps across the two (2) commercial entrances. The City will no longer allow for "in-the-field" design of ADA-accessible ramps, and a site-specific design is required. Please refer to Section 5300 of the City of Lee's Summit Design and Construction Manual for specific requirements. The KCAPWA standard details for ADA-accessible ramps are no longer valid in the City of Lee's Summit due to their lack of compliance with PROWAG.

Sheet C.100: Pavement and curb and gutter is shown north of the two (2) commercial entrances. It was our understanding these were not paved, Please remove these features.

All Sheets: Pavement and curb and gutter are shown on the northern extension of Cheddington and Hollywood Dr. It was our understanding this was not going to be constructed with this project.

All Sheets: Please remove the public sanitary sewer easements shown within the interior of the project, with the exception of the public segment near the southwest corner of the project.

Sidewalk appears to be shown along the northern extension of Cheddington Dr. and Hollywood Dr. It was our understanding these portions of the roadway were not to be constructed.

Comment Concerning the Retention Pond: A retaining wall is shown for the pond. What provisions are being implemented to prevent residents from falling into the pond? It would appear a fence would be required as per the building code. Please contact Joe Frogge concerning the requirement for a safety railing or fence.

Please title the "Master Drainage Plan" as "Grading Plan". A Master Drainage Plan is not required for this project.

Sheet C.206: A Guard Rail is shown, but it is not clear where this will be installed. It is not clear whether this guard rail will meet code requirements. Please contact Joe Frogge for additional information.

Sheet C.206: How far will the geogrid be installed on the back side of the segmental walls? This does not appear to be shown. Please be aware this retaining wall must be approved by Codes. Please contact Joe Frogge for additional information.

Sheet C.207: What provisions for anti-clogging are being proposed for the lower 8" orifice?

Sheet C.207: The top of the detention basin outlet structure is shown at 1005.5, matching up to a proposed grade of 1006.0. Will a small "retaining curb" be installed to make the 6 inch difference? Without it, it does not appear it will be able to match the proposed grade.

Sheet C.300: A private storm drainage easement is shown from the School District, but we have not yet received it. This will be required prior to approval of the FDP.

All Stormwater Sheets: Hydraulic grade lines for the design storm do not appear to be shown for any of the profile views.

Profile views of the stormwater system do not appear to show any utility crossings.

A profile view of the stormwater segment from CI 1-3 to the flared end section did not appear to be present in the plan set.

Sheet C.400: The sanitary sewer general layout plan should specifically show the private sanitary sewer, and the public sanitary sewer. It will not be necessary to submit a separate public sanitary sewer plan for this short segment, but rather, include it within the street and stormwater plans since an MDNR permit is not required.

Sheet C.401: A separate profile view should be provided for the public segment from MH A-1 to MH A-2. Sufficient notes should be provided which call-out the removal of existing City manhole #57-041. This should be included within the street and stormwater plan set since an MDNR permit is not required.

Sheet C.401: The plan view shows MH A-1 as being the "end of public service." The end of the public sanitary sewer line is actually at MH A-2.

Sheet C.401: The profile view of Sanitary Sewer Line B appears to be missing the FL In elevation from the east.

Sheet C.403: Casing pipe is shown, but it does not appear this is needed for the project. If not, please remove the detail.

Sheet C.403: A drop manhole detail is shown, but it does not appear that any drop manholes will be used on the project. If not, please remove.

It appears the City standard trench check detail was missing from the detail sheets, and it did not appear that sufficient notes were provided concerning the construction of trench checks on laterals.

Sheet C.402: The font size for the sanitary sewer service lines are too small. They are illegible at the half size. Please ensure the font size is legible at the half size scale. Finally, the symbol for "CO" should be defined on a legend.

Sheet C.500: This sheet and subsequent sheets for the interior fire line and domestic line need substantial changes. for instance, a separate tap is required for the domestic service line. It is not clear why an 8" domestic water meter is being called-out. The fire line will require a separate tee connection.

Sheet C.500: If using a 3 inch or greater size domestic meter, a special design will be required for the meter pit.

Sheet C.500: Please add sufficient notes stating that the public lines along Cheddington Dr. and Hollywood Dr. are part of the separate construction plan set for the public infrastructure improvements along Cheddington Dr. and Hollywood Dr.

Sheet C.500: The notes at the upper right side of the sheet state that the 6" fire line shall be DIP. Why is this being specified rather than C900?

Sheet C.500: Note 1 states that the domestic 2" water service lines shall be tapped into the fire service line. This is not allowed.

Sheet C.500: It appears the domestic water service lines are shown connecting to the fire line. This is not allowed. It is possible to provde sub-metering within the development, but a separate domestic water line should be installed within the development.

Sheets C.501 through C.503: These sheets should be labeled as "Private Fire Line". As previously discussed, the domestic service lines will require significant revision since they cannot connect to the fire line. It is not necessary to provide a profile view of the domestic lines, but a plan view at a minimum. A profile view of the private fire line, however, is required.

It did not appear that utility crossings were shown on the profile views of the water line, storm lines, or sanitary sewer lines. Please show these to determine whether utility conflicts exist.

The half size set was not legible due to an odd color scheme. Please consider another color scheme, or use black and white.

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

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's are not shown on either the the Site Plan or Water General Layout plans. Show the location of the FDC to a hydrant within 100 feet for each of the buildings. Coordinate with the sprinkler contractor for proper design in relation to riser location. Contact or office at (816) 969-1303 if you have any questions.

Misc.

The curb on the island in the roundabout shall be a CG-2 roll back curb.

Monument signs cannot be located within utility easements.

Water lines shown on the architectural site plans do not appear to match those shown on the engineering/civil plan sets. Please reconcile.

Clearly label all structured parking types (i.e., carport or garage).

Lighting. Per condition #2 of the ordinance which approved the preliminary development plan for this development: "All light fixtures shall be LED". SL3 is called out as compact fluorescent. SL3 shall be changed to a LED light fixture to meet the ordinance.

Provide updated documentation showing how the sustainability standards are being met.

The building plans indicate several ground-mounted mechanical units around the clubhouse which are not shown on the final development plan. Ground-mounted units shall be screened with landscaping and/or masonry wall per Section 7.180.F of the UDO. Please revise plans accordingly.

Call out top of wall elevations for all proposed retaining walls. Retaining walls over 4-feet in height require a structural permit.

Addressing. Addressing is being assigned as follows: Bldg #1 3520 SW Hollywood Drive Bldg #2 3540 SW Hollywood Drive Bldg #3 3570 SW Hollywood Drive Bldg #4 3590 SW Hollywood Drive Bldg #5 3580 SW Hollywood Drive Bldg #6 3560 SW Hollywood Drive Bldg #7 3530 SW Hollywood Drive Bldg #8 3510 SW Hollywood Drive Monument closest to SW Hollywood Drive shall be 3514 SW Hollywood Drive, and the monument closest to SW Cheddington Drive shall be 3584 SW Hollywood Drive. The clubhouse shall be 3550 SW Hollywood Drive.

The Final Development Plan submittal package did not appear to include: 1) public water line improvements along Hollywood Dr. and Cheddington Dr., and 2) public sanitary sewer improvements along Cheddington Dr. These plans must be submitted and approved before approval of the Final Development Plan.

Substantial changes are needed in regard to the interior fire line service, domestic water service, and sanitary sewer service. As discussed previously, and as a condition of the Preliminary Development Plan, all interior sanitary sewer lines and interior fire lines should be designated as "private". A backflow vault and backflow assembly must be installed at each connection to the public water line along Cheddington Dr. and Hollywood Dr., and all interior sanitary sewer manholes and sewer lines should be designed as "private". A manhole near the southwest corner of the project should be designated as the end of public service.

The erosion and sediment control plan lacked a temporary sediment basin. It appears this is warranted. Please show the location of the temporary sediment basin, and design details on the outfall structure.

The Final Restoration Plan portion of the erosion and sediment control plan did not appear to resemble any sort of "final restoration". Notes were provided showing the locations of gutter buddies, and other erosion and sediment control measures, but no provision for removal, final restoration, etc.

The erosion and sediment control plan shows extensive use of silt fence, but it does not appear to be designed correctly. In general, silt fence should be placed along contour lines, rather than as shown on the plan. The ends of the silt fence should be curled upslope.

A pavement plan, curb and gutter plan, typical pavement sections, typical curb and gutter sections with subgrade design, and all other elements contained within a site plan appeared to be missing from the plan set.

A grading plan for the detention basin was missing.

A final stormwater detention study was not included in the submittal package. The results of the detention study should match what is shown on the design details of the outlet structure.

The retention basin outlet structure detail is included on the Utility sheet. This does not appear to be a logical location for such a feature since it is not a "utility".

The retention basin outlet structure does not include any details of construction, such as steel reinforcement, manhole frame and lid, construction material, wall thickness, steps, etc.

The detail for the retention basin outlet structure includes section views, with no reference to the various sections in the form of a plan view with section cuts.

An off-site, private drainage easement from the school district shall be required prior to approval of the Final Development Plan. Please submit the proposed language for the private easement prior to execution and recording.

An agreement for the acquisition of a future sanitary sewer easement shall be executed with the school district. This agreement must be in a form which is agreeable to the City, and shall be executed and recorded prior to approval of the Final Development Plan.

There appear to be two (2) cover sheets for water line and sanitary sewer improvements. It is not clear why these have separate cover sheets, since both of these interior improvements shall be private. In other words, these improvements should be shown within the Final Development Plan without a separate cover sheet.

Is there a particular reason that a Master Drainage Plan is provided? Would it be better to re-title these sheets as "Grading Plan", "Drainage Area Maps", and "Drainage Calculations"?

Numerous drafting issues exist within the private sanitary sewer plans. Manholes are shown sticking out of the ground, and in some cases are shown below grade.

The location(s) of domestic water meter(s) were not shown. These water meter(s) should be shown within the right of way, or an easement. It is acceptable to provide sub-metering after the master meter(s).

Are there any irrigation meters proposed for the project? If so, please show their location.

As per Codes, 2012 IPC 708.3.2 Building sewers: Building sewers shall be provided with cleanouts located not more than 100 feet apart measured from the upstream entrance of the cleanout. For building sewers 8 inches and larger, manholes shall be provided and located not more than 200 feet from the junction of the building drain and building sewer, at each change in direction and at intervals of not more than 400 feet apart. Manholes and manhole covers shall be of an approved type. Please update sewer plan to demonstrate compliance.

Additional comments may be forthcoming based on the incomplete state of the Final Development Plan.

An itemized and sealed Engineer's Estimate of Probable Construction Costs should accompany your final submittal drawings. This estimate should include only the items necessary to construct the improvements shown in the Final Development Plan (i.e., not the public improvements). This estimate is used to calculate the Engineering Plan Review and Inspection Fee, and is calculated at 3% of the total site work, plus a "per trip" fee for the observation and collection of water samples.

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: Post drive lanes.

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's on the plans and a hydrant within 100 feet.

Misc.

Provide a detail for the island in the roundabout.