Lee's Summit

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 $15,658.99 (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.

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.

Please refer to comment #1 of the applicant letter dated April 7, 2017. Specific design details for the east ADA-accessible ramps must be submitted in accordance with Section 5304.8 of the City of Lee's Summit Design and Construction Manual. In addition, Sheet C2.3 references a generic detail which does not appear to apply in this instance. In particular, the following items were missing for the east ADA-accessible ramps: 1) running slope and cross-slope of the ramps, 2) running slope and cross-slope for turning spaces, 3) running slope, cross-slope and length of ramp extension to transition from curb ramp to sidewalk, and 4) cross-sections of the ramp, including section A-A, B-B, and C-C as described in Section 5304.8.

Please refer to comment #1 of the applicant letter dated April 7, 2017. Specific design details for the west ADA-accessible ramps must be submitted in accordance with Section 5304.8 of the City of Lee's Summit Design and Construction Manual. In particular, the following items were missing for the west ADA-accessible ramps: 1) running slope and cross-slope of the ramps, 2) running slope, cross-slope and length of ramp extension to transition from curb ramp to sidewalk, and 3) cross-sections of the ramp, including section A-A, B-B, and C-C as described in Section 5304.8. It should be noted that these design requirements also apply to the ADA-accessible portion of the driveway, and should be shown on the plans.

Please identify the round symbol shown within the radius of the sidewalk at the intersection of Jones Industrial Dr. and Independence Ave. Is this a light pole? It appears to be in the middle of the radius.

Please be aware that the City has adopted these new detailed design standards as of Oct. 2016, and are being implemented to eliminate the need for "in-the-field" design of ADA-accessible ramps. In many cases, it was later determined that the design concept for placement of a particular type of ADA-accessible ramp would not work given the grading plan, existing features, and right of way.

Please provide the manufacture’s specification sheets for proposed exterior lighting for both pole and wall mounted fixtures. These may be submited on an 8.5x11 sheet.

Please provide light pole details. These may be submited on an 8.5x11 sheet.

Please refer to comments #7, #14, #17, and #22 of the applicant letter dated Mar. 24, 2017. Site-specific plans for the ADA-accessible ramps at the intersection of Jones Industrial Dr. and Independence Ave. were not provided. Instead, Sheet C2.3, detail #2 shows an interior ADA spot elevation plan for the area within the northeast portion of the parking lot. This is private, and we do not necessarily require this as part of the Final Development Plan Review. We do, however, require all public ADA-accessible ramps to be detailed, and the one at Jones Industrial Dr. and Independence was missing. In addition, the details shown at the new commercial entrance are close to meeting the requirements of Section 5304.8, but were missing the following: 1) running slope and cross-slope for the ramp, 2) running slope, cross-slope and length of ramp extension to transition from curb ramp to sidewalk, 3) transitions between ramp to curb and from ramp to sidewalk, 4) transition curbs along back of sidewalk or grading, as needed, to blend ramps into surrounding slopes, 5) location of type of steel tie bars, 5) cross-sections of ramps. Section A-A will be along the long axis of the ramp. Section B-B will be across the width of the ramp. Section C-C will be along tyhe curb opening of the ramp. Finally, Sheet C4.2, detail #1 is still showing a ramp cross slope of 2% rather than a design slope of 1.5%, with a 2.00% maximum cross-slope.

Rather than provide a complete re-submittal, the City is ok with re-submittal of Sheet C2.3 and C4.2.

The Engineer's Estimate of Probable Construction Costs dated Mar. 30, 2017 appeared to be missing the following items: 1) aggregate base for light duty asphalt pavement, including the area one (1) foot beyond the back of curb, and 2) geogrid or subgrade stabilization, including the area one (1) foot beyond the back of curb.

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 C1.1: Label 8 points to the Fire Department Connection. Please add a label with the words "Fire Department Connection" so a user can determine where the FDC is located without reviewing the notes.

Sheet C1.1: Where is the property line? Is the sidewalk located in the right of way? If not, then a dedicated sidewalk easement will be needed.

A larger utility plan should be included showing a better rendering of the sanitary and water connections. As shown, it is difficult to determine what is being proposed, especially on a half size set of plans.

Sheet C1.1: A gate valve on the fire line near the tee and 12" water main, and another gate valve just prior to the backflow vault is needed. The domestic water tap should be shown just prior to the gate valve. It appears this is the case, but gate valves are not called-out, and it is difficult to follow the extremely small linework.

Utility Sheet (To Be Submitted): Please show the location of existing water valves on the 12" water main. If another valve exists which is less than 500 feet from the fire line tee, then an additional butterfly valve is not required on the 12" water main at the tee.

Where is the backflow vault going to drain? The required sump at the bottom of the backflow vault should either daylight, be tied to an inlet, or a large trench installed beneath the sump with clean backfill, and holes provided in the sump to drain into the trench.

Sheet C1.1: ADA-ramps at the commercial entrance and the intersection of Jones Industrial and Independence Ave. are labeled with the words "construct public ADA accessible sidewalk per City standards". This is a generic statement, and leaves the contractor and the City in the position of having to perform "in-the-field" design. Please provide detailed plans on each ADA-accessible ramp. Please remove truncated domes from the commercial entrance. Please review additional comments (below) for additional information on perfoming an adequate design for the ADA-accessible ramps.

All Sheets: The font appears too small for certain features, and is not legible at the half size. Please enlarge the font size on these features.

Sheet C1.1: It appears a light pole is installed on top of a public sanitary sewer main and within an easement. This light pole should be moved outside the easement and away from the sanitary sewer.

Sheet C3.1: Please indicate by a label that the storm system is "PRIVATE" on each profile view, and please indicate the pipe size on the profile view. N12 indicates the manning coefficient, not the pipe size.

Sheet C3.1: Where are the downspouts and headers located? It is difficult to determine using this sheet.

Sheet C4.1, C4.2, and C4.3: None of the details for ADA-accessible ramps comply with the City standards for design of ADA-accessible ramps. Please refer to Section 5300 of the City of Lee's Summit Design and Construction Manual for specific requirements. The City adopted the Proposed Guidelines for Pedestrian Facilities in the Public Right of Way (PROWAG) in October 2016, and these design standards do not follow the KCAPWA standards. In particular, please refer to the minimum requirements shown in 5304.8 for minimum design details required for each ADA-accessible ramp. Finally, please refer to Table LS-5 and LS-6 for design slopes, maximum slopes, widths, concrete thickness, concrete type, aggregate leveling course thickness, and general comments on each.

As indicated in earlier comments, generic design details for ADA-accessible ramps is not sufficient. Please provide a site-specific design for each ADA-accessible ramp, including the commercial entrance (without truncated domes), and the ramps at the intersection of Jones Industrial Drive and Independence Ave.

Please be aware of the decimal place when detailing the ADA-accessible ramps. The note "max 2%" is not the same as "max 2.0%". The design cross-slope should follow Table LS-5 (i.e., 1.5%). In other words, perform the design for 1.5%, and add a note stating "any as-built slope greater than 2.0% will be rejected by the City".

Sheet C4.1: Wings are shown on the ADA-accessible ramp at the commercial entrance. It does not appear this will be necessary. Please see previous comments, however, on the need for a site-specific detail for each ADA-accessible ramp.

Sheet C4.1: Concrete sidewalk is shown without the proper leveling course required in Section 5300 of the Design and Construction Manual. A minimum 4" aggregate base layer is required, and native compacted subgrade or sand is not acceptable.

Sheet C4.2: A site-specific ADA-accessible sidewalk ramp detail must be provided in accordance with the minimum design details required under Section 5300 of the Design and Construction Manual. Please be aware that the "Landing" is not necesary. Only the ramp and transition are required. In other words, this detail (from KCAPWA) is not used by the City of Lee's Summit, and is superceded by Section 5300 of the Design and Construction Manual.

Please add a note stating that the water line beneath Jones Industrial Drive shall be bored. Casing carrier pipe is not required.

Sheet C4.3: The grated inlet design is incomplete. The City Engineer is not going to specify the type of grate design.

Sheet C4.3: Is CMP or RCP being used on this project? If not, then remove the trenching detail for CMP and RCP.

Sheet C4.3: The trenching detail for HDPE indicates that backfill under pavement (existing or proposed) follow SD-9 or SD-11. Neither of these details were provided in the plans. Please include a detail for these scenarios. (Please be aware that certain City standard details are in the process of being updated, and as such, cannot be referenced in the plans).

Sheet C4.3: None of the generic ADA-accessible ramp details follow the City standards specified in Section 5300 of the City of Lee's Summit Design and Construction Manual. None of these ADA-accessible ramp types appear to be relevant to the three (3) ramps being installed as part of this project. Please refer to previous comments concerning the need for site-specific details for each ramp which meet the minimum design requirements contained in Section 5300 of the City of Lee's Summit Design and Construction Manual.

Sheet C4.3: The fire hydrant detail does not match the City of Lee's Summit standard drawing. It is missing critical dimensions such as the distance from the centerline of the hydrant to the back of curb, concrete pad (not bricks), granular fill beneath the fire hydrant, connection to the main, etc. Please review WAT-7 and WAT-8 for specific requirements, and please consider scanning these standard details and placing within the plan set.

Sheet C4.3: The pipe encasement detail does not follow WAT-4 in the City of Lee's Summit standard drawings. Please refer to this detail. If not used on this project, then please remove the detail entirely.

Standard detail WAT-9 (i.e., Valve Stem Extension and Valve Box") was missing from the plan set.

Standard detail WAT-11 (i.e., Service Connection/Meter Well") was missing from the plan set. A detail for the meter and connection was provided, but was missing information, notes, and linework shown on the standard drawing WAT-11.

Sheet C4.4: The asphaltic concrete pavement detail does not meet the Unified Development Ordinance (UDO) Article 12, "Parking" in terms of subgrade stablization and/or aggregate base. Please review the UDO Article 12 for specific requirements. Please be aware that a geotechnical report, if used to support a different design than shown in the UDO, will need to be provided to the City for review. The report must state that the alternative pavement section is equivalent or better than the standard pavement section specified in the UDO Article 12, "Parking".

Sheet C4.4: The double check backflow preventer detail does not meet the standards set forth in City standard drawing WAT-12. The detail is missing several key elements, and also includes a fire department connection which is only allowed on a case-by-case basis, and only after a special design has been submitted. It is recommended that WAT-12 be scanned and inserted into the plan set.

Sheet C4.4: A detail must be provided showing a section of CG-1 curb and gutter, along with asphaltic concrete section, the aggregate base, and geogrid or subgrade stabilization a minimum of one (1) foot beyond the back of curb.

An 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 sitework. Items to include in the estimate are: 1) grading of the entire site to establish proper drainage flow patterns, 2) grading for the parking lot, including poor subgrade removal and replacement, and compaction, 3) water lines greater than 2" diameter, 4) water valves, 5) thrust blocks, 6) saddle blocks, straddle blocks, 7) fittings, including bends, tees, crosses, etc. 8) backflow vault and backflow assembly, 9) fire hydrants, 10) private sanitary sewer line, 11) storm lines greater than 6" diameter, 12) storm manholes, inlets, and junction boxes, 13) connection of storm sewer to existing box(es), 14) ADA-accessible ramps, 15) sidewalks on public right of way or sidewalk easement, 16) KCMMB commercial entrance, including sawcuts, etc., 17) parking lot subgrade stabilization or geogrid, including the area one (1) foot beyond the back of curb, 18) parking lot aggregate base, including the area one (1) foot beyond the back of curb, 19) parking lot pavement, 20) curb and gutter, 21) erosion and sediment control devices, measures, temporary construction entrances, silt fence, etc., and 22) final restoration, including sodding, seeding, fertilizer, mulch, and topsoil.

Please update the legal description on sheet C1.1. It should read “LOT 23A, LAKEWOOD BUSINESS CENTER ON I 470, LOTS 23A & 23B”

Label the width of the public streets that run adjacent to this property.

Label the width of the north driveway.

Label the location of all gas and oil wells on the property. If none are present please cite source of information.

Please provide a photometric diagram indicating the foot candle levels throughout the site and at the property lines.

Please provide the manufacture’s specification sheets for proposed exterior lighting for both pole and wall mounted fixtures.

124 parking spaces are required, sheet A0.0 claims 125 are provided but I only count 124. Please verify the total number of parking spaces provided and correct the information if needed.

The transitional landscaping buffer along the west property line does not meet the minimum buffer/screen requirements. Please provide a low impact screen that meets the requirements as outlined in section 14.200 of the Lee’s Summit Municipal Code.

The sign detail shows accessible parking signs with the dimensions of 0.9 inches tall by 0.6 inches wide. Accessible parking signs shall be a minimum of 12 inches by 18 inches.

Please provide proof of submitted FAA Form 7460.

Please label color to be used for painting the trash enclosure gate on sheet A6.2

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.