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.

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 $26,713.70 (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 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.

Provide plan dimensions/notes for sidewalk and sidewalk ramp construction, including location of construction (e.g. dimensional references, coordinates, or station/offset). The plans do not include sufficient detail for construction and inspection of the sidewalk along Lakewood Way.

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 $26,713.70 (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 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.

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.

Sheets A-201 and A-202 both list the finish of the wall panels labeled MP1, MP2 and MP3 as smooth. This finish is consistent with the finish approved by the City Council during the preliminary development plan (PDP) process. In previous conversation you have requested that the surface of MP1, MP2 and MP3 be mini-micro rib in lieu of the smooth. Staff has reviewed your request and feel that with the darker colors of MP2 and MP3 the visual difference between the two surface finishes is negligible and as such can support the request. However, with MP1’s lighter color it is staff’s stance that requested deviation from the approved finish could cause a significant visual change from what was approved. This deviation from the approved plans would cross the threshold of a substantial change. As such, a change of this nature would require the approval of the City Council. The most recent plans submitted list the finish of MP1, MP2 & MP3 as smooth and that is what has been approved. Please confirm whether it is your intention to install the wall panels as submitted and approved by the PDP (smooth) or if it is your intention to seek approval from the City Council. If the latter is the process you wish to proceed with, it will require a new PDP application including all associated fees. If you wish to change the surface of MP2 and MP3 to mini-micro rib please submit revised plans to that effect.

Provide plan dimensions/notes for sidewalk and sidewalk ramp construction, including location of construction (e.g. dimensional references, coordinates, or station/offset). The plans do not include sufficient detail for construction and inspection of the sidewalk along Lakewood Way.

Table LS-5 in Section 5300 of the Design and Construction Manual requires the design slope of a ramp to be less than 7.5%. The ramp detail on Sheet C2.0 does not meet this requirement. Please revise.

Please provide complete information for sidewalk location, including all points when it changes distance from the ROW or changes direction, as well as ending location. The information should be clearly shown and easy to find in the plan set.

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.

General Comment Concerning the ADA-Accessible Ramps and ADA-Accessible Ways: The specific details of these features must include, at a minimum, the design details specified in Section 5304.8 of the Design and Construction Manual. Elevation call-outs, although required, are not sufficient. Other design details specified in this section are required, including slope call-outs which comply with the criteria listed in Table LS-5, and section views specified in 5304.8. • General Comment: All ADA-accessible ramps and ADA-accessible ways must have a specific detail associated with them. Please show the locations of these features, and provide a call-out on the plan view with a specific reference to the sheet number and detail number.

Sheet C1.0 has a callout for an internal backflow preventor. Please delete.

The plans are inconsistant showing the plat boundary north of cul-de-sac and don't match the proposed plat. Please revise the plans to show only one boundary line, label it correctly, and match the plat.

Provide enough information to correctly locate the proposed public sidewalk on the project.

Please submit a Final Stormwater Study that matches the proposed conditions.

Please submit an Engineer's Estimate of Probable Construction Costs.

Section 7.220, General Outdoor Lighting Standards paragraph B requires that the design of Fixtures/Prevention of Spillover Glare shall use full cutoff lenses, as classified by the Illuminating Engineering Society of North America (IESNA), to prevent glare and light spill from the project site onto adjacent properties, buildings and roadways. All lights shall be International Dark-Sky Association (IDA) approved fixtures. Alternative light fixtures were proposed by Sunil Khadka of HD Engineers in an email conversation dated 11/3/17, however the information supplied on the plans (sheet E1.1) still shows wall packs that do not meet the required design. Please update the proposed lighting wall packs to a model that complies with the requirements of the UDO.

Please confirm the proposed Envisor screening system will screen all roof-mounted equipment entirely from view and be at a minimum the same height as the mechanical units.

Section 7.180 - Architectural characteristics, paragraph G. of the UDO requires that all exterior trash storage containers be screened so that they are not visible from off the property. Additionally, each trash enclosure shall be constructed of masonry walls with a steel gate painted to be compatible with the color of the masonry walls and building it is to serve. The color of the gate for the trash enclosure is not called out. Please label the proposed color of the trash enclosure gates. Again, the only material allowed for the gate is steel. This requirement was noted by comment #11 on the Applicants letter dated May 5th, 2017, in item #14 of the Code and Ordinance Requirements section of Staff’s letter dated June 9th, 2017 and again in the Applicants letter dated November 1, 2017. Please update the materials to be used for the trash enclosure to reflect steel.

Please provide details on the light pole height and base design.

The proposed multi-tenant sign proposed is too large. A free standing monument sign is limited to 72 sq.ft. sign face area and 96 sq.ft. structure area. By my calculations the sign face is 72 sq. ft. but the overall sign is 99 Sq. ft. For a sign that is larger than permitted by the UDO to be approved at the PDP stage, a narrative statement that explained the need for modification of the applicable zoning district regulation must have been submitted and a modification specifically granted by the City Council. A modification was not requested or granted for an over size sign. Please reduce the size of the sign to meet the UDO requirements.

Sheets A-201 and A-202 call out MP1, MP2 and MP3’s finish as smooth. In previous conversations it was requested that the finish of these panels be changed to a mini or micro rib. Before staff approved this change, it was requested that samples of the new proposed material be submitted. As of the time of this letter samples have not been submitted. Please confirm that the finish on MP1, MP2 and MP3 will be the smooth finish. If the applicant still requests to make a change to the proposed finish of the building materials, samples shall be submitted prior to the change being approved.

Provide plan dimensions/notes for sidewalk and sidewalk ramp construction, including location of construction (e.g. dimensional references, coordinates, or station/offset). The plans do not include sufficient detail for construction and inspection of the sidewalk along Lakewood Way.

Include the installation of stop sign with the street name signs (refer to City standards for sign details, particularly private street tag) at the intersection of Coleman Ct. and Lakewood Way.

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.

Provide plan dimensions/notes for sidewalk and sidewalk ramp construction, including location of construction (e.g. dimensional references, coordinates, or station/offset).

Include the installation of stop sign with street name signs (refer to City standards for sign details) at the intersection of Coleman Ct. and Lakewood Way.

Show sidewalk easement throughout the plan set for sidewalk outside of the public ROW.

Provide adequate energy dissipation at the parking lot flume and show throughout the plan set.

Label the sidewalk along NE Lakewood Way throughout the plan set.

Sheet C4.0: Please label the dark line along the east side of the private drive.

Sheet C4.0: As previously requested, provide the ADA-accessible ramp design and details.

Sheet C4.0: Label the interior backflow preventor in such a way to distinguish it from the required exterior backflow preventor.

Sheet C5.0: Adjust the drawing on the sheet so that the drainage area boundaries are visable along the east side of the site.

Sheet C5.1: The top elevation for JB 203 does not match between the Plan view and Pipe Properties table. Revise as needed.

Sheet C5.1: The "Cumul Runoff" column does not appear to be a cumulative total of the "Runoff to Inlet" column. As previously requested, revise or explain.

Sheet C6.0: The existing sanitary and storm sewer pipe sizes do not match sizes shown on as-built record drawings. Please confirm sizes or revise.

Please submit a Final Stormwater Study that matches the proposed conditions shown.

Submit an Engineer's Estimate of Probable Construction Costs.

Verify the erosion control plans match the approved Land Disturbance plans.

Revise plans to match revisions to the plat.

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.

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: A Knox box shall be placed on the building.

Sheets A-201 and A-202 list the finish for wall material labeled MP4 as “Standard Metal”. The finish on the metal shall not be smooth and must have a rough texture. The label “Standard Metal” is to generic, please elaborate on the proposed finish.

All exterior lighting shall meet the lighting requirements as outlined in the Unified Development Ordinance, Division V, Article 7, Lighting Standards. All proposed wall packs must have 90 deg. cuttoffs. The information supplied (sheet E1.1) shows wall packs that do not meet the required design. Please update the proposed lighting wall packs to a model that complies with the requirements of the UDO.

Please reply if any ground mounted equipment will be installed on this project. If so please show the location, size and type of material to be used for screening. If none is proposed please state so in your response letter.

Please provide the manufacturer’s specification sheets for proposed rooftop mechanical equipment to be used.

The proposed multi-tenant sign proposed is too large. A free standing monument sign is limited to 72 sq.ft. sign face area and 96 sq.ft. structure area. By my calculations the sign face is 72 sq. ft. but the overall sign is 99 Sq. ft. Please reduce the size of the sign to meet the UDO requirements.

Please add the Floor Area Ratio to the site data table.

Two shrubs per 5,000 square feet of total lot area, excluding building footprint area, are required. Parking lot screening shrubs are not inclusive of this requirement. This issue was brought to your attention by comment #8 on the Applicants letter dated May 5th, 2017 and in item #16 of the Code and Ordinance Requirements section of Staff’s letter dated June 9th, 2017. The requirements for open space shrubs and parking lot screening are contained in different sections of Article 14 (Sec. 14.090 & Sec. 14.110). As such the requirements are calculated independently. I previously calculated the required open space shrubs based the total # of sq. ft. of lot (292,504) minus the building foot print (14,410). At your request I have recalculated the requirement including the foot print (5,580) of the future accessory building shown on the PDP. By my new calculation, 292,564.83-14,410-5,580=(272,514.83/5000)x2, 109 shrubs are required. Please update the open yard shrub requirement to reflect the required number.

Sheet AS101 and sheet C7.3 both show ADA sign and parking stall marking details. The information on the sheets is not consistent. Please remove the incorrect details.

The color of the gate for the trash enclosure is not called out. Please label the proposed color of the trash enclosure gates. Additionally, the only material allowed for the gate is steel as noted in by comment #11 on the Applicants letter dated May 5th, 2017 and in item #14 of the Code and Ordinance Requirements section of Staff’s letter dated June 9th, 2017. Please update the materials to be used for the trash enclosure to reflect steel as required by the UDO.

Where the sidewalk encroaches onto private property, outside the public right-of-way, please show the sidewalk easement.

Please label the proposed parking lot lighting along the east and north sides of the paved areas. Also please provide details on the light pole height and base design.

All 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. Please update the plans to reflect this minimum requirement.

For resubmittal, please submit full complete sets of civil and architectural plans. You may omit the MEP sheets.

Include the installation of stop sign with street name signs (refer to City standards for sign details) at the intersection of Coleman Ct. and Lakewood Way.

Provide plan dimensions/notes for sidewalk and sidewalk ramp construction, including location of construction (e.g. dimensional references, coordinates, or station/offset).

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.

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: Knox entry system or padlock shall be placed on the gates. A Knox box shall be placed on the building.

Misc.

Provide a street name for the private cul-de-sac. Street to be named Coleman Court.

Sheets A-201 and A-202 list the finish for wall material labeled MP4 as “Standard Metal”. The finish on the metal shall not be smooth and must have a rough texture. Please clarify what finish “standard metal” is.

Sheets C7.0 and C3.1 both show a typical section of sidewalk with a 4 foot width. The minimum width for sidewalks is 5 feet. Please update this accordingly.

Sheet C7.0 and Sheet C3.1 seem to show the same details and information. Please check this and remove the duplicated sheet.

Two C1.0 sheets were submitted. The sheets both contain unique information not contained on the other. Please check this and ensure the resubmitted sheets have the required information and labeld correctly.

Please remove the proposed future storage building data from the site data table.

Please label the width of the parking stalls that run adjacent to NE Lakewood Way and the stalls that run adjacent to the proposed private Dr.

Based on the square footage of the sales area, outdoor display area and the numbers of bays I calculated the required parking to be 42 stalls. The plans show that you are providing the required 42 stalls however the parking data table states that 47 stalls are required with 45 stall provided. Please update the table with the correct numbers.

2 sheets labeled C1.0 were submitted each sheet had unique information and data on them. This review is based off the information on both sheets. Please update the sheets to ensure the accurate information is being submitted for review.

Sheet E1.1 shows 4 light poles however site plan sheets C1.0 only show 2 poles. Please update the sheets to reflect the correct number of poles being proposed. Additionally, please submit pole and base details.

All exterior lighting shall meet the lighting requirements as outlined in the Unified Development Ordinance, Division V, Article 7, Lighting Standards. All proposed wall packs must have 90o cuttoffs.

Is any ground mounted equipment being proposed? If so please show the location, size and type of material to be used for screening.

Please provide the manufacturer’s specification sheets for proposed rooftop mechanical equipment to be used.

Please submit the manufacturer’s specification sheets for the proposed screening of the roof top mechanical equipment.

Are any free standing signs being proposed? If so please submit the location, size and type of material of all proposed monument or freestanding signs.

Please add the Floor Area Ratio to the site data table.

Existing trees and/or shrubs that are to be retained to satisfy the landscaping requirements shall meet the standards as outlined in the UDO. For evergreen trees to be retained shall be at least 6 feet in height. Please update the landscaping sheets to indicate the trees proposed to remain meet this requirement.

One shrub shall be provided for each 20 feet of street frontage, this requirement includes the proposed private street, within the landscaped setback abutting such frontage. Such shrubs may be clustered or arranged within the setback. Parking lot screening shrubs are not inclusive of this requirement. By my calculation 25 shrubs are required (502.31/20=25) along the private street. Please update the plans accordingly.

Two shrubs per 5,000 square feet of total lot area, excluding building footprint area, are required. Parking lot screening shrubs are not inclusive of this requirement. By my calculation 111 shrubs are required. The landscape data table states 30 are proposed however they are not shown on the plans. One shrub per 20 feet of street frontage is required along NE Lakewood Way. I calculated that 37 shrubs are required (745.37/20*20= 37.3) for this area. The plans are showing that you are providing 41 and the landscape data table states only 37 are proposed. Please advise which is correct. If the 41 is correct the additional shrubs may be counted in the open yard requirement. Please update the open yard shrub requirement to reflect the required number.

In addition to the trees required based upon street frontage, additional trees shall be required at a ratio of 1 tree for every 5,000 square feet of lot area not covered by buildings/structures. I calculated that 56 trees are required (292,504-14,000=278,504/5000=55.7) for this area. The landscaping table states 54 are proposed however I only count 42 on the plans. Please update the plans to reflect the required number of open yard trees and is consistent with the numbers stated in the landscaping data table.

The landscaping data table shows that the foot prints of the previously proposed accessory buildings are being subtracted from the open space landscaping requirements. Please update this when information when calculating the open space landscaping requirements.

Please label the location to the required ADA parking signs.

Sheet AS101 and sheet C7.2 both show ADA sign and parking stall marking details. The information on the sheets is not consistent. Please remove the incorrect details.

Please label the proposed color of the trash enclosure gates.

Please label the width and location of the proposed sidewalk along NE Lakewood Way. Sidewalks shall be a minimum width of 5) feet. A landscaping strip with a minimum width of 5 feet shall be located between the sidewalk and the curb. The sidewalk shall be placed 1 foot from the property line. Exceptions to this standard may be approved if topographic or other constraints are encountered during construction. Where a sidewalk encroaches onto private property, outside the public right-of-way, an access and maintenance easement shall be provided to the City.

Sheet C1.0 Shows a monument sign but no details were submitted. Is a monument sign being proposed? If so please submit details, if not please remove the label from the plan sheets.

Screen back the future lot numbers and label as "Future" throughout the plan set.

Please submit a Final Stormwater Study that matches the proposed conditions in the plans.

Submit an Engineer's Estimate of Probable Construction Costs.

Sheet C2.0: Please explain where the 100-year discharge shown in the Emergency Spillway Overflow Calculations is from as it does not appear to match the rest of the plans.

Sheet C2.0: The proposed contours must tie back into existing contours. Review and revise as needed.

Sheets C3.0-C3.2: Revise plans to match Land Disturbance plans.

Sheet C4.0: Revise sidewalk to be 5 ft width.

Sheet C5.0: Many structure numbers are are hard to read. Please revise for clarity.

Sheet C5.0: It appears the drainage area boundary lines are overlapping, making some appear dashed and some appear solid. Please revise for consistency.

Sheet C5.1: The DA to Str 202 and Str 203 in the calculations does not match the DA shown on the Storm drainage Plan.

Sheet C5.1: The "Cumul Runoff" column does not appear to be a cumulative total of the "Runoff to Inlet" column. Revise or explain.

Sheet C5.1: Structure 201 is shown as a curb inlet. Please revise.

Sheet C5.1: The Proposed Grade is mislabeled in the Line 100 profile view.

Sheet C5.1: Please clarify the double lines shown as the upstream edge of the detention basin wall in the Line 1 Profile view.

Sheet C5.1: Structure 305 does not meet the minimum inlet height requirement and Structure 304 does not meet the minimum drop thru the structure. Please revise.

Sheet C6.0: Revise the saddle tap on the existing sanitary line to a cut-in wye.

Sheet C6.0: Please confirm the existing sanitary line sizes and the existing CMP size shown.

Sheet C6.0: Relocate the backflow preventor to outside of the building.

Sheet C6.0: There is an extra 50' dimension over the north entrance that does not appear to belong there. Please remove.

Sheet C7.0: General Comment Concerning the ADA-Accessible Ramps and ADA-Accessible Ways: The specific details of these features must include, at a minimum, the design details specified in Section 5304.8 of the Design and Construction Manual. Elevation call-outs, although required, are not sufficient. Other design details specified in this section are required, including slope call-outs which comply with the criteria listed in Table LS-5, and section views specified in 5304.8.

Sheet C7.0: General Comment: All ADA-accessible ramps and ADA-accessible ways must have a specific detail associated with them. Please show the locations of these features, and provide a call-out on the plan view with a specific reference to the sheet number and detail number.

Sheets C7.0-C7.2: Replace APWA details with Lee's Summit standard details.

Sheets C7.0-C7.2: Verify all details that are not City details meet the requirements of the Design & Construction Manual and the UDO.

Private pavement sections shall either follow Article 12 of the UDO or Table LS-2 or LS-3 of the Design & Construction Manual for pavement thickness and base 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.

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: Knox entry system or padlock shall be placed on the gates. A Knox box shall be placed on the building.

Misc.

Provide a street name for the private cul-de-sac.

Sidewalk Typical Section shall be 5' wide, not 4' wide. Provide plan dimensions/notes for sidewalk location(s).

Is the private drive a private street? If so, please include private street name on the plans and the installation of stop sign with street name signs (refer to City standard sign details for private and public street name signs).