Lee's Summit

DE Contact Field Eng. Inspector

Please contact the Field Engineering Inspector at (816) 969-1200 at least 48 hours prior to the onset of construction.

DE Engineers Estimate

The Engineer’s Estimate of Probable Construction Costs has been accepted for this project, and the Engineering Plan Review and Inspection Fee of $21,588.90 (which is based on 3% of the total infrastructure cost) must be paid prior to the issuance of an infrastructure permit and/or the final processing of a building 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.

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 issuance of a Certificate of Substantial Completion or approval of the final plat. A certified copy shall be submitted to the City for verification.

Please review the Estimate, it appears that there are many items missing and many quantities different than shown in the plans. Revise as required and resubmit a signed/sealed estimate.

Sheet 11: Please relocate the overlapping text downstream of Structure 704 for clarity.

Sheet 12: The Line 1700 between Structures 1703 & 1704 HGL does not meet City requirements, as confirmed by the Storm Sewer Calculations included on Sheet 20. Please rectify.

Sheet 13: The tops of Structures 903 & 2001 do not graphically match the proposed grade. Please revise.

Sheet 14: The top of Structure 1702 does not graphically match the proposed grade. Please revise.

Sheet 15: Revise the Proposed Grade line weight to match the rest of the plan set.

Sheet 19: Please clarify the east boundary is for the Structure 1901 drainage area.

Sheet 1: Please include an Index of Sheets and revise the Project Title to Paragon Star Soccer Complex Field Storm Sewer.

Sheet 4: Relocate Structure Number 1405A for clarity.

Sheets 11-15: • The tops of many structures do not graphically match the proposed grade. Please revise. • As previously requested, please revise so that the design HGL is within the pipe.

Sheet 12: Label the missing Mass Grading grade line for Lines 1500, 1600, 1700, and 1800.

Sheet 14: • Label all grade lines. • Include compaction area hatching. • Revise Structure 1704 label in the Line 1704A Profile view. • Relocate overlapping stationing text in the Line 1405A Profile view for clarity.

Line 15: Label all grade lines.

General: • Clarify all drainage area boundaries, especially along the east edge of the project. • Clarify structures to be used on this project. Are Nyloplast Drainage Basins intended to be the same as Nyloplast Drainage Basin w/Solid Lid? • The Storm Sewer Calculations use differing structure types than the rest of the plans in several instances. Is this a function of the program used? If not, please reconcile. • Review the plans to ensure that all information matches between the calculations, Plan views, and Profile views. There are many instances of discrepancies. Please reconcile.

Sheet !: Please include the project name, Paragon Star Soccer Complex – Field Storm Sewer, on the cover sheet as well as in the title block on each sheet.

Review the plans to ensure information in Plan views, Profile views, and calculations all match. There are many instances where the information differs.

Profiles: • Revise the compacted fill hatching locations to fill all areas between the existing grade and 18” above top of pipe. • Show and label the design HGL, and revise as needed to maintain the HGL within the pipe. • Verify all grade label leaders point to their respective grade lines and that all structure tops match proposed grade lines. • Relocate overlapping text downstream of Structure 704 on Line 700 Profile for clarity. • Relocate Line 800 line label for clarity. • Label Line 1900 Profile. • Show end sections and rip-rap in Profile view. • Include end section size in the Line 1900 Profile structure label. • Clarify the Structure 2200 label in the Line 2200 Profile, it isn’t how end sections are typically labeled. • Are the 2 flowlines entering Structure 1301 in the Line 1300 Profile “Future Field”? If so, label accordingly. • Structures 1601, 1701, and 1901 appear to have drops thru the structures of less than the 0.5’ minimum requirement. Revise as needed. • The Future Field FL entering Structure 1702 is lower than the exiting flowline. Please revise.

Drainage Map: • Please clarify how the drainage areas shown on the drainage map coordinate with and/or match the drainage calculations. In particular, how is drainage shown on the soccer fields being accounted for in the proposed system as well as ultimately when the field storm sewer is constructed?

Sheet 19: Revise the Non-Setback Curb Inlet detail to remove references to Overland Park requirements, standards, and departments.

Provide calculations to verify end section outlet protection is adequate for the proposed conditions.

Submit the Engineer's Estimate of Probable Construction Costs.

Due toe the number and nature of the review comments, resubmittal will be assigned a 10 business day review period.

Given that these plans are now only covering storm water designs, refer to previous staff letter for review comments that still apply and are expected to be addressed during future FDP process.

Please reference previous staff letter regarding Planning review for this final development plan.

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. The 2018 International Fire Code will be in effect after April 1. 2019.

Misc.

All hydrants located inside of the City of Lee's Summit shall be of an approved type and color to meet City of Lee's Summit requirements.

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: A. Show the locatiion of hydrants along View High Parkway.

Fire Lane Required

IFC 503.1.1 - Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where: 1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. Action required: 1. How is access being provided to the building located north of Field 4? If access is to be provided from the lot in KCM0, the lot and hydrant coverage shall be provided prior to the issuing of a building permit for the structure. Provide plans for the KCMO side. 2. Provide entry points to the emergency vehicle/ fire lane from the south parking lot and from the parking lot between Fields 1 and 5.

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 locks shall be provided on any gate(s) that would prevent fire department access.

Misc.

A second emergency access shall be provided from the northeast (E 98th St/Norfleet), for the entire Paragon project.

General: • Since only storm sewer comments from the last review were used revising this resubmittal, all comments from the previous review not related to the storm sewer still apply. • Pipe profiles are required for all storm sewer pipe greater than 6” in diameter. It appears that all pipe sizes shown in the plan set are greater than 6” so will need to be included in profiles.

Sheet C-100: Revise General Note 11 to include the source.

Sheets C-401 – C-408: • Since water and sanitary sewer are included in other plan sets, label all water and sanitary sewer construction notes as “Information Only.” • Label Structure 2202 on Sheet C-403 and Structure 1701 on Sheet C-408.

Sheet C-504: Replace the APWA structure details with the City’s standard details.

Sheet C-505: Include a standard detail for each type of lid to be used with the Nyloplast Drain Basins, a detail for only one lid type is included.

Sheets C-600 – C-602: • Show and label Proposed Grade and Existing Ground in all profiles. Show and label Mass Grading in profiles where appropriate. • Include the following note on any profile sheet applicable: “Compacted Fill shall be placed to a minimum 18” above the top of the pipe prior to installation.” • Show and label the limits of the compacted fill placement in the Profile view. Use hatching for clarity. • Include Flowline (In) elevations at Structures 802, 1301, and 2001 for the underdrains connecting to the structures. • Include a leader from Structure 1401 to the F/L information below.

Sheet C-700: • All of the storm sewer shown in the plans should be included in the Drainage Map. The ability for each structure to capture all drainage or have bypass and where that bypass will flow to must be designed, analyzed and reviewed. • Verify that each drainage area is shown flowing to a structure with an opening.

Sheet C-800: • Revise the structure numbers for Line 1700, they are incorrect. • Expand the calculations to include the storm sewer added to the drainage map and profile sheets. • Verify that all structure types are correct and consistent throughout the plan set. For example, Structure 2204 is shown as a Junction Box in both Plan and Profile views, but is shown to have drainage to it in the drainage map and is shown as an Area Inlet on this sheet. Revise plans as needed for consistency. • Are all structure types represented by the three structure types in the calculation table? • Submit grate inlet calculations to show how much flow will be captured. • Please submit design information for each Nyoplast Drain Basin non-solid lid type that shows drainage captured. Inlet Capacity Charts from the manufacturer showing the specific design point for each inlet is acceptable.

Miscellaneous Correction

A final plat shall be reviewed, approved, and recorded prior to the issuance of a building permit.

It was noted there will be future buildings (concessions, restrooms, amentity building). To be considered as part of this final development plan approval, please provide an elevation for the building(s).

No building permit shall be issued for any structure in the development unitl written proof is sprovided to the City that the development agreement has been recorded in the Jackson County Recorders' Office.

Sign permits shall be obtained through the Devleopment Services Department, prior to installation of any signs.

Use of the fields shall not be allowed until all required infrastructure has been constructed.

Please provide the parking counts for the propoed parking located in KC, MO. Provide the method used to determine parking needs. All required parking on site and off site shall be required to be built prior to the opening of the fields.

To better understand the landscaping requirements for this site, please complete the landscape worksheet as provided. Please account for all street frontages and open yard requirements, parking lot screening, etc. For purposes fo a building footprint, the occer fields could be considered a footprint.

To better understand the landscaping requirements for this site, please complete the landscape worksheet as provided. Please account for all street frontages and open yard requirements, parking lot screening, etc. For purposes fo a building footprint, the occer fields could be considered a footprint.

A sound amplification system or any other noise caused by the operationshall not exceed sixty-five decibels as measured at the propety lines.

Clarification is needed for the pole height of the field lighting. What is the overall height of the fixtures (above grade)? The maximum height for parking lot lighting is 28', including the base.

The minimum drive aisle widths have not been met at the island bump-outs. A minimum of 24' is required, measured from the face of the curb. The drive isle width cannot include any portion of the 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. The 2018 International Fire Code will be in effect after April 1. 2019.

Misc.

All hydrants located inside of the City of Lee's Summit shall be of an approved type and color to meet City of Lee's Summit requirements.

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: A. Show the locatiion of hydrants along View High Parkway.

Fire Lane Required

IFC 503.1.1 - Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where: 1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. Action required: 1. How is access being provided to the building located north of Field 4? If access is to be provided from the lot in KCM0, the lot and hydrant coverage shall be provided prior to the issuing of a building permit for the structure. Provide plans for the KCMO side. 2. Provide entry points to the emergency vehicle/ fire lane from the south parking lot and from the parking lot between Fields 1 and 5.

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 locks shall be provided on any gate(s) that would prevent fire department access.

Misc.

A second emergency access shall be provided from the northeast (E 98th St/Norfleet), for the entire Paragon project.

Inadequate information to complete review. Provide the following: - Retaining wall designs - Water meter sizes - Complete water service design to all locations served. - Specify materials, slopes, etc. of all sewer piping. - Light pole base details 4/22/19 - no comments addressed in resubmittal.

Inadequate information to complete review. Provide the following: - Retaining wall designs - Water meter sizes - Complete water service design to all locations served. - Specify materials, slopes, etc. of all sewer piping. - Light pole base details

Additional comments may be forthcoming after the street plan review has been completed.

Include Inlet Calculations in both the plan set and the Final Stormwater Drainage Study. When those are submitted, a complete review of the Storm Sewer will be done.

General: • Clearly label any portion of work included in separate plans as such for clarity. For example, the streets are included in separate plans, but the grading is partially shown in this set of plans and nothing indicates another set of plans covers the roads. Sanitary is shown as having separate plans but water is not. Clarify throughout the plan set. • Driveways are required to be concrete, as shown in the City’s standard detail. Revise the plans accordingly. • Include specific ADA-accessible sidewalk ramp design at the proposed entrances. Meet the design requirements shown in LS Section 5300 of the Design and Construction Manual.

Sheet C-100: Include a note, with source, stating if oil/gas wells are present on the site or not. Show location any wells present.

Sheet C-101: Show and label the City Limits.

Sheets C-201 – C-208: • Include TW and BW in the Legend. • Why are1-foot contours used in some places, but 2-foot contours used in others? • Include wall elevations at the west end of the Field 3 south wall. • There is what appears to be a retaining wall at the southwest corner of Field 5. Please provide elevations for this wall. • There is what appears to be a retaining wall at the north side of the wetlands area. Please provide elevations for this wall. • There are what look like retaining walls north of the eastern section of the north parking lot, but the contours don’t look as though they are. Please indicate that those are. • Remove the detectable warnings at the south parking lot entrance and exit. They are required at street crossings only.

Sheets C-300 – C-308: • Include consistent hatching throughout these sheets for the wetlands area and include in the Legend. • Hatch the area between the parking lot and Fields 1 & 5 and include in the Legend. • Relocate the leader for Construction Note 20 label at the southwest corner of Field 1 to point to the wall, not the storm sewer.

Sheets C-400 – C-408: • Most of the symbols in the Utility Legend are too light to read. Please revise. • Label the water line is to be KCMO Water by separate plan, similar to the sanitary note used. • Include a note stating that all fire hydrants within Lee’s Summit city limits must meet City of Lee’s Summit requirements. Remove all other water construction notes from these plans. • If a storm structure is shown on the sheet, even if beyond the match line, include the structure number. • Verify all Plan view and Storm Sewer Note structure numbers match. • Revise Storm Sewer General Note 2 to include meeting ASTM F2306 as a requirement.

Sheet C-500 – C-505: • Both light and heavy duty parking lot pavement sections require 6” granular base over geogrid OR 6” stabilized subgrade. The granular base is shown, but 12” compacted subgrade is shown instead of geogrid or stabilized subgrade. Please revise. • Several standard details refer to items not included on the plans. Either remove these details of clarify where they are used. • Include updated APWA Erosion and Sediment Control (ESC) standard details. • Remove all non-ESC APWA details and replace with the City’s standard details.

Sheet C-906: Install construction fencing around the perimeter of the wetland area to be undisturbed. Consider adding an additional row of silt fence or other ESC item in addition to the silt fence shown for additional protection of the wetland area.

Sheet C-1000 – C-1002: Include updated APWA Erosion and Sediment Control (ESC) standard details.

Submit an Engineer's Estimate of Probable Construction Costs.

Signing should be shown on the plans for the private streets/drives and parking areas (e.g. field location signs/wayfinding, roundabout signing/markings, stop signs, etc.).

Do any of the proposed walls require fall protection/railing, fencing, or other pedestrian safety measure? For example, there's variable height wall, adjacent to paths/sidewalk and between fields (in some locations there's wall between two adjacent playing field surfaces). Is any fencing proposed?

Additional comments may result from coordination of engineering plan review.

Development Agreement required. The agreement must address the conditions of approval by Lee's Summit and KCMO, secondary access to the northeast via E 98th St/Norfleet to/from Bannister or alternate route for emergency services and public use in emergency or other special situations (refer to Fire Department comments), availablity of parking located within KCMO (refer to Planning comments), etc.

Label the NW orientation for all proposed/existing streets.

A final plat shall be reviewed, approved, and recorded prior to the issuance of a building permit.

It was noted there will be future buildings (concessions, restroorms, amentity building. To be considered as part of this final development plan approval, please provide an elevation for the building(s).

Clarification is needed for the pole height of the field lighting. What is the overall height of the fixtures (above grade)? The maximum height for parking lot lighting is 28', including the base. Please confirm the overall height of the parking lot poles with the base.

No building permit shall be issued for any structure in the development until written proof is provided to the City that the development agreement has been recorded in the Jackson County Recorders' Office.

Sign permits shall be obtained, through the Development Services Department, prior to installation of any signs.

Use of the fields shall not be allowed until all required infrastructure has been constructed.

Please provide the parking counts for the proposed parking located in KC, MO. Provide the method used to determine parking needs. All required parking on site and off site shall be required to be built prior to the opening of the fields.

The minimum drive aisle widths have not been met at the island bump-outs. A minimum of 24' is required, measured from the face of the curb. The drive aisle width cannot include any portion of the curb.

To better understand the landscaping requirements for this site, please complete the landscape worksheet as provided. Please account for all street frontages and open yard requirements, parking lot screening, etc. For purposes of a building footprint, the soccer fields could be considered a footprint.

The main lighting of the facility shall be turned off no more than 60 minutes after the end of an activity or event. A low level lighting system shall be installed to facilitate patrons leaving the facility, cleanup, nighttime maintenance, etc. Please note how this requirement will be met.

A sound amplification system or any other noise caused by the operation shall not exceed sixty-five (65) decibels as measured at the property lines.

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. The 2018 International Fire Code will be in effect after April 1. 2019.

Misc.

All hydrants located inside of the City of Lee's Summit shall be of an approved type and color to meet City of Lee's Summit requirements.

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: 1. Show the location of the hydrant for the storage building at the northeast corner of Field 4. 2. Show the locatiion of hydrants along View High Parkway and River Road.

Fire Lane Required

IFC 503.1.1 - Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where: 1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. Action required: 1. How is access being provided to the building located north of Field 4? If access is to be provided from the lot in KCM0, the lot and hydrant coverage shall be provided prior to the issuing of a building permit for the structure. 2. Provide entry points to the emergency vehicle/ fire lane from the south parking lot and from the parking lot between Fields 1 and 5.

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 locks shall be provided on any gate(s) that would prevent fire department access.

Misc.

A second emergency access shall be provided from the northeast (E 98th St/Norfleet), for the entire Paragon project.