Lee's Summit

DE Contact Field Eng. Inspector

Contact Field Engineering Inspections at (816) 969-1200 at least 48 hours prior to the onset of construction.

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 Contact ROW Inspector

Prior to any activities within the right-of-way that are not directly associated with a specific infrastructure or building permit, a separate right-of-way permit may be required. Contact a Right-of-Way Inspector at (816) 969-1800 to obtain the required permit.

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 (which is calculated as 3% of the total infrastructure cost plus a water test inspection fee(s)), and the water tap and meter setup fee have been included. These must be paid prior to the issuance of an infrastructure permit and/or the final processing of a building permit. $50,517.64

Miscellaneous Correction

This approval is for the Taco Bell and site development only. The elevations for the Scooter's Coffee have not been approved at this time.

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 2018 International Fire Code.

Miscellaneous Correction

1. This development is located within an approved development area that requires the architecture to be “Prairie Style”. Attached is an example of a Scooter’s that would more closely resemble a “Prairie Style” elevation (it doesn’t have to be this example, but will need to have elements of Prairie Style). The elevation will also need to be approved by the overall developer. Taco Bell went through this process as well, their team would be able to assist in that approval process.

Miscellaneous Correction

A Vacation of Easement application shall be approved and recorded prior to any building permits within the affected area. Mike Weisenborn 10/08/2019 8:41 AM - The VOE application has been withdrawn.

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 (which is calculated as 3% of the total infrastructure cost plus a water test inspection fee(s)), and the water tap and meter setup fee have been included. These must be paid prior to the issuance of an infrastructure permit and/or the final processing of a building permit. $50,517.64

DE Contact Field Eng. Inspector

Contact Field Engineering Inspections at (816) 969-1200 at least 48 hours prior to the onset of construction.

DE Contact ROW Inspector

Prior to any activities within the right-of-way that are not directly associated with a specific infrastructure or building permit, a separate right-of-way permit may be required. Contact a Right-of-Way Inspector at (816) 969-1800 to obtain the required 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 #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.

Construction of the retaining wall shall not commence until such time that portions of the easement have been vacated. Mike Weisenborn 10/08/2019 8:42 AM - The retaining wall has been removed from the easement.

Construction of the off-site drainage improvements shall not commence until private off-site easements have been acquired from the adjacent property to the south.

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 2018 International Fire Code.

Miscellaneous Correction

It appears one tree along the east side of the property line is proposed outside of the lot, please revise. Are autumn brilliance serviceberry and celebration maple considered ornamental? All trees located within easements need to be ornamental.

Miscellaneous Correction

Provide the manufacturer's specifications for all proposed exterior lighting. The pole lighting specifications were received, however the wall-pak lighting has not been received. Update the Photometric Sheet to reflect any exterior wall lighting.

Miscellaneous Correction

A separate Final Development Plan shall be required for the proposed Scooters.

Miscellaneous Correction

A Vacation of Easement application shall be approved and recorded prior to any building permits within the affected area.

Miscellaneous Correction

Provide a color elevation for all four-sides. This could be in 11"x17" format.

Steep slope protection is called-out on Sheet C8.0, but no such definition of "steep slope protection" is shown. Does this refer to turf reinforcement mat? We agree this is required for the proposed slopes, but it is vague what is shown as "steep slope protection". Please clarify exactly what is being proposed on Sheet C8.0, including a reference to the specific sheet contained elsewhere in the plan set (e.g, Sheet C8.2?).

The retaining wall detail sheets, although referenced on Sheet C4.0, were not included in the resubmittal. This would include Sheet C10.0, C10.1, and C10.2. None of these sheets were included.

The aforementioned retaining wall is shown within the horizontal limits of the easement. Notes are provided on Sheet C2.0 stating that the limits of the easement to be modified by separate submittal. This should be performed prior to approval of the Final Development Plan.

Off-site easements for the storm drainage system should be executed and recorded prior to approval of the Final Development Plan, not based on Final Occupancy.

Additional easements for the water services (i.e., domestic and irrigation meters to serve both buildings) should be executed and recorded prior to issuance of a Certificate of Substantial Completion. A standard template for a public water easement is available from the City, and must be used. In addition, an 8.5 inch by 11 inch exhibit showing in graphical format, the limits of the easement is also required. Prior to execution of these easements, a review copy should be made available to City staff to determine that they are in a form acceptable to the City (i.e., using the standard template). Execution and recordation at the Jackson County Recorder of Deeds should be done after this courtesy review.

Miscellaneous Correction

The approved preliminary development plan has an ordinance requirement that all buildings shall incorporate "prairie style architecture". This will be required for this development. If "prairie style architecture" is not desired, the application would need to go through a preliminary development plan for approval for the desired style of architecture. In order to achieve a more "prairie style" appearance additional alterations are needed. Staff suggests removing the tower element, extending the canopy line around and converting the metal canopies into a low roofing system with shingles. The proposed metal tower is not compatible with "prairie style", furthermore, staff could not administratively approve the amount of metal proposed.

Miscellaneous Correction

The asphalt pavement details doesn't meet the UDO requirements. The 6-inch subgrade should note that it's stabilized. Coordinate this comment with engineering comment regarding pavement thicknesses.

Miscellaneous Correction

On Sheet C0.0, revise the contacts for Planning and Development and Codes Administration. These two departments are now combined into one, which is Development Services. The 969-1200 numbers are accurate. The phone number for Development Services is 816-969-1200, please revise. Remove Sue Pyles name reference for Public Works. Remove Joe Frogge's name reference for Water Utilities.

Miscellaneous Correction

Staff is requesting the canopy/awning area on the north and east elevations be wrapped around the entire width of the fiber cement paneled area on the north and west elevations. Extending the canopies will meet the requirement for horizontal and vertical features to break up the wall planes. See related comment regarding the canopy. The elevations are not labeled correctly, please revise.

Miscellaneous Correction

All signs require a separate sign permit submittal and approval through the Development Services Department.

Miscellaneous Correction

The building elevations for the coffee shop need to be revised to include more "praire style" architecture". Wood lap siding is not an approved exterior building material for a commercial district. Label the proposed colors for the coffee shop building.

Miscellaneous Correction

It appears one tree along the east side of the property line is proposed outside of the lot, please revise. Are autumn brilliance serviceberry and celebration maple considered ornamental? All trees located within easements need to be ornamental.

Miscellaneous Correction

Provide the manufacturer's specifications for all proposed exterior lighting. The pole lighting specifications were received, however the wall-pak lighting has not been received. Update the Photometric Sheet to reflect any exterior wall lighting.

Miscellaneous Correction

Is the parking lot pole height of 25 feet inclusive of a base? Please clarify.

Miscellaneous Correction

Provide a note and reference to whether there are any active or abandoned wells on the premises. Provide a source other than a visual inspection on Sheet C0.0.

Miscellaneous Correction

A separate Final Development Plan shall be required for the proposed Scooters.

Miscellaneous Correction

A Vacation of Easement application shall be approved and recorded prior to any building permits within the affected area.

Miscellaneous Correction

Provide a color elevation for all four-sides. This could be in 11"x17" format.

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 2018 International Fire Code.

Miscellaneous Correction

The driveway and drive aisle widths are not met. The minimum width for driveways and drive aisles is 24 feet and shall only include the pavement and not the curb and gutters.

Miscellaneous Correction

Specify which curbing will be utilized, CG-1 or an integral Portland cement concrete side-walk and curb with a vertical face is required.

Miscellaneous Correction

The approved preliminary development plan has an ordinance requirement that all buildings shall incorporate "prairie style architecture". This will be required for this development. If "prairie style architecture" is not desired, the application would need to go through a preliminary development plan for approval for the desired style of architecture. In order to achieve a more "prairie style" appearance additional alterations are needed. Staff suggests removing the tower element, extending the canopy line around and converting the metal canopies into a low roofing system with shingles. The proposed metal tower is not compatible with "prairie style", furthermore, staff could not administratively approve the amount of metal proposed.

Miscellaneous Correction

The asphalt pavement details doesn't meet the UDO requirements. The 6-inch subgrade should note that it's stabilized. Coordinate this comment with engineering comment regarding pavement thicknesses.

Miscellaneous Correction

Reference the accessible sign detail of R7-8. This detail has a white background and green border.

Miscellaneous Correction

Tree caliper sizes and evergreen tree height doesn't meet UDO standards. Revise the landscape sheet to reflect 3 inch caliper size and 8 foot tree height.

Miscellaneous Correction

Eight street trees are required along the Woods Chapel street frontage, the landscape plan reflects the number, but the tree symbols do not reflect that eight trees are proposed.

Miscellaneous Correction

The street shrubs along I-470 are not shown. The table indicates 9 are required, but they are not labeled on the plan.

Miscellaneous Correction

On Sheet C0.0, revise the contacts for Planning and Development and Codes Administration. These two departments are now combined into one, which is Development Services. The 969-1200 numbers are accurate. The phone number for Development Services is 816-969-1200, please revise. Remove Sue Pyles name reference for Public Works. Remove Joe Frogge's name reference for Water Utilities.

Miscellaneous Correction

The elevations need to be revised to limit the proposed amount of E.I.F.S. on both the east and west elevations. A ratio of 30% E.I.F.S. is supportable for each elevation. Provide stone or brick (in the same dark gray color) replace the dark gray E.I.F.S area on the lower half of the building (on both elevations).

Miscellaneous Correction

Staff is requesting the canopy/awning area on the north and east elevations be wrapped around the entire width of the fiber cement paneled area on the north and west elevations. Extending the canopies will meet the requirement for horizontal and vertical features to break up the wall planes. See related comment regarding the canopy. The elevations are not labeled correctly, please revise.

Miscellaneous Correction

In order to be compliant with the Unified Development Ordinance (UDO), the height of the parapet wall is required to be increased to the height of the proposed Roof Top Units (RTU). Revise sheet A4.0 and A4.1

Miscellaneous Correction

All signs require a separate sign permit submittal and approval through the Development Services Department.

Miscellaneous Correction

The building elevations for the coffee shop need to be revised to include more "praire style" architecture". Wood lap siding is not an approved exterior building material for a commercial district. Label the proposed colors for the coffee shop building.

Miscellaneous Correction

What is the proposed height of the retaining wall?

Miscellaneous Correction

Label the utility easements, access easements, and platted build lines on all sheets. Any proposed trees within the easements will need to be revised to an ornamental species. Label these easements on sheet L1.0. Why are trees proposed offsite along the Woods Chapel frontage? All trees must be on the private lot.

Miscellaneous Correction

Provide the manufacturer's specifications for all proposed exterior lighting. These were not received.

Miscellaneous Correction

Is the parking lot pole height of 25 feet inclusive of a base? Please clarify.

Miscellaneous Correction

Label the property lines.

Miscellaneous Correction

Provide a note and reference to whether there are any active or abandoned wells on the premises. Provide a source other than a visual inspection.

Sheet C5.0: W03 is shown as an irrigation meter, but it is shown connected to the domestic water service serving the Taco Bell. The irrigation meter should have its own tap on the public water main, and the irrigation meter should be located within an easement or right of way.

Sheet C9.0: The asphaltic concrete typical section still does not conform to the Unified Development Ordinance (UDO) in terms of the chemically-stabilized subgrade or geogrid. While 95% compactio is always required, the City also requires either one (1) of these two methods for subgrade stabilization.

Off-site easements between the owners of Price Chopper and the applicant shall be required prior to approval of the Final Development Plan.

It appears there are structural elements of the retaining wall that will be encroaching upon the remaining easement. As discussed in the previous comment letter, no portion of the retaining wall, including any underground structural elements such as geofabric, geogrid, etc. can encroach into the easement.

Please refer to comment #10 in the previous comment letter. According to our notes, no such discussion concerning the future dedication of this line as public were ever agreed. Our notes indicate that if this line were ever to become public, it must follow the property line rather than as shown (i.e., skewed within the lot).

Please refer to comment #13 within the previous applicant letter. A curb and gutter detail is required that includes the aggregate base and chemically-stabilized subgrade/geogrid a minimum of one (1) foot beyond the back of curb. GEN-4 is provided, but only shows general dimensions, and is not adequate to show the extension of the subgrade design beyond the back of curb.

Engineer's Estimate of Probable Construction Costs appeared low for the following unit prices, based on estimates received for similar projects with similar scope: 1) curb inlets and junction boxes (all), 2) sanitary manhole, 3) curb and gutter. In addition, the estimate was missing either the chemically-stabilized subgrade or geogrid. Please ensure you have calculated the total area including the portion 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 2018 International Fire Code.

Imposed Loads

IFC 503.2.3 - Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. Action required: The portions of the parking lot used for fire departtment access shall support the weight of fire apparatus (75,000-pounds).

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm). Recommend shortening the the width of the island at the south in of the parking lot to allow turning movement of larger vehicles i.e. firetrucks and trash trucks.

Miscellaneous Correction

The driveway and drive aisle widths are not met. The minimum width for driveways and drive aisles is 24 feet and shall only include the pavement and not the curb and gutters.

Miscellaneous Correction

Specify which curbing will be utilized, CG-1 or an integral Portland cement concrete side-walk and curb with a vertical face is required.

Miscellaneous Correction

The approved preliminary development plan has an ordinance requirement that all buildings shall incorporate "prairie style architecture". This will be required for this development. If "prairie style architecture" is not desired, the application would need to go through a preliminary development plan for approval for the desired style of architecture.

Miscellaneous Correction

The asphalt pavement details doesn't meet the UDO requirements. The 6-inch subgrade should note that it's stabilized. Provide a pavement detail for the proposed fire lanes and truck access areas. Also indicate these areas on Sheet C2.0. The trash enclosure area is required to have a concrete approach 30 feet in length, measured from the enclosure opening.

Miscellaneous Correction

Reference the accessible sign detail of R7-8. This detail has a white background and green border.

Miscellaneous Correction

Tree caliper sizes and evergreen tree height doesn't meet UDO standards. Revise the landscape sheet to reflect 3 inch caliper size and 8 foot tree height.

Miscellaneous Correction

Eight street trees are required along the Woods Chapel street frontage, the landscape plan reflects the number, but the tree symbols do not reflect that eight trees are proposed.

Miscellaneous Correction

The street shrubs along I-470 are not shown. The table indicates 9 are required, but they are not labeled on the plan.

Miscellaneous Correction

On Sheet C0.0, revise the contacts for Planning and Development and Codes Administration. These two departments are now combined into one, which is Development Services. The 969-1200 numbers are accurate.

Miscellaneous Correction

The elevations need to be revised to limit the proposed amount of E.I.F.S. on both the east and west elevations. A ratio of 30% E.I.F.S. is supportable for each elevation. Provide stone or brick (in the same dark gray color) replace the dark gray E.I.F.S area on the lower half of the building (on both elevations).

Miscellaneous Correction

Staff is requesting the canopy/awning area on the north and east elevations be wrapped around the entire width of the fiber cement paneled area on the north and west elevations. Extending the canopies will meet the requirement for horizontal and vertical features to break up the wall planes. It seems the east and west elevations are mislabeled.

Miscellaneous Correction

In order to be compliant with the Unified Development Ordinance (UDO), the height of the parapet wall is required to be increased to the height of the proposed Roof Top Units (RTU). Revise sheet A4.0 and A4.1

Miscellaneous Correction

All signs require a separate sign permit submittal and approval through the Development Services Department.

Miscellaneous Correction

Building elevations were not received for the small drive-thru coffee shop. For the coffee shop to be approved as part of this final development plan, the elevations are required to be submitted for review.

Miscellaneous Correction

What is the proposed height of the retaining wall?

Miscellaneous Correction

Label the utility easements, access easements, and platted build lines on all sheets. Any proposed trees within the easements will need to be revised to an ornamental species. Is there concern of the Missouri Public service easement as noted on the plat? Does this need to be vacated?

Miscellaneous Correction

Provide the manufacturer's specifications for all proposed exterior lighting.

Miscellaneous Correction

Is the parking lot pole height of 25 feet inclusive of a base? Please clarify.

Miscellaneous Correction

Label the property lines.

Miscellaneous Correction

Provide a note and reference to whether there are any active or abandoned wells on the premises.

The public water main along the west side of the project will likely need to be relocated vertically, due to the cut activity in this area. We are assuming no potholing was conducted to determine the depth of the water main. A minimum of 42 inches of cover over the top of the pipe is required, with no greater than 7 feet.

The asphalt paving does not follow the Unified Development Ordinance (UDO) in terms of pavement thickness, base, and chemically-stablized subgrade or geogrid. Please see the UDO for specific design requirements for asphalt paving. If using the results of a geotechnical study, then specific design criteria must be followed, which did not appear to be utilized within the geotechnical study. It appeared the design presented within this geotechnical report was based on generic assumptions.

Private off-site drainage easements shall be required prior to formal approval of the Final Development Plan.

It appears there may be structural elements of the retaining wall within utility easements. Please verify, and remove these structural elements from the utility easement.

All Sheets: Please label all private access roads. The north/south private road is labeled, but the east/west private access road is not.

It is likely that separate public water line relocation plans will be required, due to the cut activity over the top of the existing public water main.

the grading plan was lacking the elevations of existing contours in key locations (i.e., near the existing public water main). It appears, however, that the water main is going to be impacted by cut activities along the west side of the project, as well as the northwest portion of the project.

Temporary grading easements called-out on the plans will need to be obtained and executed prior to formal approval of the Final Development Plan.

It appears that a substantial amount of stormwater is going to bypass the interior curb inlets and discharge directly onto adjoining property.

Utility Plan: If there is any desire in the future to dedicate the 8 inch sanitary sewer as public, it cannot be extended as shown. It should be placed along the property line and along the private drive.

Sheet C5.1: Please label the profile as "PRIVATE SANITARY".

According to the stormwater memorandum dated May 2, 2019, it is stated that "...the pipe has a capacity of 40.05 cfs." What is meant by "capacity"? Is this the capacity flowing full? According to your hydraulic grade line depictions, it would appear the table is incorrect because the 100 year design flows are well above the crown of the pipe. The 10 year event is contained within the pipe, and this is acceptable, but it does not appear the table is valid, unless these figures represent the pipe at a certain elevation. Please review and revise as appropriate.

A detail is needed that shows curb and gutter to be installed with the required aggregate layer and chemically-stabilized subgrade or geogrid, a minimum of one (1) foot beyond the back of curb. GEN-4 is provided, but this is a curb replacement detail, as well as a curb geometry detail. A separate detail is required showing the one (1) foot extension beyond the back of curb.

Utility Plan: Please clarify that a cut-in wye is required for the existing sanitary sewer service.

Notes must be provided concerning any adjustment to grade to the existing sanitary sewer manhole.

Are there any downspouts serving the buildings? What is there general location, and where are they draining?

Sheet C7.0: Several junction boxes are called-out on the adjoining Price Chopper property. Wouldn't it be better to call-out curb inlets?

Sheet C7.0: Several call-outs to junction boxes, standard curb inlets, and Neenah curb inlets are shown. However, there are no clear indications of where these are located. Standard practice is to provide the sheet number and detail number. When glancing through the standard details provided, there is no such "standard curb inlet" shown, nor a "Neenah curb inlet", nor a "junction box". It might be inferred that the detail shown on Sheet C9.2 is a Neenah curb inlet, but it is not clear because it is not called-out as such. The "standard curb inlet" might also be inferred from Sheet C9.3, but again, it is not clear. Shouldn't this be referred to as a curb inlet as denoted by STM-1 on Sheet C9.3? Finally, there is no detail shown for a junction box anywhere in the plan set.

Sheet L.1: Trees are shown too close to the existing public water main. Trees must be no closer than 5 feet as measured from the outside of the pipe, to the outside of the mature tree trunk.

If calling out standard curb inlets that follow the City standard detail STM-1, the plan view does not portray them correctly. These curb inlets are offset from the back of curb.

A parking lot/island/private access drive repair and restoration plan was missing from the plans. This plan should include a plan view of the anticipated scope of work, including pavement repair, pavement repair details, median and island repair, including final restoration, parking lot re-striping, and all other information needed to show what is proposed.

An itemized and sealed Engineer's Estimate of Probable Construction Costs is required prior to formal approval of the plans. The Engineering Plan review and inspection fee is based on this estimate, and calculated at 3% of the total, plus a nominal water test observaton per trip fee, and water meter fee. Items to include on the estimate include: 1) water lines, 2) storm lines and structures greater than 6 inches in diameter, 3) sanitary sewer lines and connections, 4) site grading, 5) parking lot construction, 6) curb and gutter, 7) subgrade construction, including the area one (1) foot beyond the back of curb, 8) sanitary sewer adjustment to grade, 9) manholes, 10) junction boxes, 11) inlets, 12) retaining walls, 13) connection to existing storm inlet, 14) parking lot pavement repair, 15) parking lot landscaping repair, 16) parking lot island repair, including curb and gutter, 17) erosion and sediment control devices and measures, 18) final restoration, including sodding, seeding, fertilizer, mulch, and topsoil.

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 2018 International Fire Code.

Imposed Loads

IFC 503.2.3 - Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. Action required: The portions of the parking lot used for fire departtment access shall support the weight of fire apparatus (75,000-pounds).

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm). Recommend shortening the the width of the island at the south in of the parking lot to allow turning movement of larger vehicles i.e. firetrucks and trash trucks.