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 2018 International Fire Code.

Prior to formal approval, an extra full size paper copy of the Final Development Plan shall be required.

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)), right of way fee, 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. $ to be determined based on quote for meter setup fees.

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.

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.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required: Painting of curbs and roadway shall be in combination with signs.

Water Supply

501.4 Timing of installation. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection where construction of new roadways allows passage by vehicles in accordance with Section 505.2. IFC 507.1 - An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction. Action requied: Upgrades to the water supply, hydrants on site, and the asphalt base of the fire lanes shall be installed prior to construction. Water supply requirements are based on the 2018 IFC Table B105.1(2) and Amended 2018 IFC B105.2 that only allows for a 50% reduction for a fully sprinklered building.

Please see comment #1 contained within the previous applicant letter. Changes were made in the detention pond setup page, but it still appears to contain discrepancies. For instance, the plan sheet on Sheet C904 appears to show weir A as 4.0 feet in length, but the report on page 18 of the appendix shows 3.75 feet. Please reconcile the discrepancy.

Stormwater Report: Please arrange the appendices in the correct order. The table of contents was found within the middle of the appendices, and several other pages of the appendices were arranged randomly.

Comment #8 of the previous applicant letter stated that the maximum size for the domestic water line from the main to the meter is 3 inches. Sheet C509 was provided with a revision that shows a saddle for the 3 inch soft copper line. This is not allowed. A cut-in tee is required.

The stormwater line on Sheet C900 from the detention basin outlet structure, to the curb inlet on Oldham Pkwy. is shown as a public line, to be installed as per the drawings within the public improvement set. These lines (i.e., from the outlet structure, to the box, and finally to the curb inlet) shall be considered "PRIVATE". In the interest of simplicity, it will be acceptable to provide a note on Sheet C900 stating these features are "PRIVATE", with references to the drawings as presently shown.

Please ensure the correct number of plan sets are submitted within the resubmittal package. We did not receive the correct number of plan sets. Please be aware that Final Development Plans require a larger number of plan sets than engineering plans. Please contact Dawn Bell, Project Manager, for details concerning the correct number of plan sets.

It's noted on sheet SP1.0 the label for the rtu screen is still shown. However the elevations do show the parapet, it is noted screens will not be used.

The "Final Stormwater Drainage Study for Lee's Summit Senior Living Community" dated Jul. 19, 2019 (hereinafter referred to the Stormwater Report) appears to show that weir A and B are switched? Wouldn't Weir A actually be Weir B, and Weir B actually be Weir A? This is what is shown in the user's manual for the routing setup, and may or may not make any difference in the routing calculations. Please ensure this specification in the report is correct.

The Stormwater Report did not appear to address the issue of the emergency spillway (or lack of the emergency spillway). As requested in the previous applicant letter, this should be discussed within the report, with the reasoning given in the report why an emergency overflow system was not incorporated into the design.

The Stormwater Report appeared to use an "existing condition" curve number of 75 for several subareas within the drainage area. The Design and Construction Manual specifies a curve number of 74 for undeveloped areas.

The Stormwater Report appears to have not used the correct procedure in determining the maximum allowable peak flow rates for the various storm events at each point of interest. Allowable peak flow rates are always calculated on the existing condition drainage area to a particular point of interest, with an allowance given for the existing peak flow rate for "off-site" contributors to the drainage area. From the report on Table 4A, it appears the allowable peak flow rate was based on the post-developed drainage areas.

Appendices: It appears the incorrect drainage area may have been used for the combined hydrographs (i.e., a combination of hydrographs that are entering the detention basin). 4.08 is shown as the contributing drainage area, but it appears this should be 9.4 acres?

Sheet C503: Soft K copper should be specified for the domestic water service between the water main and the meter. Soft K copper should be specified at least ten (10) feet beyond the meter. No splices are allowed between the water main and the meter.

Sheet C503: The maximum size for the domestic line connection to the water main is 3 inches from the water main to the water meter. The domestic water line after the meter may be larger than 3 inches, if desired.

Sheet C503: W-10 is shown as a 2 inch water meter with gate valves. No gate valves should be shown for the 2 inch water meter. This connection should be made in accordance with WAT-11 (standard detail), shown elsewhere in the plan set.

Sheet C503: Please remove the valves shown on the main serving the domestic and irrigation meters. These are not only not required, but not desired.

Sheet C504: Why is an extra valve shown after the backflow vault?

Please be aware that the City does not specifically require chemically-stablized subgrade beneath PCC pavement, unless it is specifically desired by the applicant or owner.

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.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required: Painting of curbs and roadway shall be in combination with signs.

Water Supply

501.4 Timing of installation. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection where construction of new roadways allows passage by vehicles in accordance with Section 505.2. IFC 507.1 - An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction. Action requied: Upgrades to the water supply, hydrants on site, and the asphalt base of the fire lanes shall be installed prior to construction. Water supply requirements are based on the 2018 IFC Table B105.1(2) and Amended 2018 IFC B105.2 that only allows for a 50% reduction for a fully sprinklered building.

The proposed RTU's within the connecting area between the 3 story building and 1 story building will require a different solution for screening as seen from the east and west perspectives. The proposed louvre paneling system doesn't meet the UDO requirements for RTU screening. Staff suggests tucking them in closer to the north and south portions of the perspective buildings so it can be screened by those roof tops. Another solution would be to provide a parapet wall system perhaps with cement board finishing as shown in the preliminary development plan. Can a sight line elevation be provided from both the east and west perspectives within the area the RTU's are visible? It appeared there were approximately 3 units exposed.

On the photometric sheet, label property line on east, west and south boundaries. Indicate the 100' perimeter distance from the south property line. All pole lights shall be a maximum height of 15 feet within the 100' perimeter area. Confirm the SL fixture within the island will be directed toward the proposed signage and the light will be shielded from Oldham Pkwy. The maximum wattage for fixtures on developments that adjoin residential uses and/or districts shall be limited to 175 watts maximum per head through the entire parking lot. Please revise the photometric plan accordingly.

Please refer to Engineering comment regarding pavement thicknesses. Reference the UDO, Article 8.

Revise Sheet C200 to note the Side yard setback is 20 feet for Lot 1. The Special Use Permit for this use required the side yard setbacks to be doubled within the zoning district, thus requiring 20 feet. The Build Lines indicate this on the plan and plat.

Reference the R78 accessible sign within the detail on sheet C702. This sign has a white background and a green border.

Provide elevation references on Sheet SP1.0 that corresond with the elevation and details on Sheets A1.0, A2.1, A2.2, A2.3, and A2.4.

Depth of secondary electrical wiring is noted as 18" deep. Action required: Any wiring under parking or drive ways must be minimum 24" deep. To be field verified.

A cursury review of the stormwater report showed that the wrong methodology was utilized. The City of Lee's Summit uses the "Comprehensive Control Strategy", which requires the calculation of an allowable release rate at different points of interest, along with 40 hour extended detention or volumetric reduction in lieu of 40 hour extended detention. In addition, the report states this area is located in the 0.2% chance flood zone. Are you sure this is the case? FEMA has two (2) different designations for zone x...one relates to being "minimal flood hazard", and the other zone x designates it is within the 0.2% chance flood zone. Please reconcile this discrepancy.

MoDOT approval shall be required for the new entrance to Oldham Pkwy. This may be in the form of an email from MoDOT.

Sheet C500: Please reference the water line plans contained elsewhere in the plan set (i.e., Sheet C509).

C500: The method used to drain the sump of the backflow vault should be shown either on the plan view, or a modified standard detail. The sump may be drained in three ways: 1) daylight, 2) connection to a storm structure, or 3) construction of an infiltration trench.

C500: A gate valve is required immediately prior to the backflow vault.

The location of the water meter and sizing must be shown on the plans. Pipe type must be shown, and must conform to the soft copper requirements shown on the standard detail for the minimum distances shown on the standard detail.

C503: A scale was not shown. It appears there may be instances where the slope is not 2.0% in the bottom of the detention basin. A minimum of 2.0% slope is required in the bottom of the basin as measured in any location within the bottom of the basin.

C503: The 1% chance storm event water surface elevation must be shown graphically, and the elevation called-out. The minimum distance between any property line or building is 20 feet from this surface.

General Comment: A profile view of all storm lines is required for any private or public storm line greater than 6 inches in diameter.

C200: It would appear there is another bioretention area along the east side of the project? Please label.

No review is being provided for the ADA-accessible ramps within right of way. Comments on these features shall be performed with the public street plan review.

It appears there are two (2) bioretention basins to be constructed with this project. Please identify these (e.g., bioretention basin #1, bioretention basin #2) on the general layout, grading plan, and other appropriate sheets.

Please add a note stating that the detention basins and bioretention basins shall be constructed prior to any other activity on the site.

General Comment Concerning Emergency Spillway: It appears the detention basin is being cut into the existing grade. Emergency spillway requirements may change due to the fact that a "dam" is not really being constructed, but rather, the basin is being cut-into the existing grade. You may wish to revisit this requirement, discuss in the report why or why it may not be required based on your assessment.

C503: Concrete low flow channels are not allowed in the City of Lee's Summit.

The hyraulic grade line for the design storm must be shown on the profile view of all storm lines greater than 6 inches in diameter.

Sheet C503: It is unclear what the outlet structure is referring to. Is this the control structure for bioretention basin #1? Shouldn't the bioretention basin be labeled?

Sheet C503: Please see comments concerning emergency spillways in cut areas. This may not be required based on these comments. The purpose of the emergency spillway is to ensure the integrity of a dam is not jeopardized during periods of clogged flow conditions, or higher-than-design storm events. If this features are installed in cut areas, then the consequences of overtopping would not appear to jeopardize the "dam", because in these cases, a "dam" doesn't exist. Please review, and discuss within the report.

Sheet C504: Please provide additional context for this drawing. Perhaps street or highway labeling would show where this is located?

Sheet C504: Please see previous comments about the emergency spillway, and whether or not this pertains to the situation shown on the plans.

Sheet C504: Please be specific as to the location of the outlet structure in relation to this drawing. It does not appear clear from the notes or table. In the table, it appears this is called-out as an Area Inlet? Invert elevations, however, do not appear to match the "Outlet Structure Detail".

The private sanitary sewer is shown with an 8 inch line connecting to the existing manhole. If using 8 inch private sanitary sewer line with a direct-connection to the manhole, then manholes should also be shown for the private sanitary sewer. Cleanouts are not allowed. If using private sanitary sewer line less than 8 inches, a cut-in wye must be installed along the existing public sanitary sewer line, a minimum of 4 feet from the outside of the manhole to the outside of the wye. In this case, no direct connection to the existing sanitary sewer manhole is allowed.

Sheet C509: Please show the vaults and meters in bold, to denote these are proposed improvements. As shown, they appear to be existing improvements because they are greyed-out.

General Note about Utility Plan on Sheet C500: Please add a prominent note which references the "Water System Plan" on Sheet C509.

The pavement detail does not meet the Unified Development Ordinance (UDO) in terms of pavement thickness or subgrade design. In general, the following requirements apply: 1) drive aisles and parking stalls require a minimum of 1.5 inch surface course, with a minimum 4 inch base course, on top of 6 inches of aggregate base, and over 6 inch minimum thickness of chemically-stabilized native subgrade, or in lieu of chemically-stablized subgrade, geogrid that meets the specifications of the City of Lee's Summit. Heavy truck traffic lanes where fire department, trash delivery, or other truck traffic has the same requirement, except the base must be a minimum of 5 inches thick rather than 4 inches thick.

Curb and gutter detail must be provided, which clearly shows that the subgrade design discussed in the above comment is exteneded a minimum of 1 foot beyond the back of curb.

It appears that the backflow vault is shown within a public easement, which is not allowed.

A profile view of the fire line is required. Other utilities should be shown on this profile view to eliminate utility conflicts. Depth of cover should be specified (i.e., minimum of 42 inches).

The domestic water meter vault should be shown within a public easement. As shown, it appears to be outside the limits of the easement?

KCMMB concrete of 8 inch thickness must be used for all new commercial entrances from non-MoDOT roads.

An itemized and sealed 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. Items to include in the estimate are: 1) storm lines greater than 6 inches, 2) storm structures, 3) sanitary sewer lines and structures, 4) sanitary manholes, 5) wye connections, 6) water lines and connections, 7) special water meter vaults for 3 inch meters, 8) fire hydrants, 9) valves, 10) tees, bends, and other items, 11) thrust blocks and straddle blocks, 12) grading to establish proper drainage, 13) grading for detention basins and bioretention basins, 14) detention basin outlet structures, 15) paving, 16) subgrade, including aggregate base and chemically-stabilized subgrade/geogrid extending a minimum of one (1) foot beyond the back of curb, 17) commercial entrances, 18) curb and gutter, 19) rip rap, 20) turf reinforcement mat, 21) erosion and sediment control devices and measures, and 22) 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.

Misc.

D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Action required: The fire lane along the west side of independent living shall be 26 feet (C200). Make adjustments to meet this requirement.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility.

Water Supply

501.4 Timing of installation. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection where construction of new roadways allows passage by vehicles in accordance with Section 505.2. IFC 507.1 - An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction. Action requied: Upgrades to the water supply, hydrants on site, and the asphalt base of the fire lanes shall be installed prior to construction.

FDC

IFC 903.3.7 - Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official. Action required: The hydrant supplying the FDC on the indepentent liviving building shall be on the same side of the covered entrance.