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.

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: Confirm fire lane pavement will support 75,000-pounds.

DE Engineers Estimate

The Engineer’s Estimate of Probable Construction Costs appeared to be low on the following items: 1) backflow vault, 2) fire hydrant. In addition, the following items appeared to be missing from the estimate: 1) aggregate base beneath the pavement, including the area one (1) foot beyond the back of curb, 2) chemically-stablilized subgrade or geogrid, including the area one (1) foot beyond the back of curb, 3) gate valves, 4) cut-in tee for fire line connection.

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.

UTILITY EASEMENT. The associated vacation of easement application shall be approved and recorded with the County prior to the issuance of any building permit. A certified copy of the ordinance is now available to be picked up for recording with the County.

Miscellaneous Correction

Provide Missouri State design professional seal on all designs. 10/28/19 - Sheet ES100 Site Lighting must be sealed/signed.

Please refer to the previous comment letter concerning horizontal separation between trees, and sanitary sewer lines and structures. Tree 1-HL is shown within approximately 3 feet from the outside of the mature tree trunk, to the outside of the manhole. A minimum of five (5) feet is required. If allowed by Planning staff, it will be acceptable to Engineering to eliminate this tree. Moving the tree closer to the parking lot appears to be impracticle.

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: Confirm fire lane pavement will support 75,000-pounds.

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: Post the lane going to the building to the north, next to Building 1. Verified at inspection.

UTILITY EASEMENT. The associated vacation of easement application shall be approved and recorded with the County prior to the issuance of any building permit. No additional response is required for this comment. The comment remains for informational and documentation purposes only.

Please refer to the previous applicant letter, comment #2. A typical pavement section was requested by the City, but the typical section for the asphaltic-concrete pavement shown in the plans do not comply with the Unified Development Ordinance (UDO) in terms of the required 1) chemically-stablized subgrade, or 2) geogrid. Compacted subgrade to 95% proctor was shown in the plans, but this is always required in addition to the chemically-stablized subgrade or geogrid.

Please refer to the previous applicant letter, comment #3. Standard details were requested, but it does not appear a trenching and backfill detail for stormwater pipes was provided, or a detail for the commercial entrance with KCMMB concrete.

Please refer to the previous applicant letter, comment #7. A typical section view of the curb and gutter was requested, and the response to this comment stated that a note was provided. Although a note would be acceptable, it was missing the 1) chemically-stabilized subgrade, or 2) geogrid.

Please refer to the previous applicant letter, comment #14. A method to drain the backflow vault was requested by the City, and the response was to provide a note stating that a 6 inch PVC pipe would be connected to storm line 1. Shouldn't a separate note be provided, which specifically points to the line? Slopes should also be called-out, and specific information where this line will attach should also be provided. From the plans, it appears this drain line will be attached to the Nyloplast curb inlet. Finally, why was a 6 inch pipe specified? It has been our experience to see a much smaller pipe being installed.

Please refer to the previous applicant letter, comment #27. We are still seeing two (2) conflicts with the water line and the sanitary sewer line. As discussed in the previous applicant letter, trees must be a minimum of five (5) feet from any sanitary sewer line or structure, or water main. This measurement is based on the outside of the pipe or structure, and the outside of a mature tree trunk.

The note stating "deflect proposed water lines" is not sufficient for the fire line. Ductile iron pipe or C900 pipe is not made to be deflected in any fashion, except for a slight one (1) degree bend within the joint itself, not the pipe. If a change in the vertical direction is required, then bends should be specified. Since it is a "best-guess" at this time concerning the vertical location of the 12 inch water main, it would be acceptable to provide notes specifying that a plan be provided at that time, when the exact location of the water main has been determined. Any notes stating that the 6 inch fire line be "deflected" must be removed, since this is not allowed.

The material should be specified for the fire line. The City highly recommends the use of C900 for this line.

Miscellaneous Correction

Specify domestic water pipe materials.

Miscellaneous Correction

Provide sewer cleanouts at intervals not to exceed 100'

Miscellaneous Correction

Provide Missouri State design professional seal on all designs. 10/28/19 - Sheet ES100 Site Lighting must be sealed/signed.

UTILITY EASEMENT. The associated vacation of easement application shall be approved and recorded with the County prior to the issuance of any building permit. No additional response is required for this comment. The comment remains for informational and documentation purposes only.

Code Statement

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 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: Confirm fire lane pavement will support 75,000-pounds.

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: Post the lane going to the building to the north, next to Building 1. Verified at inspection.

Miscellaneous Correction

Specify domestic water pipe materials.

Miscellaneous Correction

Provide sewer cleanouts at intervals not to exceed 100'

Miscellaneous Correction

Provide Missouri State design professional seal on all designs.

General utility easements and the water line easements in conflict with the building must be vacated prior to approval of the Final Development Plan.

A typical pavement section was missing from the plans. The typical pavement section must meet the Unified Development Ordinance (UDO) in terms of pavement design.

Standard details for: 1) water meters, 2) backflow preventer vault, 3) trenching and backfill for stormwater pipe, 4) inlets, 5) fire hydrants, 6) thrust blocks and straddle blocks, 7) sanitary sewer connection, and 8) commercial entrance were missing from the plans.

How will the north building be served in terms of fire hydrant access? Has this been reviewed by the Fire Department? It would appear there are no fire hydrants to serve this building.

The plans call-out an 8 inch water main. Our records indicate this should be a 12 inch main? Please verify.

The plans call-out a 10 inch sanitary sewer running from the southwest to northeast through the lot. Our records indicate this is an 8 inch line? Please verify.

A typical section view of CG-1 curb and gutter is required, which must specifically call-out the requirement that the subgrade (i.e., aggregate and either geogrid or chemically-stablized subgrade) be extended a minimum of 1 foot beyond the back of curb. This extension is required to help prevent the curb and gutter from "rotating" after construction.

Utility Plan Sheet: Normal drafting convention is to grey-out existing features, and use a bolder lineweight to show proposed features. Please revise this sheet to meet generally-accepted drafting standards.

Utility Plan Sheet: It is extremely difficult to see where the existing 12 inch water main is located. Please ensure this existing feature is clear on the plans.

Utility Plan Sheet: Call-outs for the domestic service connection are incorrect. The City only allows for a ¾, 1, 2, or 3 inch line to be connected to the water main, from the main to the meter. Sizing of the line after the meter may be different than the sizes specified above, but the above-listed sizes are the only pipe diameters allowed to connect to the main. Copper line is required if 2 inch or less in diameter, from the main to the meter. In addition, copper is also required a minimum of 10 feet beyond the meter. The plans must be revised in accordance with these requirements.

Utility Plan Sheet: Water meters are shown within the interior of the lot. These should be moved within the limits of a public easement.

Utility Plan Sheet: Sanitary sewer services must be called-out as "cut-in wye". In addition, the connection points are too close. They must be a minimum of 4 feet apart, as measured from the centerline of the wye connection, to the centerline of the wye connection.

No slope call-outs were provided for the sanitary sewer services.

A method to drain the backflow vault must be designed. The standard detail (not provided, but required in the resubmittal) shows a sump, but a design must be shown how this will drain to either: 1) an inlet, 2) daylighting, or 3) construction of an infiltraiton trench. This is required to eliminate flooding of the backflow vault, and subsequent mosquito issues within the vault.

General Comments: The plans appear to be incomplete, and it is unclear how the north and west areas of the development will drain. For instance, is the features shown in the north and west portions of the parking lot flumes? Where are the details for these flumes? Where are the details for turf reinforement mat to establish vegetation at the discharge points? Are additional measures needed to control the energy at these discharge points?

Sheet 9: It appears the 12 inch water main was omitted from the profile view. This must be shown. Finally, why was a scale of 1 inch equals 50 feet used on the profile view, while a scale of 1 inch equals 20 feet shown on the plan view? The 50 foot scale appears excessively small.

It appears a fire hydrant in the southeast corner of the lot is too close to the pavement. Please see the City of Lee's Summit standard detail showing the minimum distance from the centerline of the fire hydrant, to the back of curb. This minimum distance is 2 feet. It appears that 1 foot is shown.

It is unclear how the south building and parking lot will drain. Only 1 curb inlet is shown, and this single curb inlet appears to be located in a location that will only collect a portion of the stormwater.

A private stormwater manhole is shown in what appears to be a public easement. This is not allowed.

Sheet 9: Show the locations of the 12 inch water main on this sheet. Minimum horizontal and vertical separations between the water main and the private stormwater system is required.

It appears the single curb inlet is too close to the 12 inch water main. A minimum separation of 5 feet is required, as measured from the outside of the pipe, and the outside of the curb inlet.

ADA-accessible ramps are noted on Sheet 3. No specific design, however, was provided. Standard details are not sufficient for the design. We are interested in the current slope across the existing commercial drive entrance. What is the current cross-slope across this entrance? Is there a minimum of 5 feet width across the driveway entrance that meets or exceeds the 2.00% standard? If not, the entrance will need to be re-constructed. Finally, a site-specific design of the ADA-accessible ramps must be provided on each side of the entrance. Construction of a single ADA-accessible ramp on the south side, with no receiver ramp on the north side, would lead to potential issues.

Please refer to Section 5304.8 of the Design and Construction Manual as it relates to the design of ADA-accessible ramps. Please note that the design parameters are different than PROWAG standards, and in general, the maximum design cross-slope is 1.50%, and the maximum running slope of the ramp is 7.50%.

ADA-accessible Ramp Design: We will require the following: 1) a cross-section of each ramp along the long axis (i.e., longitudinal axis) of the ramp, 2) cross-section along the width of the ramp, and 3) cross-section along the curb openings of the ramp. The standard detail may be used to show the locations of isolation joints, construction joints, tie bars, etc., but a note should be provided adjacent to these standard details referring to the site-specific design within the plans.

The ADA-accessible ramp on the north side of the commercial entrance should be constructed to allow for a turnaround of pedestrian traffic, with slopes not to exceed 1.50% in any direction.

A typical sidewalk section was missing.

Landscape Plan: Show the location of all public water lines and public sanitary sewer lines in relation to trees. Trees must be a minimum of 5 feet away from any public sanitary sewer or public water line, as measured from the outside of the pipe, to the outside of the mature tree trunk. It appears there are violations of this rule.

Sheet 11: A site visit conducted within the past week revealed what appears to be rotation of the modular block retaining wall along the northeast side, nearest the north concrete wall. In addition, several blocks appeared to be missing on the west side of the modular block retaining wall. What is the plan to repair this wall?

As discussed during the pre-application meeting, a stormwater memo is required. This memo should be signed and sealed by the engineer. The memo should discuss detention requirements for the site.

An itemized and sealed Engineer's Estimate of Probable Construction Costs will be required prior to formal approval of the plans. The Engineering Plan Review and Inspection Fee is based on this estimate.

UTILITY EASEMENT. The proposed Building #1 conflicts with the location of an existing 15' water line easement. A vacation of easement application shall be submitted, approved and recorded with the County prior to the issuance of any building permit.

ADDRESSES. For your information, Building #1 will be assigned 5030-5032-5034-5036 for the four potential tenant spaces. Building #2 will be assigned 5040-5042-5044-5046.

DRIVE AISLE WIDTHS. Aisles serving two-way traffic shall have a minimum pavement width of 24' (excluding curb and gutter). The parking area entries flanked by curbed islands on the southeast and northeast sides of Building #1 do not meet the minimum pavement width requirement. The same applies to the area immediately south of Building #2.

TRASH ENCLOSURE. To meet ordinance requirements, the concrete approach in front of the trash enclosure shall have a minimum 30' length, measured from the gates.

LANDSCAPE ISLANDS. - Landscape islands at the end of parking bays shall be a minimum 9' in width. Three islands south of Building #2 and the island at the northwest corner of Building #1 do not meet this requirement. - Landscape islands planted with trees shall be a minimum 10' in width, with the tree located no closer than 4' from the back of curb.

ARCHITECTURE. - The building is required to have red concrete roof tiles to match the rest of the Executive Lakes Center development. - A projection shall be added to the rear of both buildings to break up the large wall plane. - Staff recommends incorporating brick pilasters or other vertical brick applications to provide visual interest, particularly on the rear elevation. - Label all proposed exterior building material colors. - Show all roof penetrations on the elevations to the extent possible. All roof penetrations shall be placed in architecturally designed appurtenances. Small vent pipes may be painted to blend in with the roof.

MECHANICAL EQUIPMENT. Show the location of all ground-mounted mechanical equipment on the site and landscape plans. The equipment shall be fully screened from view up the height of the units using evergreen landscaping material.

PAVEMENT DESIGN. No pavement detail is provided. Pavement design shall meet the requirements of Section 8.620 of the UDO.

ADA PARKING SPACES. Provide a detail of the proposed accessible parking space signs. The signs shall be type R7-8 as listed in the MUTCD. The signs shall be mounted a minimum 5' above grade, measured to the bottom of the sign.

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: Confirm fire lane pavement will support 75,000-pounds.

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: Post the lane going to the building to the north.