Lee's Summit

One foot of freeboard between the clogged condition and the top of the dam is required, unless a waiver is granted. The freeboard is approximately 0.5 feet based on your calculations. Please indicate whether you wish to seek the waiver, or whether you will be providing a re-design.

A profile view of the outgoing pipe was missing.

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. $3872.67.

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 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. $3872.67.

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.

An as-graded and as-built Record Drawing of the detention basin must be submitted and approved prior to issuance of a Certificate of Substantial Completion.

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 and local amendments.

The Engineer's Estimate of Probable Construction Costs had errors concerning quantities. For example, light duty asphatlic concrete pavement and heavy duty asphaltic concrete pavement quantities were very low compared to our calculations. Please review and revise the quantities for these items. In addition, the following items included in the estimate appeared low, when compared to the same items within other projects of similar size and scope: 1) DDCV (typical cost for vault and backflow device is $15,000), 2) private fire hydrant (typical cost is $3,500). Finally, the estimate appeared to be missing the following items: 1) chemically-stabilized subgrade or geogrid, including the area one (1) foot beyond the back of curb, 2) aggregate base course, including the area one (1) foot beyond the back of curb.

The off-site public water line plans are still shown within these private plans. Separate comments will be forthcoming for the separate plan set due to inadequate spacing between storm structures and the water main, and other conflicts. It is highly recommended this sheet C501 be revised to exclude all portions of the public water main from the 90 degree bend on the west side of Market St. to the south, and include a bold note stating that "see separate off-site plan set for public water main extension", or equivalent language. Revisions will be required to the public water main from the 90 degree bend on the west side of Market St., and extending to the south where adequate clearances are not provided.

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 and local amendments.

Please see the previous applicant letter. Two (2) separate connections are required for domestic water and irrigation lines. The single tap is not acceptable. This correction was shown on the Utility plan, but not all sheets were updated. Please update all sheets.

Please see the previous comment letter. The off-site water line plans must be submitted separately, not within the Final Development Plan. This separate submittal must include a separate cover sheet, notes, etc. In other words, a standalone set of plans is required for the off-site water line.

Cut in tees are called-out for the 1 and 2 inch taps for domestic and irrigation water. These should be specified as taps, not tees.

The asphaltic paving sections do not follow the Unitifed Development Ordinance in terms of asphalt thickness or subgrade stabilization. Please see previous comment letter related to this issue. The geotechnical report does not appear to meet the requirements of an equivalent pavement design to the Unified Development Ordinance.

Miscellaneous Correction

The last revision removed the hydrant from the property and placed a pedestal FDC on the backflow vault. A hydrant is required on the property to meet the 300' rule to the most exterior portion of the building. According to Development Services Engineering the hydrant shall be private and located after the backflow. This negates being able to locate an FDC on the backflow and therefore the FDC has to located after the spinkler riser and on the building. Per discussions with JP, the private hydrant shall be located on the island at the southwest corner of the parking lot and the FDC on the southwest corner of the building. Review the comments from Developement Services Engineering on configuration of the public/private trannsition of the main on the west side of the road. Provide revised plans

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 and local amendments.

The City has reviewed the geotechnical report, and it does not include a thorough analysis of the design for the pavement. Please review the report for specific language related to this issue, where the report mentions that it used assumed values rather than a comprehensive soil sampling regimen, and therefore, a thorough pavement design was not considered as part of the scope of the project. In lieu of a geotechnical report, the City highly recommends using the standard design for parking lots listed in the Unified Development Ordinance. This standard design has proven to be a tried and tested method of pavement design. The design proposed in the Final Development Plan falls short in terms of pavement thickness, and subgrade design, and our opinion is the pavement will fail within a short period of time.

An additional private fire hydrant, as per the Fire Department, is required. The public fire hydrant on the west side of Market St. is needed to terminate the line in accordance with the Design and Construction Manual, where a fire hydrant is required at the end of all water mains. This fire hydrant, however, does not eliminate the need for a private fire hydrant, in accordance with Fire Department requirements, to service this development. If the Fire Department requires this fire hydant on the interior of the lot, it will be private, and must be placed downstream of the backflow vault.

The method to drain the backflow vault includes a note saying "install gravel drain or sump". This is not sufficient design detail. A complete design is required for this component of the backflow vault.

Is the backflow vault top traffic-rated? There will be mowing equipment that may potentially impact this vault, so it may be necessary to provide a traffic-rated lid. Bollards may be considered to prevent this occurence, however, and will be required to prevent damage to the Fire Department Connection.

No bollards were shown for the fire department connection, as we recommended in the email from last week. Without these bollards, the fire department connection has the potential to be hit by mowing equipment, and would have the potential to create a impact to the City's public water system.

Two (2) separate connections are required for domestic water and irrigation lines. The single tap is not acceptable.

The irrigation meter should be placed near the domestic water meter, rather than several tens of feet to the east. It is currently shown well into the interior of the project. It should be either within right of way, or a general utility easement.

Please remove any references to "coordinate with Gene Williams" on the plans. Coordination should always be with the City inspector during construction.

General Comments Related to the Off-Site Water Line Plans: A separate plan set must be provided for the off-site water main. It must also include a profile view. Clearances between storm boxes, storm lines, and structures such as utility boxes, power poles, and retaining walls, if any, must be observed and shown on the plans. In general, a minimum of 5 feet clearance between the outside of the water main, and the outside of any storm box or storm line is required. A minimum of 10 feet is required from any power pole or utility box such as a telephone pedestal, if possible. If not possible, please call to discuss. There may be some leeway to make the line fit within established right of way or easements, but without specific dimensions between these features, we cannot make a firm committment on the placement of the line in relaton to power poles, or utility boxes.

Off-site private easement(s) must be acquired for drainage. This is required prior to approval of the Final Development Plan. Please send a courtesy review copy of the proposed private drainage easement to Development Services prior to execution. Following a brief review via email to ensure it contains the language and exhibit needed to define the easement, the easement should be executed and recorded at the Jackson County Recorder of Deeds office.

An itemized and sealed Engineer's Estimate of Probable Costs should accompany your final submittal drawings. This estimate should include all public and private sitework necessary to complete the project, including paving, subgrade, chemically-stablized subgrade or geogrid, including the area one (1) foot beyond the back of curb, aggregate subgrade, curb and gutter, storm lines and structures, sanitary sewer lines and connections, detention basin and detention basin outlet structure, rip rap, grading necessary to establish drainage patterns on the site, backflow vault and backflow assembly, bollards, fire hydrants, fire lines, domestic water lines, valves, fittings, tees, erosion and sediment control devices, final restoration including sodding, seeding, fertilizer, mulch, and topsoil.

Miscellaneous Correction

The last revision removed the hydrant from the property and placed a pedestal FDC on the backflow vault. A hydrant is required on the property to meet the 300' rule to the most exterior portion of the building. According to Development Services Engineering the hydrant shall be private and located after the backflow. This negates being able to locate an FDC on the backflow and therefore the FDC has to located after the spinkler riser and on the building. Per discussions with JP, the private hydrant shall be located on the island at the southwest corner of the parking lot and the FDC on the southwest corner of the building. Review the comments from Developement Services Engineering on configuration of the public/private trannsition of the main on the west side of the road.

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 and local amendments.

The public water main should terminate on the west side of Market St., rather than the east side of Market St. Although a fire hydrant may be necessary, it would need to be reconfigured since it would be considered private, and should be installed after the backflow vault.

Please revise the notes on the plans as appropriate, after making the changes to the public water main plan. As commented above, the public line should terminate on the west side of Market St. Connections for the fire line should be shown as private, and the domestic water connection may be allowed on the fire line, just prior to the gate valve before the backflow vault.

The backflow vault appears to be shown within a sanitary sewer easement? This would be considered an encroachment, and not allowed.

The irrigation water meter is shown interior to the lot. It should be within a general utility easement, or right of way, not interior to the lot as shown.

The commercial driveway must be KCMMB concrete 8" thickness a minimum to the right of way line, to the sawcut in Market St.

Please ensure that all domestic and irrigation meters are located within right of way or a general utility easement. A sanitary sewer easement would not be appropriate.

A cut-in wye in accordance with the City standard detail for sanitary sewer connections is required. Ensure the notes specify a wye connection, with specific reference to the standard detail contained within the plans.

An off-site private drainage easement shall be executed and recorded prior to approval of this plan. A courtesty review copy should be provided prior to excecution and recordation, to ensure the intent and purpose of the easement is met. Following review (typically within an hour of emailing), please exectute and record the easement at the Jackson County Recorder's office.

The typical pavement sections do not meet the Unified Development Ordinance (UDO) in terms of asphalt thickness, subgrade, or chemically-stablilized subgrade or geogrid. Please review the UDO for specific requirements. If a geotechnical report is being used to show the design meets or exceeds the design standard set forth in the UDO, then specific design criteria and parameters must be utilized in the geotechnical study, based on actual geotechnical samples being obtained, 20 year design life, and other parameters. If the applicant desires to utilize a geotechnical study for a substitute design, please contact the Project Manager for specific design criteria and parameters to use in the study. Otherwise, please use the standard design shown in the UDO.

Where on the plans is the distinction made between heavy duty asphalt, and normal asphalt?

A typical curb and gutter detail is required, showing the subgrade being extended a minimum of one (1) foot beyond the back of curb. The curb and gutter shown is for replacement curb and gutter, and does not show this required design element.

It appears the standard detail for a backflow vault, along with the method to drain the backflow vault at the sump, does not meet City standards. If incorporating the FDC in this method, the City requires a special design to be used. Please contact the Project Manager if you intend to place the FDC at the backflow vault, and we will provide an approved design. Regardless of which method is used (FDC at an alternate location on the building, or near the backflow vault), the method to drain the sump must be shown. This can be either by: 1) daylighting, 2) connection to an inlet, or 3) installation of a infiltration trench drain.

Profile views of all storm lines greater than 6 inches in diameter must be shown on the plans, along with any known utility conflicts. The hydraulic grade line for the design storm event must be shown on the profile view.

A profile view of the private fire line, from the public connection point on the west side of Market St., must be shown, along with any known utility conflicts. A valve must be shown on the west side of Market St., near the connection point. This is needed, in addition to the valve just prior to the backflow vault, to isolate the line in the event of maintenance.

The City standard detail for the sanitary sewer wye connection and tracer wire appeared to be missing. Please include this standard detail, found on the City website at www.cityofls.net Design and Construction Manual section, within the plans.

Please perform a final QA/QC review of the stormwater report and detention basin outlet structure orifice, weir elevations to ensure they match. It appeared there were minor discrepancies in the elevations.

An itemized and sealed Engineer's Estimate of Probable Construction Costs is required prior to final approval of the Final Development Plan. This estimate is used to calculate the Engineering Plan Review and Inspection Fee. Items to include in the estimate are all items necessary to complete the site work, but not the building, parking lot lighting, or other items covered under the building permit. The estimate must include public and private sitework.

As shown on Sheet C200, the placement of the curb blocks and ADA signs shortens the depth of the parking stall. Ensure there is at least 17’ of stall depth before the curb block and 2’ of overhang before the ADA sign.

Oil and Gas well note on sheet C200 references Sheet C100. Sheet C100 was not included with this submittal. Does this note refer to the sheet titled ALTA/NSPS Land Title Survey? Please show the location of all oil and/or gas wells within the subject property. If none are present please add a note stating such and cite your source of information.

Please provide the manufacturer’s specification sheets for proposed exterior lighting to include both parking lot pole mounted and wall mounted fixtures. The specification sheets shall indicate the exact fixture to be used.

Please confirm no ground mounted mechanical equipment is being proposed.

A modification was requested to provide for RTU screening with an alternative method. Please provide details for the RTU screening being proposed.

No landscaping plans were submitted with the FDP. These shall be submitted and must include information as listed in the UDO.

Please provide a detailed drawing of enclosure and screening methods to be used in connection with trash storage containers on the property shall be included with the landscaping plan. Wood is not an approved material for the trash enclosure doors (as shown in the building plans).

CG-1 concrete curbing required around all parking areas and access drives in office, commercial and industrial districts. The only exception is at the head of accessible parking spaces when they are adjacent to a pedestrian walkway with no raised curb. Please show a curb at the head of the parking stall south of the ADA stalls.

All signs must comply with the sign requirements as outlined in the sign section of the ordinance. As shown on sheet PA4 the propose monument sign has a white background. If the sign is to be illuminated it will not meet the requirements of the UDO. Internally illuminated signs with white background are prohibited by Sec 9.060.

Please note that the only approved ADA sign is the R7-8 style. Please add a note to the plans that this is the type that will be used.

This site is subject to the requirements of the M-150 Corridor Development Overlay (CDO) District. Please add a note to the plans as to how you will be meeting the sustainability requirements of Section 5.510 C.

The proposed stop line on the driveway is optional; if applied it must be at least 4' from the unmarked pedestrian route between the two sidewalk end sections at the driveway. The painted arrows are also optional. None of these markings would be maintained by the City.

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: Show the location of the FDC.

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 and local amendments.