Lee's Summit

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. $18,047.73

DE Contact Field Eng. Inspector

Prior to the commencement of any construction activities, the Contractor shall contact Field Engineering Inspections at (816) 969-1200 to coordinate a preconstruction meeting / conference with the assigned Field Engineering Inspector.

Separate engineering plans for the public water main shall be required. Separate cost estimate shall be required for same. Construction of the water main upgrade shall be substantially complete prior to going vertical with any building 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.

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.

Water Supply

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. Confirm there is adequate fire flow for the size of building and type of construction. Local amendment to Table B105.2 only allows for a 50% reduction in fire flow for a fully sprinklered building. 3/3/2021 The total square footage of the building and building types shall be considered when calculating required fire-flow. The IFC does not allow separated areas to be considered unless they meet the following: B104.2 Area separation. Portions of buildings that are separated by fire walls without openings, constructed in accordance with the International Building Code, are allowed to be considered as separate fire-flow calculation areas. Based on the square footage provided by Eric Byrd P.E. with BHC Rhodes, Table B105.2 with a 50% reduction will require a fire-flow of 4,500 GPM. The available calculated fire-flow does not meet this requirement. 04/05/2021- Confirm the proposed modification will provide the required fire flow. PLease provide a copy of the analysis that is mentioned in the comment response letter. 04/22/2021- Make corrections per the water model provided by the City of 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.

Water Supply

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. Confirm there is adequate fire flow for the size of building and type of construction. Local amendment to Table B105.2 only allows for a 50% reduction in fire flow for a fully sprinklered building. 3/3/2021 The total square footage of the building and building types shall be considered when calculating required fire-flow. The IFC does not allow separated areas to be considered unless they meet the following: B104.2 Area separation. Portions of buildings that are separated by fire walls without openings, constructed in accordance with the International Building Code, are allowed to be considered as separate fire-flow calculation areas. Based on the square footage provided by Eric Byrd P.E. with BHC Rhodes, Table B105.2 with a 50% reduction will require a fire-flow of 4,500 GPM. The available calculated fire-flow does not meet this requirement. 04/05/2021- Confirm the proposed modification will provide the required fire flow. PLease provide a copy of the analysis that is mentioned in the comment response letter.

Miscellaneous Correction

It appears that more trees on the south parking lot were removed during the demolition than was shown on the submitted landscaping plan. Please verify and revise the plan accordingly.

Miscellaneous Correction

Provide a updated engineers estimate of probable costs based on the public water main improvements.

Miscellaneous Correction

The City of Lee's Summit Water Utilities Department has performed an analysis to determine what would be required to provided the required water flow. They have determined that the existing lines will need to be increased to 12" as shown on the provided document. This will provide the necessary flow and minimize velocity to insure protection of the infrastructure. Please make the necessary corrections to the 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.

Water Supply

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. Confirm there is adequate fire flow for the size of building and type of construction. Local amendment to Table B105.2 only allows for a 50% reduction in fire flow for a fully sprinklered building. 3/3/2021 The total square footage of the building and building types shall be considered when calculating required fire-flow. The IFC does not allow separated areas to be considered unless they meet the following: B104.2 Area separation. Portions of buildings that are separated by fire walls without openings, constructed in accordance with the International Building Code, are allowed to be considered as separate fire-flow calculation areas. Based on the square footage provided by Eric Byrd P.E. with BHC Rhodes, Table B105.2 with a 50% reduction will require a fire-flow of 4,500 GPM. The available calculated fire-flow does not meet this requirement. 04/05/2021- Confirm the proposed modification will provide the required fire flow. PLease provide a copy of the analysis that is mentioned in the comment response letter.

Miscellaneous Correction

It appears that more trees on the south parking lot were removed during the demolition than was shown on the submitted landscaping plan. Please verify and revise the plan accordingly.

A complete set of plans was missing. Only the affected sheet was provided.

Engineer's Estimate of Probable Construction Costs (itemized and sealed) shall be provided prior to approval.

There have been at least two separate submittals by the applicant where the resubmittal only included the affected sheet(s). The City does not have the ability to easily track applications in this fashion. Please ensure the final submittal includes any previously-reviewed sheets, such as the pavement typical detail.

The typical pavement section was provided, but it should be combined electronically with the original set. In other words, a full set of drawings is required for our field inspector and the contractor. If applicable, the cover sheet should be updated with the revisions referenced.

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.

Water Supply

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. Confirm there is adequate fire flow for the size of building and type of construction. Local amendment to Table B105.2 only allows for a 50% reduction in fire flow for a fully sprinklered building. 3/3/2021 The total square footage of the building and building types shall be considered when calculating required fire-flow. The IFC does not allow separated areas to be considered unless they meet the following: B104.2 Area separation. Portions of buildings that are separated by fire walls without openings, constructed in accordance with the International Building Code, are allowed to be considered as separate fire-flow calculation areas. Based on the square footage provided by Eric Byrd P.E. with BHC Rhodes, Table B105.2 with a 50% reduction will require a fire-flow of 4,500 GPM. The available calculated fire-flow does not meet this requirement.

Please refer to the previous applicant letter concerning the pavement typical section. The estimate shows the correct thickness of asphaltic concrete, but the detail was not updated on either of the typical sections (medium or heavy duty).

A-series drawings are not part of this review. Action required: None. This comment is for informational purposes. 2/18/21 - acknowledged in letter

Site lighting design incomplete. Action required: Provide complete site lighting design including all circuitry and light pole base design. 2/18/21 - deferred to MEP design

Miscellaneous Correction

Mechanical Equipment. Are there plans for any mechanical equipment to be on the exterior of the building? If so, please make sure any ground-mounted mechanical equipment is screened from view using masonry walls or evergreen landscaping at least equal in height to the units. Any roof-top equipment needs to be screened from view using parapet walls at least equal to the height of the RTUs.

Legal Description

Please submit an electronic copy of the legal description. Microsoft Word document is the preferred file formats. The legal description can be emailed to the planner's email address above.

Miscellaneous Correction

Parking. Please provide documentation as to how you determined the projected need for parking numbers.

Miscellaneous Correction

Landscaping. On L3.0 (page 25) and L3.2 (page 27) I am concerened about the trees in the islands right next to the end parking stall. I am afraid they will obstruct visibility for the people backing out and the access point. Making it hard to see if anybody is driving by on L3.0 and entering on L3.2. Do you think you could eliminate or relocate the trees from those islands due to sight distance concerns? If you would like to maintain the presence of landscaping you could plant small shrubs.

Miscellaneous Correction

Sidewalk. Please show sidewalk measurements.

Miscellaneous Correction

Utility easements. Please show U/E measurements.

Miscellaneous Correction

Building setbacks. Please show building setback lines.

Miscellaneous Correction

Parking setbacks. Please show parking setback lines.

Miscellaneous Correction

Monument signs. Are there plans for a monument sign?

Miscellaneous Correction

Living units. Please list the total number of living units.

Miscellaneous Correction

Trash enclosure. Are there plans for trash enclosure?

Miscellaneous Correction

Oil and gas well. Please use a more current resource. You can refer to the DNR Well Database and reference the site.

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.

Water Supply

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. Confirm there is adequate fire flow for the size of building and type of construction. Local amendment to Table B105.2 only allows for a 50% reduction in fire flow for a fully sprinklered building.

Stormwater Report Memorandum: The design exceptions listed in Section 5600 should be referenced in the report. The southern parking lot would appear to be granted an exception based on a "previously approved stormwater management plan", while the other improvements would be based on design exceptions related to net increase in impervious area being less than 5000 square feet. Please clarify within the memorandum.

North Utility Plan: If using less than an 8 inch lateral for the sanitary sewer connection, it should be connected via a new wye connection. As shown, the new 6 inch sanitary sewer lateral is shown directly-connected to the manhole.

North Utility Plan: A backflow vault is shown immediately downstream of the 2 inch water meter. Backflow devices for domestic service lines must be contained within the building. Please remove.

North Utility Plan: A gate valve is required immediately upstream of the backflow vault for the fire line. Please revise as appropriate.

North Utility Plan: A tap is called-out for the fire line on Hope Ln. This is not allowed. A cut-in tee is required.

Neither the medium duty or heavy duty asphaltic concrete options meet the standards set forth in the Unified Development Ordinance (UDO). Please see these requirements and update as appropriate.

A section view of the CG-1 curb and gutter is needed which shows that subgrade will be extended a minimum of one (1) foot beyond the back of curb. The City does not currently have a standard detail for this, so a custom view will be needed.

An itemized and sealed Engineer's Estimate of Probable Construction Costs should accompany your final submittal drawings. Items to include in the estimate for purposes of calculating the Engineering Plan Review and Inspection Fee include: 1) paving, 2) subgrade, including the area one (1) foot beyond the back of curb, 3) curb and gutter, 4) storm lines greater than 6 inches, 5) storm structures, 6) sanitary sewer line, 7) wye connections, 8) grading to establish proper drainage, 9) compaction, 10) water lines, 11) water line connections, 12) backflow vaults, 13) valves, 14) erosion and sediment control devices and measures, and 15) final restoration including seeding, sodding, fertilizer, mulch, and topsoil.

A-series drawings are not part of this review. Action required: None. This comment is for informational purposes.

2018 IPC 708.1.2 Building sewers. Building sewers smaller than 8 inches shall have cleanouts located at intervals of not more than 100 feet. Building sewers 8 inches and larger shall have a manhole located not more than 200 feet from the junction of the building drain and the building sewer and at intervals of not more than 400 feet. The interval length shall be measured from the cleanout or manhole opening, along the developed length of the piping to the next drainage fitting providing access for cleaning, a manhole or the end of the building sewer. 2018 IPC 708.1.3 Building drain and building sewer junction. The junction of the building drain and the building sewer shall be served by a cleanout that is located at the junction or within 10 feet of the developed length of piping upstream of the junction. For the requirements of this section, the removal of a water closet shall not be required to provide cleanout access. Action required: Modify utility plans to show cleanouts at building junction and every 100' minimum.

Water service backflow device shown in a vault. Provide the following: - Complete vault construction detail. - Backflow type. (some types are not allowed to be installed underground)

Backflow for irrigation system not found. Action required: Specify backflow device and installation.

Site lighting design incomplete. Action required: Provide complete site lighting design including all circuitry and light pole base design.

The proposed RRFB is not an issue, but it does require a license agreement for permitted private asset ROW Encroachment.

Miscellaneous Correction

Mechanical Equipment. Are there plans for any mechanical equipment to be on the exterior of the building? If so, please make sure any ground-mounted mechanical equipment is screened from view using masonry walls or evergreen landscaping at least equal in height to the units. Any roof-top equipment needs to be screened from view using parapet walls at least equal to the height of the RTUs.

Legal Description

Please submit an electronic copy of the legal description. Microsoft Word document is the preferred file formats. The legal description can be emailed to the planner's email address above.

Miscellaneous Correction

Parking. Please provide documentation as to how you determined the projected need for parking numbers.

Miscellaneous Correction

Landscaping. On L3.0 (page 25) and L3.2 (page 27) I am concerened about the trees in the islands right next to the end parking stall. I am afraid they will obstruct visibility for the people backing out and the access point. Making it hard to see if anybody is driving by on L3.0 and entering on L3.2. Do you think you could eliminate or relocate the trees from those islands due to sight distance concerns? If you would like to maintain the presence of landscaping you could plant small shrubs.

Miscellaneous Correction

Sidewalk. Please show sidewalk measurements.

Miscellaneous Correction

Utility easements. Please show U/E measurements.

Miscellaneous Correction

Building setbacks. Please show building setback lines.

Miscellaneous Correction

Parking setbacks. Please show parking setback lines.

Miscellaneous Correction

Monument signs. Are there plans for a monument sign?

Miscellaneous Correction

Living units. Please list the total number of living units.

Miscellaneous Correction

Trash enclosure. Are there plans for trash enclosure?

Miscellaneous Correction

Oil and gas well. Please use a more current resource. You can refer to the DNR Well Database and reference the site.

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.

Water Supply

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. Confirm there is adequate fire flow for the size of building and type of construction. Local amendment to Table B105.2 only allows for a 50% reduction in fire flow for a fully sprinklered building.