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.

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. $26,530.08.

DE Contact Field Eng. Inspector

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

DE Commercial Detention Basin

The applicant shall submit and the City shall accept an “As-built / As-graded” detention basin plan prior to issuance of any occupancy permit for the proposed development.

Misc.

Two (2) full size paper copies of the Final Development Plan with the red Bluebeam authentication stamp shall be delivered to City Hall, Attn: Steve Robbins, 220 SE Green St., Lee's Summit, MO 64063 prior to any construction activities.

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.

Miscellaneous Correction

Detention basin detail sheet C5.0 shall be corrected during the as-built phase by providing the storage volume in cubic feet rather than sq. yards. It appears this was a minor typographical error when compared to the stormwater report.

Parapet walls are required for the screening of rooftop mechanical equipment. On all the elevations please provide a dashed line indicating the roof line and rooftop mechanical equipment. The screening shall be at the height or tall then the mechanical equipment it is screening.

Please provide the manufacturer’s specification sheets for proposed mechanical equipment to be used.

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. $26,530.08.

DE Contact Field Eng. Inspector

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

DE Commercial Detention Basin

The applicant shall submit and the City shall accept an “As-built / As-graded” detention basin plan prior to issuance of any occupancy permit for the proposed development.

Misc.

Two (2) full size paper copies of the Final Development Plan with the red Bluebeam authentication stamp shall be delivered to City Hall, Attn: Steve Robbins, 220 SE Green St., Lee's Summit, MO 64063 prior to any construction activities.

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.

Miscellaneous Correction

Detention basin detail sheet C5.0 shall be corrected during the as-built phase by providing the storage volume in cubic feet rather than sq. yards. It appears this was a minor typographical error when compared to the stormwater report.

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.

Freeboard between the 100% clogged/zero available storage is shown as 0.8 feet. Is a waiver being sought for the 1.0 foot of freeboard requirement? If so, please contact me for specific forms for the waiver request. Staff would support the waiver, but it must be submitted on forms provided by the City, along with justification for the waiver.

Miscellaneous Correction

Utility plan references sheet C9 for water meter installation detail (WAT-11) but it is actually on sheet 7.1. Installation of copper piping as designated on detail will be field verified.

During the PDP process approval was received for metal paneling for the principal structure. The trash enclosure didn't get approval for the use of metal paneling for the exterior of the enclosure (the walls). The exterior of the trash enclosure (besides the gate), is required to be of a masonry, stucco material. It seemed the call out for the exterior walls were metal paneling.

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.

The exterior of the trash enclosure (besides the gate), is required to be of a masonry, stucco material. It seemed the call out for the exterior walls were metal paneling.

Please refer to comment 14 within the previous applicant letter. We do not agree the detention basin is in a "cut" situation. Only a small portion of the basin is shown in this condition. An emergency spillway is warranted, and justification for its location to minimize risk shall be discussed within a revised stormwater report. According to the grading plan, there will be instances where the top of dam is 12 feet higher than existing ground. If the primary outlet works becomes clogged, the dam will overtop. This is not allowed by the Design and Construction Manual.

Further discussion was held between the applicant's design professionals and City staff concerning Port Dr./Lakewood Way ADA ramp design that was missing from the previous submittal (see comment 12 previous applicant letter). As discussed during an email to Jeff Skidmore and Ryan McGinnis Aug. 9, 2021, an ADA-accessible receiver ramp is required on the northwest corner of Port Dr. It shall be designed to receive pedestrian traffic from the opposite side of Port Dr. Please provide an ADA-accessible ramp on the west side of Port Dr. terminating at a turning space that is designed to be "flat" (as defined by no more than 1.5% slope in any direction). Ensure crosswalk between the two (2) ADA-accessible ramps is after the stop sign. Min. distance is 4 feet, maximum is 6 feet.

Please see previous applicant letter comment 12. Although an Port Dr./Lakewood Way ADA-accessible ramp detail has been provided on Sheet C1.0, it does not meet the standards set forth in Section 5305 of the City of Lee's Summit Design and Construction Manual in terms of slopes. In particular, ramp exceeds the max. longitudinal design slope of 7.5% from the truncated domes to the gutter when using the elevation callouts provided on this sheet. Cross slopes exceed 1.5% max. Turning space was not defined, and appears to exceed 1.5% in one or more directions. As a guide, Section 5304.8 of the Design and Construction Manual includes a list of items that are required within plans. Please review this list and provide the detailing necessary to construct the ramps in accordance with City of Lee's Summit standards.

Please see previous applicant letter comment 12. Cross slope at the stop controlled ADA-route across the intersection of Port Dr. and Lakewood Way appears to exceed the max. slope at the proposed crossing. Stop signs should be relocated to a point no further than the PC of the curb return. The relocated crosswalk at that location (i.e., 4 feet after the relocated stop sign) appears to meet the cross slope standards based on the elevation callouts. It would appear the ADA-route across the intersection was planned further north than shown, because the slopes appear compliant near the PC of the curb return.

Please eliminate the truncated domes from the ADA ramps shown at the commercial entrance. These are only required at public street intersections or other high volume entrances.

Please see comment 2 and 16 contained within the previous applicant letter. Although Sheet C5.0 was provided, and included some of the items listed, it did not include the grading plan in the form of contours within the detention basin, labeling of line 300 as "section view of dam at outlet structure" (or equivalent language), top of dam elevation in numeric format, emergency spillway in plan view and profile view, elevation of emergency spillway crest in plan and profile view, proposed storage for the 100 year event, slope callouts for dam face (e.g., 3:1), and slope within the bottom of the basin (the profile view shows "less than 1% min.", which does not appear to make sense).

Conclusions and Recommendations contained within the Stormwater Study: This section contained a statement concerning the emergency spillway being comprised of the grated top of the outlet structure. This does not meet the requirements contained in Section 5600 of the KC APWA, as adopted by the City of Lee's Summit. The top of an outlet structure may be used, provided it is not connected to the primary outlet works. In this case, the top of the grate is acting as a portion of the primary outlet works since the nominal 100 year water surface elevation is above the crest of the grated top. If it is desired to utilize the grated top for the emegency spillway, a minimum of 6 inches freeboard is required between the top of this grated inlet and the 100 year nominal water surface elevation within the basin. Additionally, any downstream pipe connection shall be able to manage the 100% clogged/zero available storage 100 year water surface elevation without overtopping the dam, and with a minimum 1.0 feet of freeboard. Discussion within the text of the report shall be provided, in addition to calculations in the appendix.

See comment 3 in the previous applicant letter. The response states that the receiving pipe shall be used to constrict flows, but unclear whether overtopping of the dam shall occur during the 100% clogged/zero available storage condition and still maintain a minimum 1.0 feet of freeboard. Please see above comments concerning the emergency spillway for additional clarification.

Previous submittal showed no casing carrier pipe for the fire line beneath Port Dr. The most recent submittal (utility sheet which was not included on the previous submittal) shows casing carrier pipe for the fire line. Please remove the casing carrier pipe since it is not desired by Water Utilities. It shall be bored, but a casing carrier pipe is not needed or desired.

Please label the gate valve on the west side of Port Dr. in addition to the label. See opposite side of Port Dr. for example.

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.

Knox Locks

IFC 506.1 - Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. 506.1.1 Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. Action required- Provide a Knox Box on the building above the FDC and knox key switches on the gates.

Miscellaneous Correction

Utility plan references sheet C9 for water meter installation detail (WAT-11) but it is actually on sheet 7.1. Installation of copper piping as designated on detail will be field verified.

Provide elevations of the structure. This was not submitted as part of the final development plan submittal.

On Sheet C0.0 the call out for City of Lee's Summit Public Works replace Dena Mezger with Michael Park.

Provide a Photometric Sheet. Provide all manufacturer's specifications for the lighting and mechanical units.

Provide a detail for the trash enclosure.

The Unified Development Ordinance requires deciduous trees to be a minimum of 3" caliper and evergreen trees are a minimum of 8' in height. Please revise the landscape table.

Provide dimensions for the parking stalls: width and height. Provide dimensions for the north and south drive aisles.

Provide the oil/gas well note indicating whether there are any onsite.

Retaining wall appears to be within a platted easement on the north side of the project. This is considered an "unallowed use" of the easement.

Highly recommend a separate sheet for the detention basin. An as-built drawing is required prior to occupancy, and the single sheet with the grading and outlet structure details makes the as-built requirement fairly straightforward. Items to include on this sheet, in addition to what has already been shown on the grading plan, include the storage volume for the 100 year event, the 100 year water surface elevation, the clogged condition/zero available storage 100 year water surface elevation, top of dam, bottom of basin, and slope of the basin. During the as-built phase, the as-built storage volume and as-built elevations shall be shown.

Is a single 12 inch storm line exiting the basin sufficient for the 100 year event? According to our rough calculations, this primary outflow pipe will not meet the Design and Construction Manual in terms of being able to manage the 100 year event without surcharging.

A separate utility plan sheet showing the water and sanitary sewer shall be provided.

Utility plan sheet shall provide callouts for sizing of public water main on west side of Port Dr.

Material type and sizing shall be shown on utility sheet for the fire line. An additional valve shall be shown on the west side of Port Dr.

Fire line shall not be tapped, but rather, a cut-in tee shall be noted and shown.

The plans do not indicate if an irrigation system will be installed. Please provide additional information.

Is an existing sanitary sewer stub already provided for this lot? Mike Weisenborn 08/04/2021 9:03 AM - As stub is not shown on the as-built.

If using anything other than the original sanitary sewer wye and stub, it will need to be properly abandoned. Mike Weisenborn 08/04/2021 9:03 AM - As stub is not shown on the as-built.

Domestic water main material type shall be shown on the utility sheet. Please be aware of the requirements shown on the standard detail.

Plan set was missing the ADA-accessible ramps. Standard details shall not be used to construct ADA-accessible ramps, but rather, site-specific designs shall be used. Please be aware the method shown at Lakewood Way and Port Dr. is not going to be acceptable. Multi-directional ramps as shown in GEN-3A are not acceptable unless repairing an existing legacy ramp. New ramp design shall be a mono-directional ramp for each direction. Please ask for examples if needed.

Wings are shown in the overall site plan for the ADA-accessible ramps. The City does not desire the wings, but rather, grading no more than 3:1 to achieve a transition in the areas normally reserved for "wings".

Is an emergency spillway warranted for the basin? Is this basin in a cut situation? If not, an emergency spillway meeting the requirements contained in the Design and Construction Manual is required, including the 1.0 foot freeboard between the clogged/zero available storage condition and the top of dam, and 0.5 feet from the nominal 100 year water surface elevation and the crest of the emergency spillway.

What is the top width of the dam? It appears to be 1 foot, which does not appear adequate for long term integrity of the dam.

Recommend a typical section view of the dam, showing the emergency spillway, the slope of the dam, the top of the dam, the top width of dam, and the bottom of the basin elevation. This should be placed on the single sheet discussed elsewhere.

Low opening in the outlet structure appears to be at the flowline (in) elevation of the pipe entering the basin. In other words, it appears there is zero slope from the incoming pipe to the lowest opening in the outlet structure. Please evaluate and revise as appropriate.

KCMMB mix of a minimum 8 inches thickness shall be shown at the new driveway, from the sawcut in right of way, to the property line.

Backflow vault shall be moved outside the limits of the easement.

Discrepancies exist in the outlet structure. One version shows eleven (11) openings, while another shows (7) openings. Please reconcile, and consider that the report shows seven (7). If eleven (11) orifices are being installed, the report shall be updated.

An 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. Please include the following: 1) storm lines and storm structures, 2) sanitary lines and wyes, 3) water lines and fire lines, 4) pavement, 5) subgrade, including the area one (1) foot beyond the back of curb, 6) curb and gutter, 7) grading and compaction, 8) detention basin construction, 9) sidewalk and ADA-accessible ramp, 10) erosion and sediment control measures, and 11) final restoration, including sodding, seeding, fertilizer, mulch, and topsoil.

Miscellaneous Correction

Utility plan references sheet C9 for water meter installation detail (WAT-11) but it is actually on sheet 7.1. Installation of copper piping as designated on detail will be field verified.

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.

Knox Locks

IFC 506.1 - Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. 506.1.1 Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. Action required- Provide a Knox Box on the building above the FDC and knox key switches on the gates.