Lee's Summit

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.

DE C&O #11 Pavement Thickness

Private parking lots shall follow Article 8 of the Unified Development Ordinance for pavement thickness and base requirements.

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. $30,995.25

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.

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- The drive aisle of the parking lot to the east shall be capable of carrying 75,000-pounds. Currently shown as standard asphalt. 01/04/22- The resoonse letter states the asphalt has been upgraded to "light-duty" . I.m assuming that you meant heavy-duty. Confirmed during building permit review.

The cardinal directions shown along storm A are mostly misleading. Outflow at curb inlet A.2 runs to the west. 12” inflow at Manhole A.1 comes from the east. 6” inflow at Manhole A.1 comes from the west. 18” outflow at Manhole A.1 runs to the south. Revise the cardinal directions shown on sheets C3.0 and C3.1 accordingly.

Storm structures A.0 and B.0 are located in the middle of the pavement and therefore cannot be curb inlets, as shown on sheet C3.1. Please revise.

Revise the paving note to mention that “Aggregate base and moisture conditioned subgrade of both asphalt and concrete pavements shall extend 1’ beyond back of curb”.

Please provide an updated cost estimate (EOOPCC) sheet.

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- The drive aisle of the parking lot to the east shall be capable of carrying 75,000-pounds. Currently shown as standard asphalt. 01/04/22- The resoonse letter states the asphalt has been upgraded to "light-duty" . I.m assuming that you meant heavy-duty. Confirmed during building permit review.

Add silt fence, silt dike and (the meaning of) LOD to the legend on sheet C1.0.

On sheet C3.0, revise the cardinal directions of incoming flow shown at receiving structures (e.g. incoming flow from B.1 at B.0 should be 999.36 (S)). Show the cardinal directions on sheet C3.1 as well.

The proposed 2" domestic water service line must connect to the existing water main via a 2" tap, while the proposed 3/4" irrigation water line must connect to the existing water main via a 3/4" tap (not a 1" irrigation stub).

Remove the 1.5" backflow preventor device to be installed by the ROW, along the domestic water service line. Backflow prevention device along domestic water service lines for commercial development shall be installed inside the building, at the entrance point. Make sure to add a new leader by the building connection point.

The landscape sheet (LP-1) shows a proposed ornamental tree located along the curb. Please revise the proposed location.

Miscellaneous Correction

Please add a general note or drawing showing aggregate base of (asphalt and concrete) pavement sections extending 1’ beyond back of curb.

Miscellaneous Correction

Irrigation stub must be on other side of meter or separately metered. 1/4/2022 - Irrigation stub is now shown as tap between main and domestic meter which is not allowed. Update drawings to show separate tap. Also, 3/4" tap is not available. If a 1" meter is installed it must be a 1" tap and line.

Miscellaneous Correction

Mechanical equipment. Please show the location (dashed in) of the mechanical equipment on the building elevations and how it will be screened. Please refer to UDO Sec 8.180 Architectural Characteristics. The dashes that you have provided to show where the mechanical equipment will be appears not to be screened. Please show a parapet wall screening the equipment.

Miscellaneous Correction

Four-sided Architecture. City ordinance requires that architectural elements be extended to all four building sides so as to avoid the appearance of a back side devoid of architectural interest. Please continue the brick down to the ground so that is matches the other corners of the building and adds more color to the side.

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- The drive aisle of the parking lot to the east shall be capable of carrying 75,000-pounds. Currently shown as standard asphalt. 01/04/22- The resoonse letter states the asphalt has been upgraded to "light-duty" . I.m assuming that you meant heavy-duty. Confirmed during building permit review.

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- The drive aisle of the parking lot to the east shall be capable of carrying 75,000-pounds. Currently shown as standard asphalt. 01/04/22- The resoonse letter states the asphalt has been upgraded to "light-duty" . I.m assuming that you meant heavy-duty. Confirmed during building permit review.

Revise “city engineer” within general site note 3, shown on sheet C2.0, with “a field inspector”.

Mention “performing any inspection, site disturbance or utility work” within general site note 4, shown on sheet C2.0.

Make sure that the proposed legend shown on sheet C1.0 matches with the actual ESC purpose (of the sheet).

Show the proposed location of silt dikes in plan view, or remove the “silt dikes” language shown within the construction sequence section on sheet C1.0.

In response to the following comment regarding the proposed monument sign located to the north: The design will ensure monument sign foundation does not encroach on any subsurface structures. Please show an approximate footprint of the monument sign on plan view, regardless. Monument signs can’t be located within public easements and have to be at least 15’ apart from public sanitary lines. The location can always be revised later on, if needed.

Revise note 7N, shown on sheet C2.0, to mention “light duty asphalt paving”. Also, make sure to revise the thickness of the light duty asphalt base course, shown within the cross-sectional view, to a 4” thick minimum.

Clearly show on sheet C2.0, the limits of curbs (and gutter) 8D and 9D.

On sheet C3.1, label the storm structures (e.g. curb inlet A.2, grate inlet B.1) and indicate the cardinal directions of proposed and existing inflow and outflow lines. Set a 0.2’ minimum flowline elevation drop within the storm structures if the angle between the incoming and outgoing pipe is less than 22.5 degrees. If the angle is equal or above 22.5 degrees, please set a 0.5’ minimum flowline elevation drop. Make sure to list/provide all relevant information in accordance with the construction scope of work shown on sheet C4.1.

Revise the data and/or information shown on sheet C4.1, there appears to be drainage areas A-1 and B-1, open inlets A.2 and B.1.

Show on the utility plan sheet, the proposed location for a backflow prevention device, as specified in section 6900.H of the City’s Design and construction manual.

In reference to section 3900 of the City’s Design and construction manual, clarify on the utility plan sheet the type of PVC pipe intended to be used for the construction of the (private side) domestic water line.

For a 1.5” domestic water meter, a 2” (soft type K copper) pipe shall be installed from the (2” tap) connection point up to (10 feet) past the water meter (to the 2” x 1/4” reducer). For a 1” irrigation water meter, a 1” (soft type K copper) pipe shall be installed from the (2” x 1” tee) connection point up to past the water meter.

Revise the linear footage of the soft type K copper pipe(s) shown for both the domestic and the irrigation water lines. 10 feet appears to be less than the minimum expected, on the domestic water line.

Please provide a stormwater memorandum.

Miscellaneous Correction

Oil and Gas Wells. Please state on the plans whether or not there are active, inactive, or capped wells with the area. Refer to DNR Well Database and reference the site.

Miscellaneous Correction

Title. Please change the title Final Development Plan

Miscellaneous Correction

Legal Description. Please label the legal description.

Miscellaneous Correction

Right of Way and Center Line. Please show and label the Row width and C/L for NW Chipman Rd

Miscellaneous Correction

Setbacks. Please show all building and parking setbacks.

Miscellaneous Correction

Trash enclosure. Please show the architectural characteristics for the trash enclosure. Refer to sec 8.180 Architectural Characteristics letter G.

Miscellaneous Correction

Trash enclosure concrete pad. The heavy duty concrete pad that is required needs to extend 30’ in front of the gates. Please refer to UDO Sec. 8.620 Parking lot design, letter C, under F. Improvement of Parking and Loading Areas.

Miscellaneous Correction

Miscellaneous Correction

Mechanical equipment. Please show the location (dashed in) of the mechanical equipment on the building elevations and how it will be screened. Please refer to UDO Sec 8.180 Architectural Characteristics. The dashes that you have provided to show where the mechanical equipment will be appears not to be screened. Please show a parapet wall screening the equipment.

Miscellaneous Correction

Monument and Wall Signs. Please upload the signage plans that you refer to on the plans.

Miscellaneous Correction

Temporary Asphalt Curb. Please show a temporary asphalt curb on the plans across the drive stubs providing cross-access to the abutting lots to the east and west. The temporary asphalt curbs shall only be required to be installed if the abutting the lots remain undeveloped at the conclusion of the subject site’s construction.

Miscellaneous Correction

Landscaping. The landscaping plan indicates that 0 street frontage trees are proposed to be planted along NW Chipman Rd due to the presence of utility easements. City ordinance does not grant staff the authority to waive any development ordinance requirement (e.g. landscaping) under any circumstances. Waiving of a development requirement requires the request to go through a public hearing process as part of a preliminary development plan application. Said process typically takes 3 months. To comply with ordinance requirements and to keep the plan approval at the staff level, it is suggested that the applicant work with the City’s engineering staff to identify areas where 4 ornamental trees (as opposed to more substantial shade trees) could be planted along the NW Chipman Rd frontage.

Miscellaneous Correction

Elevations Labels. The cardinal directions labeled on the elevations are incorrect for this site.

Miscellaneous Correction

Four-sided Architecture. City ordinance requires that architectural elements be extended to all four building sides so as to avoid the appearance of a back side devoid of architectural interest. Please continue the brick down to the ground so that is matches the other corners of the building and adds more color to the side.

Miscellaneous Correction

Irrigation stub must be on other side of meter or separately metered. 1/4/2022 - Irrigation stub is now shown as tap between main and domestic meter which is not allowed. Update drawings to show separate tap. Also, 3/4" tap is not available. If a 1" meter is installed it must be a 1" tap and line.

Miscellaneous Correction

Specify sanitary waste pipe material.

Miscellaneous Correction

Provide complete site lighting plan with all circuitry and light pole base detail.

Miscellaneous Correction

Oil and Gas Wells. Please state on the plans whether or not there are active, inactive, or capped wells with the area. Refer to DNR Well Database and reference the site.

Miscellaneous Correction

Title. Please change the title Final Development Plan

Miscellaneous Correction

Legal Description. Please label the legal description.

Miscellaneous Correction

Right of Way and Center Line. Please show and label the Row width and C/L for NW Chipman Rd

Miscellaneous Correction

Setbacks. Please show all building and parking setbacks.

Miscellaneous Correction

Trash enclosure. Please show the architectural characteristics for the trash enclosure. Refer to sec 8.180 Architectural Characteristics letter G.

Miscellaneous Correction

Trash enclosure concrete pad. The heavy duty concrete pad that is required needs to extend 30’ in front of the gates. Please refer to UDO Sec. 8.620 Parking lot design, letter C, under F. Improvement of Parking and Loading Areas.

Miscellaneous Correction

Light Fixtures. Please submit the specs for the light fixtures for the pole lights. If you have any wall mounted lighting, please up load them too

Miscellaneous Correction

Mechanical equipment. Please show the location (dashed in) of the mechanical equipment on the building elevations and how it will be screened. Please refer to UDO Sec 8.180 Architectural Characteristics.

Miscellaneous Correction

Monument and Wall Signs. Please upload the signage plans that you refer to on the plans.

Miscellaneous Correction

Temporary Asphalt Curb. Please show a temporary asphalt curb on the plans across the drive stubs providing cross-access to the abutting lots to the east and west. The temporary asphalt curbs shall only be required to be installed if the abutting the lots remain undeveloped at the conclusion of the subject site’s construction.

Miscellaneous Correction

Landscaping. The landscaping plan indicates that 0 street frontage trees are proposed to be planted along NW Chipman Rd due to the presence of utility easements. City ordinance does not grant staff the authority to waive any development ordinance requirement (e.g. landscaping) under any circumstances. Waiving of a development requirement requires the request to go through a public hearing process as part of a preliminary development plan application. Said process typically takes 3 months. To comply with ordinance requirements and to keep the plan approval at the staff level, it is suggested that the applicant work with the City’s engineering staff to identify areas where 4 ornamental trees (as opposed to more substantial shade trees) could be planted along the NW Chipman Rd frontage.

Miscellaneous Correction

Elevations Labels. The cardinal directions labeled on the elevations are incorrect for this site.

Miscellaneous Correction

Four-sided Architecture. City ordinance requires that architectural elements be extended to all four building sides so as to avoid the appearance of a back side devoid of architectural interest. Architectural elements are not extended onto the elevation labeled “East Elevation”.

Mention “Final Development Plan” in the project name headline, instead of proposed construction plans.

The City of LS Water Utilities Department (816-969-1900) located at 1200 SE Hamblen Road is responsible for both the water distribution and the sanitary sewer systems.

Show location of all oil/gas wells, or indicate none are present, and cite the source.

Add a general note stating that “The contractor shall contact the City’s Development Services Engineering Inspection to schedule a pre-construction meeting with an inspector prior to any land disturbance work at (816) 969-1200”. Make sure to also revise general site note 3 accordingly.

Revise/combine general notes 19 and 20 to state that “all construction, including sanitary sewer and water infrastructure, shall be in accordance with the City of Lee’s Summit’s Design and Construction manual” at the time of plan approval.

Revise general site note 4 to state that “The City of Lee’s Summit shall be given at least a 48-hour notice prior to performing any inspection, site disturbance or utility work”.

Show on sheet C1.0 where the ESC-09 detail is intended to be used. Otherwise, remove from sheet C1.1, since non-applicable.

Revise the sidewalk hatching shown in the legend to match the one shown in plan view, throughout the plans.

Include ADA-accessible ramp and parking designs and elevations that verify that the minimum slope requirements are being met. Although 2% cross-slope and 8.33% running slope are allowed, it is recommended that the sidewalks be designed to include construction tolerances. Design slopes of 1.5% and 7.5% are typical. Please note that during the inspection process, sidewalks that exceed the maximum allowable slopes at all will be rejected. There is no allowance given during construction.

As shown in the ESC-03 detail, J-hooks are required within the ESC plan. Given the silt fence 100’ maximum runs for J-hooks, please locate the needed J-hooks.

Revise the concrete and asphalt pavement configurations, shown on sheet C2.0, to meet the City’s parking lot pavement requirements, found in Section 8.620 of the Unified Development Ordinance (UDO). The minimum thickness allowed for concrete course is 6” while the minimum thickness allowed for asphalt base course is 4”. Geogrid installation or subgrade chemical stabilization is also required under the 6” aggregate course during asphalt pavement construction. Make sure to specify what type of concrete mix will be used during concrete pavement construction, as well.

Pavement sections must meet UDO requirements unless the geotechnical report recommendations exceed those requirements.

Show the footprint or the area intended for the proposed northern 8N monument sign, on plan view of sheet C2.0. Remove the leader, if non-applicable.

Specify on sheet C2.0 the type of curb and gutter associated with detail 8D, as shown in the GEN-4 construction standard detail.

On sheet C2.0, add a note reference for heavy duty asphalt paving. Label/show on plan view, as well. Or disregard this comment, if non-proposed or non-applicable.

Show/label a temporary curb across the connection to the western adjacent lot, on sheet C2.0. Include a detail for the temporary curb, as well.

On the grading plan sheet, shouldn’t elevation 1006.90 (located near the northwest corner of the proposed building) point at the opposite side of the drive-through lane?

Label the unlabeled storm structure in plan view of the grading plan sheet.

Revise the information shown on the proposed drainage area map sheet. Show drainage areas to each proposed storm structure and also make sure that the calculations match.

For a 1.5” water meter, a 2” pipe shall be installed from the connection point up to past the water meter, then a reducer can be placed if needed along the domestic water service line. Whereas for a 1” water meter, a 1” pipe shall be installed, with an inverted reducer if needed further along. The City Project manager will reach out to the design engineer in order to share our take on the most efficient configuration of the water utility network for this development.

Soft type “K” copper service line shall extend a minimum of 10 feet beyond the meter well, between the water meter and the private customer.

The irrigation stub shall tie into the domestic water service line, only beyond the water meter. Otherwise, it shall directly connect to the public water main, via a separate water meter.

Specify the pipe material for all utility lines to be constructed, as part of this development.

Add/provide construction design plan(s) for the proposed private storm sewer system. A profile (view) is required for every utility pipe larger than 6” in diameter. Include the pipe and inlet calculations for the design storm and 100-year storm events (if different). Make sure to also detail how MH A.0 is intended to connect to the existing 36” private storm line.

On sheet LP-1, a tree appears to be located on the edge of the drive-through lane. Revise the proposed location.

Please provide an Engineer’s Opinion of Probable Construction Cost (EOOPCC) sheet.

Miscellaneous Correction

Irrigation stub must be on other side of meter or separately metered.

Miscellaneous Correction

Specify sanitary waste pipe material.

Miscellaneous Correction

Provide complete site lighting plan with all circuitry and light pole base detail.

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- The drive aisle of the parking lot to the east shall be capable of carrying 75,000-pounds. Currently shown as standard asphalt.