Lee's Summit

Landscape plan shows conflicts with City sanitary sewer line. Trees shall be a minimum of five (5) feet from the outside of the mature tree trunk, to the outside of any public sanitary sewer line, or public manhole. This shall be resolved in the Final Development Plan.

The "Stormwater Report - Fire Station #4 { undated and unsealed awaiting submittal } discusses an inspection to be performed for the regional detention basin. The items to inspect are: 1) the condition of the basin, 2) siltaton within the basin and any measures needed to remove silt, 3) brush or vegetation which may need to be removed, 4) condition of the retaining wall to determine if has structural issues, and 5) whether the basin is working as intended. This inspection shall be performed prior to approval of the Final Development Plan, and shall be summarized in report form at that time, signed and sealed by a design professional licensed in the State of Missouri. Report shall provide a response to each of the above five (5) inspection criteria, and remedies to be addressed by the property owner's association if needed, along with a proposed time schedule for completion of the remedies.

DE C&O #01 Eng Plans – FDP/PDP

All required engineering plans and studies, including water lines, sanitary sewers, storm drainage, streets and erosion and sediment control shall be submitted along with the final development plan. All public infrastructure must be substantially complete, prior to the issuance of any certificates of occupancy.

DE C&O #03 Eng & Insp Fees

All Engineering Plan Review and Inspection Fees shall be paid prior to approval of the associated engineering plans and prior to the issuance of any site development permits or the start of construction (excluding land disturbance permit).

DE C&O #06 Land Disturbance

A Land Disturbance Permit shall be obtained from the City if groundbreaking will take place prior to the issuance of a site development permit, building permit, or prior to the approval of the Final Development Plan / Engineering Plans.

DE C&O #09 FDP Reviews

Certain aspects of the development plan will be further reviewed during the Final Development Plan phase of the project. This includes detailed aspects of the design to help ensure that the plan meets the design criteria and specifications contained in the Design and Construction Manual.

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.

Please provide an exhibit showing turning movements in and out of the facility with the appropriate design vehicle(s).

No Left-/U-turn sign(s) should be installed within the median for SB traffic at the median break.

The "Stormwater Report" dated Jan. 18, 2022 provides a "Purpose Statement" in Section 1.1 that the purpose of the report is to document the steps taken to size the stormwater system to meet current City of Lee's Summit requirements. This was not what was discussed during the pre-application meeting on Nov. 30, 2021. During the pre-application meeting, the applicant was instructed to provide a stormwater memorandum that provided the citation within KCAPWA Section 5600 which granted an exception to the newer standards (i.e., based on a previously-approved stormwater management plan), and also: 1) documented the condition of the basin, 2) siltation within the basin and any measures needed to remove silt, 3) brush or vegetation within the basin that may need removal, 4) the storage volume of the basin and whether it is adequate to meet the originally-designed standards in place at the time, 5) condition of the retaining wall within the basin to determine whether it is leaning or other structural issues, and 6) to verify that the basin was working as intended. There was no discussion about the need for providing a new detention basin design, as this was constructed prior to the newer flat release standards and prior to the water quality standards being required (i.e., allowable flat release rates per acre for the 2, 10, and 100 year events, plus the 40 hour extended detention for the 90 percent mean annual event). Please revise the report to address the concerns listed in this applicant letter. No further detailed review of the stormwater report dated Jan. 18, 2022 was conducted since it did not address any of the concerns listed above.

Please refer to the "Stormwater Report" dated Jan. 18, 2022. We do not agree this site complies with the Comprehensive Control Strategy described in KCAPWA Section 5600. Off-site contributors to drainage were not taken into account, nor were points of interest analyzed using best engineering practice. Please see above comment, however, as this was not required as discussed during the pre-application meeting on Nov. 30, 2021. This basin was constructed and designed prior to the newer detention basin standards, and as such, a stormwater memorandum shall discuss the exceptions listed in Section 5600 of the KCAPWA for allowing this basin to serve the development without the need for modification to the original design, provided that the basin has been field-verified as functioning nominally according to the minimum conditions listed in the 6 bullet points above.

Sheet C100 proposes an asphaltic concrete patch in what appears to be a KCMMB concrete street. This is not allowed. Any work within the street shall be replaced with KCMMB concrete according to the design standards in place at the time of this application. Please revise as appropriate, and please be aware separate plans for the public improvements shall be required at Final Development Plan phase of the project.

Grading plan shows alteration to the east boundary of the project which appears to impact the existing drainage patterns for the adjacent property to the east. It appears stormwater that normally flowed in a sheet fashion to the northwest will now gather in a concentrated flow pattern along the east property line, backing stormwater onto the adjacent property owner to the east. This is an adverse impact to an adjacent property owner, and is not allowed. A swale may be created if desired, but the 100 year WSE in said swale cannot encroach upon the adjacent property to the east. Please revise the grading as appropriate.

Concrete encasement of the sanitary sewer main is shown in the driveway. What is the reasoning behind this proposal? Is the sanitary sewer too shallow? This will require a waiver from the City Engineer and Water Utilities if allowed. A profile view shall be provided, which shows the proposed depth of cover in relation to the driveway. The waiver request shall be on forms provided by the City, along with a brief summary explaining the rationale of the waiver, along with the specific citation within the Design and Construction Manual.

Sheet C-500: Why is rebar being proposed on 18 inch center throughout the parking area, driveway, and sidewalk? This is excessive, and will lead to future maintenance issues. It should be noted that excessive use of rebar and dowels does not create additional concrete strength. Strategic placement of rebar is always a better choice, and if future replacement is considered, will eliminate the need for a demolition project that costs 5 times that of a properly-designed driveway with strategically placed rebar and dowels. Also, we saw nothing in the plan indicating epoxy-coated rebar or dowels, and use of non-epoxy-coated rebar and dowels will lead to premature failure of the parking lot, the driveway, and interior sidewalks. Case in point is the City Hall driveway and parking lot, which failed within 10 years due to improperly designed rebar reinforement with uncoated rebar placed at 18 inches centers each way. Recommend a re-evaluation of the rebar geometry, type of rebar, and size and location of rebar and dowels.

Sheet C-500: Why is rebar being proposed for a 4 inch private interior sidewalk? This does not appear to meet any recommended standards for placement of rebar within such a thin concrete section.

In terms of the driveway within right of way or over the sanitay sewer, the standard detail shall be used for design and construction. Placing rebar at 18 centers each way within this area is not allowed. This creates additional maintenance and cost issues for the Water Utilities Department, and cutting through excessive rebar is costly and not necessary, and does not provide additonal strength to the KCMMB concrete section. Please see specific notes on "Commecial Driveway" standard detail for more information. Please revise as appropriate.

Sheet C-502: The typical pavement jointing detail is more in line with what is recommended. Please note this detail contradicts what is shown on Sheet C-500. Please clarify what is being proposed, and ensure the commercial drive entrance from the property line to the existing pavement matches what is shown on this detail.

Sheet C-502: Dowel bars are called-out in Pavement Jointing view, but no call-out appears to be shown for "epoxy-coated". Was this an oversight?

Landscape plan shows several conflicts with City-owned utility lines. An absolute minimum of five (5) feet is required from the outside of the mature tree trunk, to the outside of any public sanitary sewer line, public manhole, public water line, or public storm line or structure. Please review and revise as appropriate.

Lighting pole is shown directly on top of a public water main and within the easement near the southwest portion of the project. This is considered a non-allowed use of an easement. Please move the lighting pole outside the limits of the easement, and a minimum of 15 feet from the outside of the water main.

Stormwater Comment: The existing curb inlet shown within the driveway is not detailed or noted on the Preliminary Development Plan in terms of what it will be converted into, or how it will convey stormwater and to where. This is going to be problematic, as new storm lines are required to be no less than 10 feet horizontally from any water main as measured from the outside of the storm line or structure, to the outside of the water main. The requirement is reduced to 5 feet for separation between sanitary sewer lines and structures and storm lines. Please provide the required details of the public storm improvements to convey stormwater from the converted (?) inlet, including the geometry and dimensions of the proposed changes on plan view. If deemed necessary by the engineer, a profile view would also be helpful.

No callouts were provided for stormwater inlets or lines on the utility plan. If not called out on this sheet, a separate sheet shall be submitted showing their location, size, material, dimensions from adjacent sanitary and sewer lines, and denotion of "PUBLIC" versus "PRIVATE".

Separate plan shall be provided along with the Final Development Plan in regard to the public stormwater relocation, fire hydrant relocation, traffic improvements including median modifications, and any other public improvements for this project.

All interior storm lines shall be considered "PRIVATE", and shall be noted on the Preliminary Development Plan as such. Please add this note denoting these lines as "PRIVATE".

Please be aware additional comments may be forthcoming during the Final Development Plan/Engineering Plan review phase of the project. This is a Preliminary Development Plan, and is intended to be a rough review of the concept in terms of major issues related to the sanitary sewer, water, streets, traffic, pavement, grading, overall site drainage and detention, and easement encroachment issues or construction of improvements near City-owned public utilities such as water lines, sanitary sewer lines, and storm sewer lines.

Please show the location of all oil and gas wells, whether active, inactive, or capped. If none are present please add a note stating such and cite your source of information.

Please darken the line indicating the required 20’ building/parking lot setback line from the street so that it is more readable.

The ADA parking stall must be van accusable and shall be adjacent to an aisle 8 feet wide. As proposed the aisle is too narrow.

The parking lot is less than the required 20’ setback for the street. If you wish to request a modification please provide a narrative statement that explains the need and justification for a modification to the applicable zoning district regulations.

Are two driveways needed on the south side? Possibly, if you eliminated the southwest driveway the parking lot could be shifted to the east and meet the required 20’ setback requirement.

On the landscaping plans please label any ground mounted mechanical equipment so that compliance with screening requirements can be checked.

Please provide details on all proposed poles for the parking lot lighting.

Please provide the site lighting calculations at the property line.

For information only - The architectural pre-finished red aluminum plate wall panels are a conditional material. The use of this material is acceptable but will need to be approved by City Council.

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.