Lee's Summit

Please provide information detailing the depth of the exterior facade articulations.

Sheet A1-54 – Please provide additional fenestration in the grey area labeled 6” horizontal lap siding. These should look similar to the elevations on sheet A1-44. If windows are not feasible, please propose some other type of architectural element.

The waiver for the stream buffer is currently under review. We will notify you when this waiver has been approved or additional information is needed.

Additional analysis of the downstream conditions shall be performed where the stormwater exits the overall site, to a point where the stormwater enters Raintree Lake. This downstream analysis shall include the culvert beneath M-150, the culvert beneath Ward Rd., the receiving pond downstream of the Ward Rd. culvert, and the intervening property between this pond and Raintree Lake. This analysis shall include: 1) capacity analysis of the culverts up to and including the 100 year event, 2) analysis of the receiving pond and its ability to manage the increased stormwater flows from the project, 3) analysis of the concrete weir and downstream area between the pond and Raintree Lake.

The analysis described in comment #2 (above) shall be included within a revised stormwater report. It should be noted we do not necessarily agree with the statement "...it has no adverse impacts on the downstream system" on page 12 under Summary and Recommendations of the "Arborwalk East Multi-Family Storm Drainage Study" dated Apr. 11, 2023. Without further analysis, this statement cannot be supported by staff. Although the project was included in the plan developed approximately 20 years ago, the increase in impervious surface area will lead to increased peak flows from the site for all storm events when compared to existing conditions as of today, and downstream analysis shall be required. Please revise as appropriate.

Additional discussion of the hydrodynamic separators shall be provided within the stormwater study. This discussion should include more than a reference to specification sheets in the appendix, and should provide a discussion of notable projects where this method has been utilized to protect water quality, how the hydrodynamic separators will be maintained, who will maintain them, and whether the quantity (2) is sufficient for the project. Please update the stormwater study as appropriate.

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. Action required- Confirm with LS Water Utilities there will be adequate fire flow available (2,875 gpm).

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. Drive lanes shall be capable of supporting 75,000-pounds.

Fire Lanes - Marking

503.3 Marking. Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Fire lanes may be marked in one or a combination of methods as approved by the fire code official. Curbs. All curbs and curb ends shall be painted red with four inch (4") white lettering stating "FIRE LANE—NO PARKING". Wording may not be spaced more than fifteen feet (15') apart. Where no curb exists or a rolled curb is installed, a 6-inch (6") wide painted red stripe applied to the concrete or asphalt with four inch (4") white lettering stating "FIRE LANE—NO PARKING. "Signs. In areas where fire lanes are required, but no continuous curb is available, one of the following methods shall be used to indicate the fire lane. Option 1 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on a metal post set in concrete a minimum of depth of eighteen inches (18") set back one foot (1') in from the edge of the roadway with the bottom of the sign being seven feet (7') from finished grade. Signs shall face oncoming traffic. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Option 2 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on the side of a structure or other permanent fixture approved by the Fire Code Official. The bottom of the sign being seven feet (7') from finished grade. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Fire lanes shall be posted.

Please visit the Missouri Department of Natural Resources at https://dnr.mo.gov/land-geology/geology/oil-gas-resources to identify if any oil or gas wells are present on the property. If none are present please update the note on sheet C1 stating there are no wells present per MO DNR.

Please provide more screening to SW Ward Rd. by extending the proposed landscaping screen on the south side of the trash enclosure. The screening should be extended at a minimum to the western edge of the trash enclosure.

In the site summary table on sheet C2 please provide details on the total area of the proposed/required private common space per Sec 5.510.B.4.b(4).

5.510.B(4)(a) - For all structures three stories or more in height, the base (first 20 feet) of a building shall be distinguished from the remainder of the building by providing a minimum of three of the design elements 1)Balconies; 2)Bay or box windows; 3)Porches or covered entries; 4)Dormers or other variations in the roof plane; 5)Accent materials such as brick, stone, or stucco with banding highlights; 6)Shutters; 7)Variation in window sizes and shapes; or 8)Vertical elements that demarcate building modules. Please articulate how you are meeting this requirement.

At least 20 percent of all walls facing a public street shall contain windows or doorways. Please provide details addressing this requirement.

The Design Criteria Modification Request (i.e., waiver) for the stream setback was not submitted on the template form. This template shall be transmitted to you separately. The form shall be completed, and the signed and sealed summary shall be attached (with exhibits). When complete, please combine into one (1) pdf document.

Project subject to MoDOT's approval.

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.

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. Show the locations of the FDC's.

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 with LS Water Utilities there will be adequate fire flow with the proposed system per IFC Table B105.1(2). A 50% reduction is allowed due to the buildings having automatic fire sprinklers.

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. Drive lanes shall be capable of supporting 75,000-pounds.

Fire Lanes - Marking

503.3 Marking. Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Fire lanes may be marked in one or a combination of methods as approved by the fire code official. Curbs. All curbs and curb ends shall be painted red with four inch (4") white lettering stating "FIRE LANE—NO PARKING". Wording may not be spaced more than fifteen feet (15') apart. Where no curb exists or a rolled curb is installed, a 6-inch (6") wide painted red stripe applied to the concrete or asphalt with four inch (4") white lettering stating "FIRE LANE—NO PARKING. "Signs. In areas where fire lanes are required, but no continuous curb is available, one of the following methods shall be used to indicate the fire lane. Option 1 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on a metal post set in concrete a minimum of depth of eighteen inches (18") set back one foot (1') in from the edge of the roadway with the bottom of the sign being seven feet (7') from finished grade. Signs shall face oncoming traffic. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Option 2 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on the side of a structure or other permanent fixture approved by the Fire Code Official. The bottom of the sign being seven feet (7') from finished grade. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Fire lanes shall be posted.

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 provide typical elevations for the proposed garages.

Please provide a detailed drawing of enclosure and screening methods to be used in connection with trash storage containers on the property.

All parking lots shall be set back a minimum 6 feet from the side or rear property line when not part of shared parking and/or cross access. Will the driveway along the property line separating the apartment from the commercial be covered by a shared access agreement?

The use of curb blocks in parking areas shall be prohibited, except at the head of accessible parking spaces when they are adjacent to a pedestrian walkway with no raised curb.

CG-1 concrete curbing is required around all parking areas and access drives. Temporary asphalt curbs may be used in areas to be expanded only as shown and approved on the development plan. Please label the proposed curb type and provide standard details.

Accessible spaces shall be located at the nearest point to the front building entry and/or accessible ramp. It is unclear where the leasing office will be located. Are ADA stalls located in a manner that they can serve the office?

All accessible parking shall comply with the requirements of the federal Americans with Disabilities Act.

All signs must comply with the sign requirements as outlined in the sign section of the ordinance.

The subject property will require platting prior to the issuance of building permits

It does not appear there are any sidewalks connecting the parking lot/sidewalks to the entrances of the proposed building.

Please confirm MoDOT has reviewed the TIS.

The "Storm Drainage Study" dated Feb. 9, 2023 (hereinafter referred to as "the stormwater study") was missing the required discussion of: 1) the existing stream with a drainage area greater than 40 acres and hence subject to the stream buffer requirements of the City of Lee's Summit, 2) requested waivers to the stream buffer, 3) discussion of any U.S. Army Corps of Engineers (USACE) jurisdictional determinations of the existing stream or wetlands and any mitigation needed, 4) exibits showing the location of the existing stream buffer. Please revise as appropriate, and include a summary of what was done duriing early February 2023 in terms of clearing and land disturbance within the boundaries of the existing stream buffer.

The stream study did not include any discussion of the proposed RCB structure to divert the existing stream underground, nor did the report provide any calculations for sizing of the RCB. Please discuss within the stormwater study, and provide calculations for stormwater flow within the box. If a waiver is granted by the City Engineer to the stream buffer requirement, this RCB shall be designed to a standard no less than a 100 year event with a low flow channel.

A Design Criteria Modification Request (i.e., waiver) was missing from the submittal package. This waiver request shall be submitted on forms provided by the City, and shall include 1) the completed form, 2) a summary that is signed and sealed by a design professional registered in the State of Missouri, and 3) exhibits showing what is being requested in terms of the waiver. The entirety of the stormwater study should not be submitted for the exhibit and summary, although it can be referenced in the waiver request.

Plan and profile view of the preliminary sizing and preliminary location of the proposed RCB was missing, and shall be submitted to evaluate the proposal to route the existing stream underground.

The public sanitary sewer relocation along the east side of the project appears to show the 10 inch line too close to a building in certain instances. The minimum distance between the outside of the pipe or structure related to a sanitary sewer and any portion of the footing or overhang is 15 feet.

The private water line appears to be a fire line, and the meter placement and sizing is not practical. For purposes of this project, it is acceptable to place the fire line and backflow vaults as shown, but meters are not practical as you are showing several 6 inch meters which will increase your cost by approximately $375,000 per meter (including the sanitary sewer impact fee which is based on the meter sizing). Recommend you shown smaller meters interior to the project that are connected to the fire line (perhaps one meter per building?). The location of these smaller meters should be shown outside of paved areas and in areas that are accessible to Water Utilities staff. Please evaluate and review, and revise as appropriate.

There is not convincing evidence that the hydrodynamic separators will achieve the objectives of treating on-site stormwater runoff, and address the issue of removing the stream and routing underground.

To further address water quality and the elimination of the stream buffer, it is recommended the applicant explore the possibility of purchasing the existing pond at the southeast corner of Ward Rd. and M-150. This pond has been problem to Raintree Lake Property Owners Association, the owner of Tract A - Raintree Lake Village Lots 1 through 6 and Tract "A", and the City of Lee's Summit. The acquistion of this pond and periodic maintenance by the applicant would mitigate 1) water quality concerns from the new development, and 2) delegation of maintenance in the future (i.e., silt removal, etc.).

The RCB proposed to route the existing stream underground did not appear to be labeled in terms of public or private ownership. What is the proposed ownership of this RCB?

The relocated sanitary sewer cannot be more than 20 feet in depth as measured to the flowline of the pipe in any portion of the line, nor can it be less than 3.5 feet of cover over the top of pipe. Was this checked during the preliminary design process? Is a profile view of the proposed relocated line appropriate for this project? Please evaluate and provide a preliminary plan and profile if appropriate.

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.

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. Show the locations of the FDC's.

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 with LS Water Utilities there will be adequate fire flow with the proposed system per IFC Table B105.1(2). A 50% reduction is allowed due to the buildings having automatic fire sprinklers.

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. Drive lanes shall be capable of supporting 75,000-pounds.

Fire Lanes - Marking

503.3 Marking. Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Fire lanes may be marked in one or a combination of methods as approved by the fire code official. Curbs. All curbs and curb ends shall be painted red with four inch (4") white lettering stating "FIRE LANE—NO PARKING". Wording may not be spaced more than fifteen feet (15') apart. Where no curb exists or a rolled curb is installed, a 6-inch (6") wide painted red stripe applied to the concrete or asphalt with four inch (4") white lettering stating "FIRE LANE—NO PARKING. "Signs. In areas where fire lanes are required, but no continuous curb is available, one of the following methods shall be used to indicate the fire lane. Option 1 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on a metal post set in concrete a minimum of depth of eighteen inches (18") set back one foot (1') in from the edge of the roadway with the bottom of the sign being seven feet (7') from finished grade. Signs shall face oncoming traffic. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Option 2 : A sign twelve inches (12") wide and eighteen inches (18") in height shall be mounted on the side of a structure or other permanent fixture approved by the Fire Code Official. The bottom of the sign being seven feet (7') from finished grade. Spacing of signs shall not exceed fifty feet (50') between signs. Signs shall be reflective material with a white color background with symbols, letters and border in red color. "FIRE LANE—NO PARKING". Fire lanes shall be posted.