Lee's Summit

Need to know context of this detail. Is this a public crosswalk detail? Where is it located on the plan view(s)? Is it a private detail within the parking lot? Need answered before corrections can be recommended.

If this is a public crosswalk across the commercial entrances, it does not meet the standards for a City detail for a crosswalk. Striping is not allowed unless approved by the City Traffic Engineer. Finally, crosswalk slope shall be designed with no more than 1.50% cross-slope, with an allowance up to 2.00% for the as-built condition. Corrections required.

If this is a private detail, all other conditions in the 2nd comment above stand, except for the striping. Corrections required.

In either case, the location of this detail shall be shown on the plan view(s), along with sufficient notation on the plan view referencing this detail. Correction required.

SIGN PERMIT. For your information, construction of the monument sign depicted on Sheet AS-101 is reviewed and approved under separate cover as part of a sign permit application and not done as part of the subject final development plan application. Having said, it does appear to comply with all applicable sign regulations as drawn. Additional information will be required regarding the proposed illumination of the sign at the time of sign permit review.

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 and sanitary sewer 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. $196,478.37

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 project coordination meeting with the assigned Field Engineering Inspector.

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.

ARCHITECTURE. Color building elevations are required to be submitted as part of the final development plan application for review. The building elevations (Sheets A-200 and A-201) are black and white, and also do not label any of the proposed material colors.

TRASH ENCLOSURE. Please confirm that the proposed trash enclosure gates shown on the detail (Sheet AS-101) are solid metal panels. It isn't very clear if the "MTL GATE" note on Detail A5 refers to the panels or the gate frame.

SIGN PERMIT. For your information, construction of the monument sign depicted on Sheet AS-101 is reviewed and approved under separate cover as part of a sign permit application and not done as part of the subject final development plan application. Having said, it does appear to comply with all applicable sign regulations as drawn. Additional information will be required regarding the proposed illumination of the sign at the time of sign permit review.

Miscellaneous Correction

Provide the correct address for the project.

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 2018International 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- Work with Water Uilities to determine there is adequate fire flow per IFC Table b105.1(2) with a 50% reduction allowed for a sprinkler system.

Miscellaneous Correction

Fire Department Access- Prior to any combustible construction, Wilshire Drive shall be completed through to Strother Road, all public and private hydrants shall be in place and operable , and the apartment parking lot's asphalt base shall be in place.

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. It is assumed the FDC will be located the same as Wilshire II, but it needs to be shown on the plans.

An Engineer's Estimate of Probable Construction Costs is required to determine the fees. Please provide an itemized and sealed estimate for all sitework (i.e., not the building or lighting).

PLATTING. No building permit shall be issued until such time as the subject property is platted. This previously made comment has been acknowledged by the applicant and is being kept for informational purposes.

RETAINING WALLS. The plans show a proposed retaining wall that crosses a proposed general utility easement along the south property line. The City's encroachment policy does not allow retaining walls to cross or encroach into a public easement. The plans also show an existing retaining wall that crosses a proposed general utility easement along the north property line. The previous two resubmittal responses to the previously made comment above states that the U/Es along the north and south property lines have been removed. However, the revised plans continue to show 7.5' U/Es in both locations. See Sheets C2.01 and C3.01, where said 7.5' U/Es are shown and labeled as such. Also see Sheets C8.01, C8.03 and L1.03 showing the linework to denote the 7.5' U/Es though they are not labeled. Revise.

PHOTOMETRIC PLAN. No photometric plan is provided for review. Submit a photometric plan in accordance with UDO Section 8.230. All proposed exterior lighting shall comply with the requirements of UDO Sections 8.220, 8.250, 8.260, 8.270 and 8.280. Provide cut sheets for all exterior light fixtures for review to confirm compliance with the lighting requirements previously cited. The previous two resubmittal responses to the previously made comment above refer to the architectural plan submittal for the required information. No architectural plans have been submitted to date for this project. The resubmittal response letter states that architectural plans were resubmitted to the City on March 6, 2024. No such plans were ever received by the City. Civil plan sets were submitted to the City on 11/20/23 (original submittal), 2/27/24 (1st resubmittal) and 4/19/24 (2nd resubmittal), but no architectural plan set has ever been received by the City.

ARCHITECTURE. Color building elevations are required to be submitted as part of the final development plan application for review. No building elevations were provided as part of the original application submittal or the plan re-submittal. The previous two resubmittal responses to the previously made comment above refer to the architectural plan submittal for the required information. No architectural plans have been submitted to date for this project. The resubmittal response letter states that architectural plans were resubmitted to the City on March 6, 2024. No such plans were ever received by the City. Civil plan sets were submitted to the City on 11/20/23 (original submittal), 2/27/24 (1st resubmittal) and 4/19/24 (2nd resubmittal), but no architectural plan set has ever been received by the City.

TRASH ENCLOSURE. Provide a detail of the proposed trash enclosure. Each trash enclosure shall be constructed of masonry walls or steel architecturally designed walls with either a solid steel opaque gate painted to be compatible with the color of the masonry or steel walls and building it is to serve or a steel framed semi-opaque gate with a screen mesh material approved by the Director that provides an appropriate visual barrier. The previous two resubmittal responses to the previously made comment above refer to the architectural plan submittal for the required information. No architectural plans have been submitted to date for this project. The resubmittal response letter states that architectural plans were resubmitted to the City on March 6, 2024. No such plans were ever received by the City. Civil plan sets were submitted to the City on 11/20/23 (original submittal), 2/27/24 (1st resubmittal) and 4/19/24 (2nd resubmittal), but no architectural plan set has ever been received by the City.

SCALE. The listed scale for Sheets L1.02 and L1.03 is incorrect. The sheets are actually drawn to 10' scale, not the listed 20' scale. Revise.

Miscellaneous Correction

Specify sizes of water meters. If larger than 2" provide complete custom pit construction details. (we only provide pits for 2" and smaller) 3/4/2024 - Provide complete construction detail for meter pit. Detail shown is for maximum 2" meter. Also, the piping from main to meter and an addition 10' towards building is required to be copper.

Standard detail for a 3 inch meter vault was missing from the plans (i.e., WAT-13). A standard detail was included for water meters 2 inch and smaller, but you have called-out a 3 inch meter. Please include the standard detail for the 3 inch meter (WAT-13), and revise the notes as appropriate.

Tapping sleeves are called-out for both the fire line and the domestic service line. This is not allowed. A cut-in tee is required. Please revise.

In accordance with the Design and Construction Manual, 3 inch service lines are not allowed. Please revise. A 4 inch service line is allowed. It may be DIP or PVC.

The response to comments states the irrigation meter has been moved to the inside of the building. This is not allowed in Lee's Summit. Water meters shall be installed outside the building. Please revise.

Miscellaneous Correction

Specify sizes of water meters. If larger than 2" provide complete custom pit construction details. (we only provide pits for 2" and smaller) 3/4/2024 - Provide complete construction detail for meter pit. Detail shown is for maximum 2" meter. Also, the piping from main to meter and an addition 10' towards building is required to be copper.

PLATTING. No building permit shall be issued until such time as the subject property is platted. This previously made comment has been acknowledged by the applicant and is being kept for informational purposes.

RETAINING WALLS. The plans show a proposed retaining wall that crosses a proposed general utility easement along the south property line. The City's encroachment policy does not allow retaining walls to cross or encroach into a public easement. The plans also show an existing retaining wall that crosses a proposed general utility easement along the north property line. The response from the previously made comment above states that the U/Es along the north and south property lines have been removed. However, the revised plans continue to show 7.5' U/Es in both locations.

PHOTOMETRIC PLAN. No photometric plan is provided for review. Submit a photometric plan in accordance with UDO Section 8.230. All proposed exterior lighting shall comply with the requirements of UDO Sections 8.220, 8.250, 8.260, 8.270 and 8.280. Provide cut sheets for all exterior light fixtures for review to confirm compliance with the lighting requirements previously cited. The response to the previously made comment above is to see the architectural plan submittal. No architectural plans have been submitted to date for this project.

ARCHITECTURE. Color building elevations are required to be submitted as part of the final development plan application for review. No building elevations were provided as part of the original application submittal or the plan re-submittal.

TRASH ENCLOSURE. Provide a detail of the proposed trash enclosure. Each trash enclosure shall be constructed of masonry walls or steel architecturally designed walls with either a solid steel opaque gate painted to be compatible with the color of the masonry or steel walls and building it is to serve or a steel framed semi-opaque gate with a screen mesh material approved by the Director that provides an appropriate visual barrier. The response to the previously made comment above is to see the architectural plan submittal. No architectural plans have been submitted to date for this project.

Miscellaneous Correction

Provide the correct address for the project.

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 2018International 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- Work with Water Uilities to determine there is adequate fire flow per IFC Table b105.1(2) with a 50% reduction allowed for a sprinkler system.

Miscellaneous Correction

Fire Department Access- Prior to any combustible construction, Wilshire Drive shall be completed through to Strother Road, all public and private hydrants shall be in place and operable , and the apartment parking lot's asphalt base shall be in place.

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. It is assumed the FDC will be located the same as Wilshire II, but it needs to be shown on the plans.

North commercial entrance crosses the extended property line to the north, which is not allowed without a shared access easement. Please terminate the point of curvature prior to the extended property line to the north in a similar fashion to what is shown on the southern commercial entrance. Please revise the plan as appropriate.

Profile Views of All Storm Lines: Please identify each line as private by labeling each profile with the word "PRIVATE" on the profile view. This is used by our GIS group to identify public versus private improvements.

Hydraulic grade lines for the design storm shall be shown on all pipes greater than 15 inches diameter. If the pipe cannot manage the 100 year event without surcharging, a suitable overflow route shall be established with the resultant 100 year HGL being a minimum of 2.0 feet below the lowest building opening. Please revise as appropriate.

Sheet C6.01: In the southeast corner, it appears there is an easement dedicated for the private storm line. Please refer to previous comments related to the public street and storm line plans, as this line shall be considered private, not public. Please ensure this is carried-through on the plat.

Sheet C6.01: The water line domestic and irrigation service is not correct. The following issues were present in the proposed plans: 1) a separate tap is needed to the public main for each water meter, 2) no valves are required on domestic water services unless the meter is greater than 2 inches, please eliminate from drawing (valves are internal to the meters 2 inches and less, hence no need to provide another valve), 3) sizing of the meter was not shown, 4) materials were incorrect for the domestic water line, as it is required to be copper from the main to the meter, and copper from the meter to the building a minimum of 10 feet, 5) domestic service line material past the 10 foot point shall comply with the building code, 6) water meters should be shown within an easement, and 7) backflow vault for domestic service shall be installed within the buiilding, not outside. Please see WAT-11 or WAT-13 for questions related to the domestic water connections. Please revise.

Sheet C6.01: If irrigation meter is desired, it shall be noted as to size, and the backflow method shall either be contained within the building and then fed to the irrigation system, or a separate system to be coordinated with building codes outside the building. As shown, there appears to be an outside backflow for the irrigation, but this will need to be coordinated with codes. Please evaluate and review, and revise as appropriate.

Sheet C6.01: The public sanitary sewer plans appear to show the location of the private lateral. As such, please add notes such as "connect to existing lateral" or equivalent language. Please revise.

A SWPPP is required due to the project disturbance being greater than 1 acre. Please provide a SWPPP for this project.

How will the backflow vault be drained? The sump should be drainied to either: 1) daylight if possible, 2) a curb or field inlet, or 3) an infiltration trench. Please specify which method is used to drain the backflow vault, along with other details needed to such as the route, materials, etc. Please revise on the standard detail and the plan view at a minimum.

Landscape Plan: Trees are shown either directly on top of the public water main, or too close to the public water main. The rule is as follows: Trees shall be located no less than 5.0 feet from any public water main, as measured from the outside of the pipe, to the outside of the mature tree trunk. Please evaluate, and revise as appropriate.

A retaining wall is shown on the plan view, but there are no other details concerning this feature. Please provide a rendering of the retaining wall, along with a general overview of the retaining wall (i.e., is it a segmental retaining wall, concrete cantilevered retaining wall?), along with sufficient notes concerning the design, such as "segmental retaining wall to be designed by others, and final sealed drawings to be submitted to City of Lee's Summit, and independent inspectors to review and inspect its construction" or equivalent language. Please revise.

Swales are proposed over the existing 30 inch water main along the west side of the project. This is a very important water main for the City of Lee's Summit. Have you potholed this line? Have you checked as-builts of this line? A minimum cover of 3.5 feet is required following any grading over the pipe. Please verify there are no conflicts.

Are there any tie-backs extending within the easement on the west side of the project? If so, these are not allowed. It is considered an unallowed encroachment into a utility easement by a structure. Please verify and revise as appropriate.

Sheet C4.01: Why is the storm line along the southeast corner of the project not included in these plans? As discussed in earlier conversations, this line should be a private line, not a public line. Please review the public street and stormwater plans and ensure this is updated, and please update on these plans to ensure it is called-out as private, and please provide a profile view of this line. Please revise.

Concrete is called-out on the parking lot, but no jointing pattern was shown. Please provide a site-specific jointing pattern showing the location of any sawcuts, or any specific joints to be installed. It is assumed you are only providing sawcuts since it appears woven wire is being provided within the pavement?

Please show the slopes on the ADA-accessible offloading areas. Stalls are shown, but the offloading areas are missing.

KCMMB concrete mix is required from the right of way line to the road. Allthough recommended for the interior parking lot, it is not required. Please show KCMMB concrete mix for the driveway as specified above in the form of a note.

Sidewalk Detail: Sidewalk within right of way (i.e., public sidewalk) shall not have woven wire fabric installed. Please see City specific standard detail for sidewalk, which includes leveling course. Please revise.

ADA-accessible ramps at the two (2) commercial entrances were missing from the plans. These ramps shall be sufficiently detailed, including elevation callouts, slope callouts, width, flat spot across the driveway, etc. Please be aware the City of Lee's Summit uses a design standard of no greater than 1.5% cross-slope for ramps and sidewalks, and 7.5% running slope for ADA-accessible ramps. This will allow for some level of construction tolerance. Please provide a site-specific (i.e., not a generic) ADA-accessible ramp and ADA-accessible route plan.

It appears the City standard drawing for water service connection and meter was missing. Please include WAT-11 or WAT-13 (depends on size of meter) in the revised plans.

There appear to be several references throughout the plan set specifying 1.7% slope for ADA-accessible turning spaces, cross-slope, ADA-accessible ramps, ADA-accessible drive spaces, etc. Please revise, as the City of Lee's Summit has different design standards of 1.5%. Final construction will be allowed to exceed this slope to 2.00% maximum, but we need the plans to show 1.5% design slope. In addition, running slope of ADA-accessible ramps in the City of Lee's Summit is a maximum of 7.5%, with 8.33% being acceptable for the as-built condition. Please review tha plans, and revise as appropriate.

An itemized and sealed Engineer's Estimate of Probable Construction Costs should accompany your final submittal drawings. Please include all sitework in this estimate, but do not include the building, lighting, trees, bushes, fencing, or trash enclosures.

ARCHITECTURE. Color building elevations are required to be submitted as part of the final development plan application for review. No building elevations were provided as part of the application submittal.

PLATTING. No building permit shall be issued until such time as the subject property is platted.

SITE DATA TABLE. Include a site data table that includes the following information: Lot Size; Building Area (building footprint sq. ft. and total sq. ft.); Floor Area Ratio; Number of Dwelling Units and Number of Beds; Impervious Coverage; Number of Parking Spaces (required # and provided #). The UDO requires parking to be provided at a rate of 1 space for every 2 beds plus 1 space per employee on maximum shift. Please provide the parking calculation used to arrive at the number of required spaces. Staff can administratively approve the provision of parking at a different rate if empirical data can be provided to support that an alternate rate can satisfy demands of the facility.

ACCESSIBLE ROUTE. A general note is included on the accessibility plan (C7.01) indicating that certain slopes will not be exceeded, but no slopes are actually labeled on the plan. Label the slopes and cross-slopes of the site's accessible routes.

OIL & GAS WELLS. Add a note to the plans regarding the presence of any active, inactive or abandoned oil and/or gas wells on the subject property. Cite the source of information used to make this determination. The Missouri Department of Natural Resources has a database of wells that can be used and cited as a resource.

RETAINING WALLS. The plans show a proposed retaining wall that crosses a proposed general utility easement along the south property line. The City's encroachment policy does not allow retaining walls to cross or encroach into a public easement. The plans also show an existing retaining wall that crosses a proposed general utility easement along the north property line. It does not appear from the utility plans that there is no public infrastructure along the north or south property line, so the proposed utility easements along said property lines do not appear to be necessary and therefore can be eliminated so as to avoid any conflict.

PHOTOMETRIC PLAN. No photometric plan is provided for review. Submit a photometric plan in accordance with UDO Section 8.230. All proposed exterior lighting shall comply with the requirements of UDO Sections 8.220, 8.250, 8.260, 8.270 and 8.280. Provide cut sheets for all exterior light fixtures for review to confirm compliance with the lighting requirements previously cited.

MECHANICAL SCREENING. Indicate on the site plan or building elevations the location of all exterior ground-mounted and roof-mounted equipment as appropriate. Ground mounted equipment shall be totally screened from view by landscaping or masonry wall up to a height of the units to be screened. All roof-mounted equipment shall be screened entirely from view by using parapet walls at the same height as the mechanical units. Roof-mounted units shall be dashed-in on the building elevations to indicate their location. Please take into account the additional height from the curbs on which RTUs will be placed when providing the required parapet height for screening purposes.

LANDSCAPE PLAN. Label the size of all proposed trees and shrubs at the time of planting. Medium and large shrubs shall be a minimum 2-gallon or 5-gallon container size, respectively. Deciduous trees shall be a minimum 3" caliper at the time of planting. Evergreen trees shall be a minimum 8' in height at the time of planting.

TRASH ENCLOSURE. Provide a detail of the proposed trash enclosure. Each trash enclosure shall be constructed of masonry walls or steel architecturally designed walls with either a solid steel opaque gate painted to be compatible with the color of the masonry or steel walls and building it is to serve or a steel framed semi-opaque gate with a screen mesh material approved by the Director that provides an appropriate visual barrier.

Miscellaneous Correction

Specify sizes of water meters. If larger than 2" provide complete custom pit construction details. (we only provide pits for 2" and smaller)

The sidewalk on the east side of the development will need to be extended past the plat all the way to the intersection of Wilshire and Meadowview to meet with the existing sidewalk.

Curb return radii at the drive connections should be 35 FT or an explaination as to why that is not possible is needed.

Miscellaneous Correction

Provide the correct address for the project.

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 2018International 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- Work with Water Uilities to determine there is adequate fire flow per IFC Table b105.1(2) with a 50% reduction allowed for a sprinkler system. 2/24/2024-Confirm construction type of either 5A or 5B. The water flow requirement for a 5A building is 2,125 GPM, and 3,125 GPM for a 5B.

Miscellaneous Correction

Fire Department Access- Prior to any combustible construction, Wilshire Drive shall be completed through to Strother Road, all public and private hydrants shall be in place and operable , and the apartment parking lot's asphalt base shall be in place.

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. It is assumed the FDC will be located the same as Wilshire II, but it needs to be shown on the plans.

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. Confirm the"standard duty" pavement on the fire access lanes will support 75,000-pounds (IFC D102).

Miscellaneous Correction

Specify sizes of water meters. If larger than 2" provide complete custom pit construction details. (we only provide pits for 2" and smaller)