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.

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. Provide information to Water Utilities to complete a water model and confirm available fire flow per IFC Table B105.1(1) with a 50% reduction for an automatic sprinkler system. What is the result of the water model completed for this project. Provide the square footage used and construction type.

MISC

Hydrants and the base asphalt for the parking lots shall be in place before any vertical combustible construction.

Miscellaneous Correction

Architectural plans not reviewed during this process. Action required: Comment is informational. 3/15/24 - acknowledged in letter

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, meter setup fee, and sanitary sewer impact 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. $115,330.21

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.

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 schedule 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.

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. Provide information to Water Utilities to complete a water model and confirm available fire flow per IFC Table B105.1(1) with a 50% reduction for an automatic sprinkler system. What is the result of the water model completed for this project. Provide the square footage used and construction type.

MISC

Hydrants and the base asphalt for the parking lots shall be in place before any vertical combustible construction.

VACATION OF RIGHT-OF-WAY. The associated vacation of right-of-way application (Appl. #PL2024-093) shall complete the approval process and have the approving ordinance recorded with the County prior to approval of the final development plan and associated minor plat. The vacation of right-of-way application is currently scheduled for the April 8, 2025, and April 15, 2025, City Council meetings for the public hearing and second ordinance reading, respectively.

Index on Cover Sheet does not match the numbering of the included sheets in the plan set. Correction required.

Sheet C.300 Utility Plan: Why is this sheet being included? It appears there are two (2) conflicting utility plan sheets (i.e., Sheet C.300 and Sheet C.400). Reconciliation and correction required, including the index of the cover sheet.

Sheet C.400 Utility Sheet: 1. A profile view of the private 8 inch sanitary sewer service line from Building #1, #2, and #3 to manhole #23-013 appears warranted due to the minimum slope shown at Building #3. The profile view should be provided along all portions of the private line, and ending at manhole #23-013. Provide instructions to core drill the manhole. 2. Label manhole #23-013. 3. Manholes appear to be required at all directional changes of the sanitary sewer lines. 4. Sheet should be retitled as "private sanitary sewer utility plan" or equivalent due to the lack of any private water lines or other utilities. Correction required. 5. Notes are provided with revision clouds stating "added physical extension of sanitary sewer to property boundary". What does this mean? 6. Building #5 sanitary sewer service line (8 inch) is shown connecting to nothing. If the intent was to connect to an existing stub, the stub shall be removed, and the private sanitary sewer line shall be connected to manhole #23-139. If using anything other than an 8 inch private line, it shall be connected to the line with a wye. 7. Label existing manhole #23-139.

Refer to previous applicant letter. The unsealed and unsigned stormwater memorandum/report dated Feb. 19, 2025 (hereinafter referred to as the stormwater report) states on page 1 of the text "a building runs along the north property line of Tract A and is being encroached by the 100 year clogged water surface elevation". However, when looking at Sheet C.203, the 100 year clogged water surface elevation is shown 21.05 feet from the building. In other words, this statement does not appear to be correct when compared to Sheet C.203. Reconcile, and correct as appropriate.

Provide a signed and sealed stormwater memorandum.

A SWPPP shall be required prior to formal approval.

Miscellaneous Correction

Architectural plans not reviewed during this process. Action required: Comment is informational. 3/15/24 - acknowledged in letter

Miscellaneous Correction

Architectural plans not reviewed during this process. Action required: Comment is informational. 3/15/24 - acknowledged in letter

Refer to comment #9 in previous applicant letter. You are still showing connection of some portions of the private sanitary sewer system to the 24 inch line. I have spoken with Water Utilities and they would be agreeable to a single eight (8) inch private sanitary sewer line connecting directly to a manhole on the 24 inch sanitary sewer line. This will affect building 1, 2, and 3. Tie all of these lines together prior to the connection to manhole, and connect to City manhole #23-013, just north of garage #3. Additional private manholes may be installed if needed. No more than 3 feet of drop is allowed. Correction required.

Refer to comment #9 in previous applicant letter. Building #3 is shown connecting to the sanitary sewer off-site rather than on-site. This is not allowed. See comments above about tying Building 1, 2, and 3 together and connecting the 8 inch line to sanitary manhole #23-013. Correction required.

Refer to comment #8 in the previous applicant letter. The stormwater memorandum/report dated Jan. 31, 2025 (hereinafter referred to as the stormwater report) states on page 1 of the text "a building runs along the north property line of Tract A and is being encroached by the 100 year clogged water surface elevation". However, when looking at Sheet C.203, the 100 year clogged water surface elevation is shown 21.05 feet from the building. Reconcile, and correct as appropriate.

Page 3 of the stormwater report contains a typographical error in the HGL for the clogged condition. You are showing 879.65. Correction required.

Page 3 of the stormwater report appears to show only 0.5 feet of freeboard between the 100 year clogged/zero available storage condition and the top of dam. A minimum of one (1) feet is required. The City would be ok with 0.7 feet or more, but 0.5 feet is too little to account for settling and other factors. Correction required.

Page 3 of the stormwater report shows the design 25 year water surface elevation as 979.0 feet. Emergency spillway is called-out as 978.0 feet. In other words, the dam cannot manage the 25 year event without utilization of the emergency spillway because the 25 year WSE is 1 foot higher than the emergency spillway. Since the dam is being designed to manage the 25 year event, a minimum of 0.5 feet between the 25 year WSE and the emergency spillway is required. Correction required.

Engineer's Estimate required prior to formal approval. Informational comment.

SWPPP required if site disturbance is over 2 acres. Informational requirement.

VACATION OF RIGHT-OF-WAY. The associated vacation of right-of-way application (Appl. #PL2024-093) shall complete the approval process and have the approving ordinance recorded with the County prior to approval of the final development plan and associated minor plat. Staff is tentatively targeting the March 13, 2025, Planning Commission meeting for the initial public hearing for the requested vacation of right-of-way. The subsequent City Council meeting dates would tentatively be scheduled for April 8, 2025, and April 15, 2025, for the public hearing and second ordinance reading, respectively.

ADA PARKING SIGNAGE. The sign detail on Sheet C.204 indicates that signage shall be mounted 36"-60" above finished grade. Federal standards require a minimum 60" above finished grade.

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. The FDC's are not all within 100 feet of a fire hydrant for the northeast building. FDC not shown on southeast building. Found buried under text.

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. Provide information to Water Utilities to complete a water model and confirm available fire flow per IFC Table B105.1(1) with a 50% reduction for an automatic sprinkler system. What is the result of the water model completed for this project. Provide the square footage used and construction type.

MISC

Hydrants and the base asphalt for the parking lots shall be in place before any vertical combustible construction.

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. The FDC's are not all within 100 feet of a fire hydrant for the northeast building. FDC not shown on southeast building.

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. Provide information to Water Utilities to complete a water model and confirm available fire flow per IFC Table B105.1(1) with a 50% reduction for an automatic sprinkler system. What is the result of the water model completed for this project. Provide the square footage used and construction type.

MISC

Hydrants and the base asphalt for the parking lots shall be in place before any vertical combustible construction.

BUILDING SETBACKS. The current layout of the two garage buildings along NW Sloan St rely on the pending vacation of right-of-way application to satisfy the minimum 20' building setback from the ROW. Staff cannot approve the final development plan with the garage setbacks as currently shown until such time as the abutting ROW is vacated and platted to absorb the ROW into the project site.

BUILDING ELEVATIONS. The previously made comments below were not addressed as part of the resubmittal. - Provide additional detail as to the exterior building materials. Is the board and batten and lap siding cement fiberboard or some other material? Provide specifications for said material. - In order to comply with ordinance requirements, the back elevation for the garages require some vertical projecting or offset features to provide some relief for the long flat walls. - Provide a material legend for the garage elevations. It appears that the same lap siding and brick from the apartment is being used, but it isn't made clear.

TRASH ENCLOSURE DETAIL. Label the gate material. The gates shall be 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.

SWIMMING POOL SETBACK. The proposed swimming pool shall maintain a minimum 20' setback from all property lines, inclusive of the concrete apron, deck structure, mechanical equipment or other pool appurtenance. The proposed pool is currently set back approximately 15' from the nearest property lines to the west and south.

Refer to comment #1 in previous applicant letter. Grading within the existing detention basin is shown, but no callouts for slope are provided. Provide slope callouts to the outlet pipe. In addition, a break in the slope is shown at the 973 contour. Recommend a straight slope across entire basin bottom. Correction required.

Add note to detention basin plan stating that "DETENTION BASIN RE-GRADING AND REHAB IS REQUIRED PRIOR TO ALL OTHER ACTIVITIES ON THE SITE, EXCEPT FOR EROSION AND SEDIMENT CONTROL ACTIVITIES". Correction required.

The detention basin should be utilized as a sediment basin during construction. Provide a design for this basin during construction for use as a sediment basin. The design shall include any skimmers, temporary modifications to the outlet pipe, sizing information and design of the installation in relation to the outlet pipe. Correction required.

Turf reinforcement mat was missing from the detention basin retrofit design along the sides. Correction required.

Why is the emergency spillway not labeled? Is the location of the emergency spillway in a logical location where downstream structures will be safe from flooding? This should be discussed within the missing stormwater memorandum. In addition, provide a label for the emergency spillway. Correction required.

Add a note stating "AS-BUILT RECORD DRAWING OF THE DETENTION BASIN IS REQUIRED PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY". The as-built will be abbreviated in scope, and should only concentrate on the top of dam, emergency spillway crest, the contours elevations, the bottom slope, and the finish flowline of the outlet pipe and outlet pipe size. Correction required.

Refer to comment #2 in previous applicant letter. Stormwater memorandum was missing. Correction required.

Stormwater memorandum should memorialize the decision concerning stormwater detention for the site. It should also discuss the emergency spillway and its appropriateness in terms of location. It should also discuss the 20 foot setback from the 100 year clogged condition not being met from the building to the north, as this was an existing condition from the original construction decades ago. Correction required.

Refer to comment #4 in previous applicant letter. The 24 inch sanitary sewer should not be utilized for connections. All three buildings to the south of the midpoint are shown with connections to the 24 inch line, which is not allowed without an approved waiver to the Design and Construction Manual. It appears there are alternatives, such as the 8 inch sanitary sewer line to the north and northwest for private lateral connections. Corrections required.

Water line 1 (i.e., let 1 of the fire line) is shown in profile on Sheet C.502. Where on the plan is this located? Where are the other 5 legs? Identify all legs of the private fire line (e.g., Line 1, Line 2, Line 3, Line 4, Line 5, etc.) on the plan view, and provide a profile view for all legs. Correction required.

A direct connection shall be made between the outlet pipe from the Lee's Summit Joint Operations Center to the south, and your development (i.e., field inlet 1-6). Plans are not finalized on the Joint Operations Center, so notation and linework regarding this direct connection should be placed on the plans for final coordination for direct connect as shown on the approved FDP for the Joint Operations Center. It is anticipated a 30 inch round pipe shall be utilized for the primary outlet pipe for the Joint Operations Center, so direct connection to your field inlet 1-6 should be feasible. Corrections required.

Detention Basin Comment: A stand of trees will need to be removed from the detention basin on the north side. Is this desired by the applicant? It would appear this stand of trees will offer water quality benefits if they remain. It may be better to leave this wooded portion of the detention basin alone, grade around this stand of trees, and provide positive drainage to the outlet pipe if possible. This will eliminate a some of the grading work to increase the storage volume. Evaluate within the stormwater memorandum, and correct as appropriate.

Miscellaneous Correction

Architectural plans not reviewed during this process. Action required: Comment is informational. 3/15/24 - acknowledged in letter

Miscellaneous Correction

Water meter size not specified. Action required: Specify meter size. Some things to consider: - Detail WAT-11 on sheets DC.503 & C.602 is for maximum 2" meter. Anything larger requires a custom engineered pit. - Consider multiple meters as the larger ones are very expensive. (2" = >$57,000.00 3" = >$113,000.00 4" = >$180,000.00 6" = >$386,000.00) 3/15/24 - Provide water flow calculations to justify use of a single 2" water meter serving multiple buildings.

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. The FDC's are not all within 100 feet of a fire hydrant.

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. Provide information to Water Utilities to complete a water model and confirm available fire flow per IFC Table B105.1(1) with a 50% reduction for an automatic sprinkler system. What is the result of the water model completed for this project. Provide the square footage used and construction type.

Miscellaneous Correction

Fire protection mains to the buildings not shown.

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". Action required- Show areas to be marked.

MISC

Hydrants and the base asphalt for the parking lots shall be in place before any vertical combustible construction.

Miscellaneous Correction

Architectural plans not reviewed during this process. Action required: Comment is informational. 3/15/24 - acknowledged in letter

Miscellaneous Correction

Water meter size not specified. Action required: Specify meter size. Some things to consider: - Detail WAT-11 on sheets DC.503 & C.602 is for maximum 2" meter. Anything larger requires a custom engineered pit. - Consider multiple meters as the larger ones are very expensive. (2" = >$57,000.00 3" = >$113,000.00 4" = >$180,000.00 6" = >$386,000.00) 3/15/24 - Provide water flow calculations to justify use of a single 2" water meter serving multiple buildings.

Miscellaneous Correction

2018 IPC 708.1.2 Building sewers. Building sewers smaller than 8 inches shall have cleanouts located at intervals of not more than 100 feet. Building sewers 8 inches and larger shall have a manhole located not more than 200 feet from the junction of the building drain and the building sewer and at intervals of not more than 400 feet. The interval length shall be measured from the cleanout or manhole opening, along the developed length of the piping to the next drainage fitting providing access for cleaning, a manhole or the end of the building sewer. Action required: Provide additional cleanouts to comply.

Please refer to comment #1 in the previous applicant letter. No plans were provided for the rehabilitation of the existing off-site regional detention basin. A Sheet C.203 is presented, but no work is proposed on this sheet. Sheet C.203 is entitled "Grading Plan", but no grading is proposed. Please evaluate and revise as appropriate.

Please refer to comment #1 in the previous applicant letter. A short memorandum was requested memorializing the decision concerning stormwater detention on the site. This memorandum was missing. This memorandum should be signed and sealed. Please submit a short stormwater memorandum.

Please refer to comment #5 in the previous applicant letter. Labels were added to Sheet C.501 to daylight the drain for the backflow vault, but it does not appear feasible based on the grades. Please evaluate and revise as appropriate. Please be aware that the City no longer allows the installation of infiltration galleries beneath the backflow vault as a means to drain the vault, as these infiltration galleries are not effective.

The 24 inch sanitary sewer line cannot be used for lateral connections. Recommend an evaluation of existing sanitary sewer lines less than 18 inches. There appear to be alternatives available to the north and to the southeast (both 8 inch lines appear available for connection, without the preparation of separate engineering plans for a sanitary sewer extension with an 8 inch trunk extension. Please evaluate and revise as appropriate.

Plans show stubs connecting to manholes, which is not allowed and was not shown on previous version of the plans. Please revise as appropriate with wyes a minimum of 4 feet from the outside of manholes, as measured to the outside of the wye to the outside of the manhole.

Sheet C.501 and Sheet C.502: You are showing an 8 inch line connected to the public system without a backflow device. This is not allowed. The fire line shall be connected after the backflow device and backflow vault, not before the backflow device and vault. The location of this line is the line that serves the building to the northwest. Please revise, as this configuration is not allowed.

Sheet C.501 and Sheet C.502: The connection point on the north side of Sloan does not meet standard drafting practice. There is a bold line shown to the north of the existing water main, and the leader line and notes are pointing to this area which is not accurate. The gate valve requested in previous applicant letter is also not shown. Please clean this up to avoid confusion by the inspector and the contractor.

Please see previous comment #20 in the previous applicant letter. I had requested plans for what is to be done with the existing detention basin outflow from the Police Station, and a note was provided. If I were a contractor reading the plans, I would not know what to do to "rehabilitate the outfall". Please provide detailed plans for this work. Please revise as appropriate.

The Engineer's Estimate of Probable Construction Costs was unsealed. Please provide a sealed estimate. Further review of the estimate shall take place after the plans are approvable, since there may be revisions to the plans.

A SWPPP is required for this project prior to formal approval.

CONDITIONS OF APPROVAL. A condition of approval for the development of this property from the previously approved preliminary development plan is that an application for a Comprehensive Plan amendment for a change in land use category from Industrial to Residential 3 be submitted and considered by the Planning Commission prior to the issuance of any building permits. ***The City will include the required Comp Plan Land Use designation amendment as part of our own separate effort to update said plan.***

SITE DATA TABLE. The listed density of 20.53 units/acre is incorrect based off of the listed 154 dwellling units on 6.44 acres. Using the listed number of units and site acreage, the density calculates at 23.9 units/acre. Revise.

BUILDING SETBACKS. - The apartment building closest to the intersection of NW Sycamore St and NW Sloan St encroaches into the 20' building line, but staff can administratively approve up to a 1' encroachment into said setback line. - The two garage buildings along NW Sloan St don't meet the minimum 20' setback from the current west property line. The plan calls out additional property that is currently ROW with a note indicating that said ROW will be added to the subject project site, which once absorbed into the subject project site will bring the two garage setbacks into compliance. However, staff cannot approve the final development plan with the garage setbacks as currently shown until such time as the abutting ROW is actually vacated and platted to bring the ROW into the project site. No applicaton for vacation of ROW has been submitted to date.

BUILDING ELEVATIONS. The previously made comments below were not addressed as part of the resubmittal. - Provide additional detail as to the exterior building materials. Is the board and batten and lap siding cement fiberboard or some other material? Provide specifications for said material. - In order to comply with ordinance requirements, the back elevation for the garages require some vertical projecting or offset features to provide some relief for the long flat walls. - Provide a material legend for the garage elevations. It appears that the same lap siding and brick from the apartment is being used, but it isn't made clear.

BUILDING FLOOR PLANS. To comply with ordinance requirements label the dimensions and areas of all units and floors within the proposed buildings. The previously made comment above was not addressed. Also, no drawing scale is provided for the floor plan.

TRASH ENCLOSURE DETAIL. Label the gate material. The gates shall be 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.

PLATTING. The property will need to be re-platted prior to the issuance of building permits. The northernmost east-west building crosses the existing eastern boundary of the existing Lot 10A.

CONDITIONS OF APPROVAL. A condition of approval for the development of this property from the previously approved preliminary development plan is that an application for a Comprehensive Plan amendment for a change in land use category from Industrial to Residential 3 be submitted and considered by the Planning Commission prior to the issuance of any building permits.

SITE DATA TABLE. Provide the following information: - List the existing property zoning (RP-4). Please note that the existing zoning on the landscape sheet (Sheet L.100) incorrectly lists the property as CP-2 vs. the correct RP-4 designation. Revise. - Total number of dwelling units. This information was left blank. - Density. This information was left blank. For your information, the preliminary development plan approval for the previous project allowed for a maximum density of 23.38 units per acre. - Total Area/Site Area. The listed acreage and square footage doesn't match the information from the current plat of record (Douglas Station Commercial Park) for the existing Lots 10A and 10B. Revise. - Parking Calculation. Provide a breakdown of the number of dwelling units by the number of bedrooms in order to confirm the minimum parking calculation. - Accessible Parking. The ADA accessible parking information is blank for both the number of provided and required parking spaces.

COMMON AREA. Remove the Site Improvement Note on Sheet C.001 stating that the HOA will be responsible for all maintenance. Said note doesn't apply to this project.

SCALE. - The dimension plan has a scale bar indicating 1" = 30'. The labeled scale beneath it indicates a 40' scale, which is incorrect. Revise. - Sheet C.301 has a scale bar and label indicating a 60' scale, which is incorrect. It is drawn to 30' scale. Revise and check all other plan sheet for the correct scale information.

STREET NAME. The transition between the NE/NW address quadrant along Sycamore St occurs at the eastern boundary of the development. The Sycamore St frontage along the development is in the NW address quadrant. Revise the labels on all plan sheets accordingly.

BUILDING SETBACKS. - The minimum building setback along both street frontages is 20' in the RP-4 zoning district. The apartment building on the west side of the NW Sycamore St entrance is only set back 16.7' from the northern property at its closest point. - The two garage buildings along NW Sloan St also don't meet the minimum 20' setback from the west property line. - FYI, the existing platted 15' building lines along both street frontages were based on the property's previous CP-2 zoning. The property is now zoned RP-4 and is thus now subject to the larger 20' setback.

PARKING SPACES. There are two bays of head-to-head parking spaces on the site. The bay closest to the NW Sloan St site entrance shows the parking spaces having a depth of 17'. The minimum parking space depth for head-to-head spaces is 19'. Similarly, the bay near the southeast site corner has a stall depth of 18'. Revise both areas so the minimum 19' stall depth is met.

ADA PARKING SPACES. - No ADA spaces are shown on the site plan. Each ADA space shall be posted as such with a sign mounted a minimum 5' above finished grade, measured to the bottom of the sign. - Show the ADA accessible route and label the route's slopes and cross-slopes.

PARKING LOT DESIGN. Dimension the pavement width (excluding curb and gutter) of both driveway entrances and internal drive aisles.

LIGHTING. Provide manufacturer specificiations for all proposed exterior light fixtures.

MECHANICAL EQUIPMENT. Change the Burning Bush shrubs that will be used for ground-mounted mechanical screening to an evergreen shrub so as to provide year-round screening of the equipment.

LANDSCAPE PLAN. - The parking area cannot be excluded from the open yard calculation, only the building footprint area can be excluded from said calculation. Revise.

BUILDING ELEVATIONS. - Provide additional detail as to the exterior building materials. Is the board and batten and lap siding cement fiberboard or some other material? Provide specifications for said material. - In order to comply with ordinance requirements, the back elevation for the garages require some vertical projecting or offset features to provide some relief for the long flat walls. - Provide a material legend for the garage elevations. It appears that the same lap siding and brick from the apartment is being used, but it isn't made clear.

BUILDING FLOOR PLANS. To comply with ordinance requirements label the dimensions and areas of all floors within the proposed buildings.

TRASH ENCLOSURE. Provide a detail for all four sides of the trash enclosure, not just the front. Label all exterior materials. The gates shall be solid steel painted to be compatible with the enclosure walls and building it serves. The enclosure walls shall be constructed of masonry.

PLATTING. The property will need to be re-platted prior to the issuance of building permits. The northernmost east-west building crosses the existing eastern boundary of the existing Lot 10A.

Plans for the rehabilitation of the existing off-site detention basin were missing. Please see the approved Preliminary Development Plan for details, and the Jul. 5, 2021 preliminary study by Quist Engineering. We also need a short memorandum (signed and sealed by a design professional registered in the State of Missouri) memorializing the decision concerning stormwater detention for the site.

Where are the plans for the ADA-accessible ramps and ADA-accessible routes across new commercial entrances and public intersection? Site-specific details are required, including elevations, slope callouts, etc. Please update.

ADA-accessibility on the parking lot was not shown, hence no review could be performed. Please submit a parking lot layout showing the ADA-accessibility. This shall include elevation callouts, dimensions of ADA-accessible stalls, and slope callouts.

In addition to contours, provide notes along all steep slopes specifying no greater than a 3:1 slope. This would include the east, north, and southern portion of the project. Please revise as appropriate.

How and where is the backflow vault to drain? There are no details provided on how the backflow vault is intended to drain from the sump. Please evaluate and revise as appropriate.

Storm profiles were missing the HGL for the design storm. Please provide the HGL for the design storm, along with callouts of the design storm.

The commercial entrance to the west is not shown in accordance with the approved Preliminary Development Plan dated Sep. 21, 2021. The approved PDP showed this entrance south of the intersection. Please review and revise as appropriate.

Please label all street names on all sheets. Please revise.

A new water meter is called-out without any corresponding size. Are you installing a master meter for the development? If so, please provide a callout for the size of the meter. Please be aware the City may be willing to allow individual public water meters for each building to be connected to the fire line loop if the layout makes sense.

A gate valve is required immediately prior to the backflow vault. Please show a gate valve prior to the backflow vault. This valve is required in addition to the valve to be installed on the opposite side of Sloan.

If the single master meter is being used for domestic water, the domestic line should be tapped to the fire line prior to the gate valve discussed above. Please see Design and Construction Manual for details when the public main is across the street from a development and how the domestic tap should be made on the same leg as the fire line in this instance.

Sheet C.300: Is there a specific reason why the sanitary wye is being installed off the property limits to serve the building in the southeast corner? Please move the wye connection to a point within the property limits.

It does not appear any of the fire lines were shown with connections to the buildings or FDC connections. Please update.

8 inch private fire line shall be C900 DR18 Class 200 or zinc-coated DIP (preference is C900). Please specify which material is being used for the project.

KCMMB entrances shall be installed on new entrances from the right of way line to the sawcut line. Minimum thickness is 8 inches. Please provide sufficient notation showing this requirement.

Where is the sidewalk installation plan? No notes or plans were presented for the sidewalks.

All manholes, including existing manholes, shall include a concrete collar when adjusting to grade in paved areas. This shall be shown for all existing manhole frame and lids within paved areas. The City has already provided you with a suggested detail on previous projects. Please show where these are to be installed along with sufficient details.

Turf reinforcement mat or other stabilization measures appear warranted for the high-slope areas. Please evaluate and revise as appropriate.

Please go through the erosion and sediment control plan and identify all curb inlets installed at-grade. A separate detail is required for gutter buddies installed on inlets at-grade. Please identify these inlets and provide callouts for the separate standard detail for at-grade inlets with gutter buddies. Please provide the standard detail within the plans.

It is understood that additional work shall be performed on City-owned property (i.e., the Police facility) to the south of the project to clean-up and rehabilitate the outfall of the detention basin. Please show what work shall be done in this regard on the plans.

No stormwater drainage area maps or calculations appeared to be contained within the plans. Please provide these in the resubmittal.

In areas where fill is being proposed where storm lines or water lines are to be installed, please show fill on the profile view being extended the minimum over the top of pipe prior to installation of the pipe. This is typically done with a combination of hatch pattern and notes on the profile view.

Sheet C.502: The cut-in tee is shown beneath pavement. Please move the location of the cut-in tee so it is not beneath pavement.

Utility Sheets: Please indicate that all domestic water lines and fire lines shall be bored beneath the street.

Why is the large parcel in the northwest shown with bold lines on all sheets? The linework is confusing, and would it be better to grey-out this line to distinguish it from utility lines, storm lines, etc.? Please evaluate and revise as appropriate.

If usiing the medians for the new entrances, please specify truncated domes for the ADA-accessible ramps. If not using medians, please delete the truncated domes.

An itemized and sealed cost estimate should accompany your final submittal drawings. Please include all sitework necessary to construct the project.

The radii at the both entrances should be 35 feet.

The sidewalks on the west side of the development have been labled by others. However, this sidewalk should be included with this development.

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. FDC's not shown.

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. Provide information to Water Utilities to complete a water model and confirm available fire flow per IFC Table B105.1(1) with a 50% reduction for an automatic sprinkler system.

Miscellaneous Correction

Fire protection mains to the buildings not shown.

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". Action required- Show areas to be marked.

Miscellaneous Correction

Architectural plans not reviewed during this process. Action required: Comment is informational.

Miscellaneous Correction

Water meter size not specified. Action required: Specify meter size. Some things to consider: - Detail WAT-11 on sheets DC.503 & C.602 is for maximum 2" meter. Anything larger requires a custom engineered pit. - Consider multiple meters as the larger ones are very expensive. (2" = >$57,000.00 3" = >$113,000.00 4" = >$180,000.00 6" = >$386,000.00)

Miscellaneous Correction

2018 IPC 708.1.2 Building sewers. Building sewers smaller than 8 inches shall have cleanouts located at intervals of not more than 100 feet. Building sewers 8 inches and larger shall have a manhole located not more than 200 feet from the junction of the building drain and the building sewer and at intervals of not more than 400 feet. The interval length shall be measured from the cleanout or manhole opening, along the developed length of the piping to the next drainage fitting providing access for cleaning, a manhole or the end of the building sewer. Action required: Provide additional cleanouts to comply.