Lee's Summit

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)), sanitary sewer fee, and the water tap and meter setup fee have been included. These must be paid prior to the issuance of an infrastructure permit and/or the final processing of a building permit. $72,444.86

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.

Miscellaneous Correction

FAA FORM 7460. The most recent comment response letter acknowledges the requirement to provide the City a copy of the FAA response. No building permit shall be issued until such time as the FAA response is received.

Miscellaneous Correction

Architectural designs not covered under this review. Action required: Comment is informational. 12/13/23 - acknowledged in letter.

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.

FAA FORM 7460. The most recent comment response letter acknowledges the requirement to provide the City a copy of the FAA response. No building permit shall be issued until such time as the FAA response is received.

Please see previous applicant letters regarding the at-grade inlet protection. It appears you are calling-out sump inlets along two (2) westernmost locations on Maguire, but it appears these are at-grade curb inlets, not sump condition curb inlets. Please revise the note.

In regard to the above comment, please see previous applicant letter where a pictorial representation was requested to show the general outline of what the curb inlet protection will resemble when completed. It does not need to be to scale, but it shall be shown as a pictorial representation of what is expected in terms of placement of the gutter buddy. This shall be shown on the plan view of all erosion and sediment control plan sheets. Please call me if there are questions.

A SWPPP was requested, but is still missing. A SWPPP shall be required prior to approval of the plan. Please submit a SWPPP.

Miscellaneous Correction

Architectural designs not covered under this review. Action required: Comment is informational. 12/13/23 - acknowledged in letter.

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.

The response to comments letter stated that a SWPPP had been submitted, but it does not appear a SWPPP was uploaded. A SWPPP is required for this project prior to formal approval.

Previous comment about curb inlet within an easement in the southeast corner of the parking lot was addressed by moving the curb inlet outside the limits of the easement. The grading plan, however, appears to show an area which will not drain. Please evaluate, and either change the grading plan or propose an alternate solution.

Sheet C.400: Please use standard lineweight for existing features such as the existing sanitary sewer lateral. The proposed sanitary sewer line should be in bold, and the existing should be lighter.

Please refer to previous comment letter concerning at-grade gutter buddies versus sump condition gutter buddies. Some notes were provided, but applied inconsistently. For instance, none of the gutter buddies along Maguire were called-out whether they were sump or at-grade.

As requested in previous comment letter, please show a schematic view of the at-grade gutter buddies. This should be shown on the plan view, and should show, in general, what the at-grade gutter buddies will resemble when properly installed. They do not need to be to scale, but should show the general outline of what it should resemble. Please revise at all at-grade gutter buddy locations.

Cost estimate appears to be missing the following items: 1) sidewalks, 2) PCC pavement. In addition, the estimate was not sealed. Please provide a signed and sealed cost estimate and please add the above to the estimate.

Miscellaneous Correction

Architectural designs not covered under this review. Action required: Comment is informational. 12/13/23 - acknowledged in letter.

Miscellaneous Correction

Light pole base detail is incomplete. Action required: Provide all structural information. 12/13/23 - structural base for light poles not found in submittal.

APPLICATION FORMS. Provide application and ownership affidavit - response letter indicated it was provided but it is not in our tracking system. Please re-upload. The most recent comment response states that the previously made comment above has been addressed by providing the application and ownership affidavit. Neither document has been uploaded into our system and therefore is still an outstanding item to address.

MECHANICAL EQUIPMENT. Previous comment - mechanical equipment. It is unclear if this will be rooftop units or ground mounted. Please clarify and show how they will be properly screened. The most recent response letter indicates that mechanical equipment will be rooftop and will be shielded by parapets. However, revised architectural plans were not submitted with the most recent re-submittal to reflect the use of parapets on all sides of the buildings. The most recent architectural plans with a revised date of 12/7/23 shows no parapets along the rear building elevation. Rooftop equipment shall be screened on all sides by parapet walls.

BUILDING ELEVATIONS. From previous comments. Elevations - Please provide horizontal and vertical projections to break up the long facade. The north facade still has no projections. You may have some downspouts that could be boxed in and painted a contrasting color. No revised architectural elevations have been submitted with the most recent resubmittal to address the previously made comment above.

FAA FORM 7460. Show that you have turned in a form 7460 to the FAA and provide their approval/comments. The most recent comment response letter acknowledges the requirement to provide the City a copy of the FAA response. No building permit shall be issued until such time as the FAA response is received.

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.

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.

Hydrants

IFC 507.5.1 - Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 300 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Private hydrants added.

Provide application and ownership affidavit - response letter indicated it was provided but it is not in our tracking system. Please re-upload.

From previous comments: Lighting - The specs for the luminaires on the are not legible. Per the specs, it is unclear what the pole base height is. Please clarify. New information was not provided with the latest submittal.

Previous comment - mechanical equipment. It is unclear if this will be rooftop units or ground mounted. Please clarify and show how they will be properly screened. The response letter indicates it is shown on the architectural set of plans. I do not locate the information on the plans provided.

From previous comments. Elevations - Please provide horizontal and vertical projections to break up the long facade. The north facade still has no projections. You may have some downspouts that could be boxed in and painted a contrasting color.

Show that you have turned in a form 7460 to the FAA and provide their approval/comments. I don't show this was added.

Please refer to comment #1 in the previous applicant letter. The response to comments states that there are "no field inlets or area inlets detail not necessary" on the project, but comment #1 requested the correct detail for erosion and sediment control for at-grade curb inlets. The incorrect detail is still called-out for at-grade curb inlets on the erosion and sediment control plan. Since the KCAPWA standard detail does not show separate callout, suggest the following: 1) note on the plan view "sump inlet protection" or "on-grade inlet protection" and 2) provide a pictorial representation on the plan view of the on-grade inlet protection with the three (3) upstream filter socks shown at 10 foot intervals. Please revise throughout the enitre erosion and sediment control plan to distinguish between sump and on-grade placement of inlet protection.

A SWPPPP was requested, but does not appear to be present in the resubmittal despite the response to comments stating it was submitted. Please submit a SWPPP for the project.

A 108" public storm line along the east side of the project was not shown anywhere on the Final Development Plan. There appears to be a private curb inlet (i.e., 2-3) and storm line within the 25 foot public easement, which is normally not allowed. Please review, and see if this can be moved outside the limits of the easement.

Concerning the 108" storm line, will this conflict with the placement of the private sanitary sewer lateral? As-builts show approximately 5 feet of cover over this line. Please evaluate and revise as appropriate.

The gate valve just prior to the backflow vault and the 2 inch meter should be placed within the general utility easement. As shown, they are just outside the limits of the easement. Please revise.

The last applicant letter requested the method to drain the backflow vault. The revised plans state "daylight", but it appears it is connected to a curb inlet. Either scenario is acceptable, but please select one or the other. If connecting to the curb inlet, then please state "connect to curb inlet".

Sheet C.500: Please revise the note "drain to daylight" on the backflow vault to correspond to the actual method used. Provide a reference to the plan view where the flowline elevations are called-out. Either daylighting or connection to a curb inlet is acceptable, but cannot be both. Please revise.

Sheet C.601: Backflow vault detail WAT-12 does not match what is shown on Sheet C.500. Recommend removing this detail on Sheet C.601 sinch it is already being shown on sheet C.500. Alternatively, update Sheet C.601 WAT-12 detail to match what is shown on Sheet C.500. Please revise.

Trees are being shown over the 108 inch storm line on the east side of the project. This is not allowed.

Please show the location of the 108 inch storm line on all relevant sheets. Please revise.

ADA-accessible parking stall offloading areas do not appear to meet standards in terms of slope. It is my understanding these offloading areas should be no more than 2.00% slope in any direction, with a 1.50% design slope in any direction (maximum). Please evaluate and revise as appropriate.

ADA-accessible parking stalls should also include slope callouts in addition to the elevation callouts. It is my understanding these shall also be no more than 1.50% design slope in any direction. Please provide the missing slope callouts.

Sheet C.100: A callout for both commercial entrances is shown, but the sheet it references (i.e., Sheet C.101) was not included. Please include Sheet C.101.

Will you be sawcutting the PCC pavement? Please provide the pattern to be used when sawcutting.

Previous applicant letter requested the sidewalk construction be clarified on the plans as to the extent of construction. As shown on the resubmittal, there is no clear indication of the end of the sidewalk construction. Are you installing sidewalk to the west property line? As shown on Sheet C.100, it appears you are proposing to install beyond the west property line. Please clarify.

Sheet C.500: There is a note on the cut-in tee for the fire line which states "by others". Why is this being installed by others? It is my understanding this is to be installed by the developer of this project, not by others. Please revise as appropriate.

The grading plan and turf reinforcement plan does not appear to make sense. The plans call for a flat installation along the steep slope. Long term maintenance will be an issue, and the stormwater will create its own swale over time which will further deteriorate the sidewalls of the detention basin, and likely washout the turf reinforcement mat in a short period of time. A better plan appears warranted, as the short sections of rip rap do not appear adequate, and discharge onto a flat strip without any definition of a drainageway. This plan would appear to create an adverse impact to the sidewalls of the existing detention basin based on the steep slope. Please evaluate, and revise as appropriate.

It would appear the stormwater exiting the north side of the development should be collected via underground system and routed to the detention basin near the bottom of the basin rather than continuing the ongoing rilling and erosion seen at the present. This project is going to create a situation where the rilling and erosion seen on the sidewalls of the detention basin will get worse. Please revise the plan.

What does the property owner's association have to say about the design you are proposing in relation to the discharge of stormwater over a steep slope into the detention basin? As this appears to be a common area tract subject to the rules of the property owner's association, I would think they would need to provide their approval of any plan.

An itemized and sealed cost estimate shall be required prior to formal approval of the plans.

Miscellaneous Correction

Architectural designs not covered under this review. Action required: Comment is informational. 12/13/23 - acknowledged in letter.

Miscellaneous Correction

2018 IPC 708.1.3 Building drain and building sewer junction. The junction of the building drain and the building sewer shall be served by a cleanout that is located at the junction or within 10 feet of the developed length of piping upstream of the junction. For the requirements of this section, the removal of a water closet shall not be required to provide cleanout access. Action required: Provide cleanout near where sanitary waste piping leaves building.

Miscellaneous Correction

Light pole base detail is incomplete. Action required: Provide all structural information. 12/13/23 - structural base for light poles not found in submittal.

Provide application and ownership affidavit

Plat name is incorrect

Lot number is incorrect

Lot dimensions are not shown

Maguire St - provide required details (R/w, etc)

Show sidewalk along Maguire.

There are double dashed lines on sheet c.100, c.104 for the 25 ‘ - U/e, clarify which is correct and/or specify what the second dashed line is for.

Dashed lines on south and west sides that are not labeled (U/E?).

Show the calculation for required parking - how you arrived at that number.

Show the required parking as 1 number (don't break it down by regular and semi-trailer parking). You can still show that detail under the 'provided parking'.

Show the number of required ADA spaces (left blank in the table).

There is no floorplan, please provide.

The parking bank toward the street shows that it should be 36 spaces but is only 34.

Each bank of parking adjacent to the building show 6 spaces but is actually only 5 because of the van accessible spot.

Show dimension of parking lot setback.

Show dimension of drive aisle.

Lighting - The specs for the luminaires on the are not legible. Per the specs, it is unclear what the pole base height is. Please clarify.

Update landscaping references in the table to correct Code sections.

Open Yard trees/shrubs. You can't exclude the pavement area in the calculation. Please update on the table and provide an updated landscape plan showing the required trees and shrubs.

mechanical equipment. It is unclear if this will be rooftop units or ground mounted. Please clarify and show how they will be properly screened.

Elevations - Please provide horizontal and vertical projections to break up the long facade. Provide a detail on the metal panel you will be using.

Show that you have turned in a form 7460 to the FAA and provide their approval/comments.

There appears to be a tree in the airport zone, please determine if this will be allowed in that area (west of the drive).

All signage shall comply with the UDO

Please review plans for all instances of at-grade curb inlets on the erosion and sediment control plan sheets. The incorrect standard detail is called-out on the plans. There is a specific standard detail that should be included and called-out on the plans for at-grade curb inlets. Please revise as appropriate.

A SWPPP is required for this project. Please include a SWPPP prior to formal approval of the plans.

Scale is incorrect on Sheet C.200. Please correct.

Specific maximum slope callouts of 3:1 are needed along the west and north property lines. Please update with maximum slope callouts.

It is difficult to determine if the grading on the east side of the project will impact the adjacent property owner in terms of stormwater. Please review and revise if appropriate.

Please show the HGL for the design storm on the profile view of the storm lines.

Sanitary plan sheets should include a direct-reference to the sheet and detail number for the private sanitary wye connection, along with tracer wire. Please revise.

Sanitary sheet should include normal drafting symbology for the manhole. As shown, there is no symbol except for the leader line and a note.

Water line plan is missing a valve just prior to the backflow vault. Please revise.

Where and how is the backflow vault being drained? Where are the notes on the plans or other features? Please evaluate and revise as appropriate.

Plans are missing the rip rap calculations, sizing, dimensions, etc. Please revise.

No ADA-parking details were provided. No review could be performed. Please evaluate and revise as appropriate.

ADA-accessible ramp and ADA-accessible route across commercial entrances were not provided. Please provide site-specific details of the ADA-accessible ramps and ADA-accessible routes across commercial entrances.

Notes on the plans state that sidewalk is to be constructed by others. My understanding is this is the developer of the lots' responsibility. Please evaluate and revise if appropriate.

West side of development is showing a 57.5 foot drainage easement. Plat comments asked this to be changed to a general utility easement of the same width. Please evlauate and revise to a U/E rather than a drainage easement.

The swale on the west side of the project will need turf reinforcement mat or other method to control erosion during construction. Please evaluate and revise as appropriate.

Commercial entrances shall include a KCMMB approach from right of way line to the sawcut. Please revise as appropriate.

Please callout the material type for the fire line. C900 DR18 is required for the public portion to the gate valve prior to the backflow vault, but it is preferred that all pipe be C900 DR18. Please revise as appropriate.

Drainage area map was not included in the plans, so no further review was performed on the drainage plan. Please provide a drainage area map, including where the building will drain.

There is concern about long-term erosion issues with the flumes located on the north edge of the parking lot. Please provide calculations showing how this proposal will not lead to long-term erosion and backcutting issues.

A stormwater memordandum shall be submitted.

Please provide street name labels for all sheets.

A 12 inch public water main is being installed along Maguire Blvd. (i.e., the street frontage along the project). Please correct the labels stating this is an 8 inch line to be installed by others, and update all notes concerning tees and valves. Please be aware the City of Lee's Summit now allows gate valves on 12 inch lines.

The curb radii at Maguire Blvd must be 35 FT by code.

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.

Hydrants

IFC 507.5.1 - Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 300 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Plan does not meet requirement.

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. Plan does not meet requirement.

Miscellaneous Correction

Architectural designs not covered under this review. Action required: Comment is informational.

Miscellaneous Correction

2018 IPC 708.1.3 Building drain and building sewer junction. The junction of the building drain and the building sewer shall be served by a cleanout that is located at the junction or within 10 feet of the developed length of piping upstream of the junction. For the requirements of this section, the removal of a water closet shall not be required to provide cleanout access. Action required: Provide cleanout near where sanitary waste piping leaves building.

Miscellaneous Correction

Light pole base detail is incomplete. Action required: Provide all structural information.