Lee's Summit

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 preconstruction meeting / conference with the assigned Field Engineering Inspector.

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 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. $xxx.xx

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.

DE C&O #11 Pavement Thickness

Private parking lots shall follow Article 8 of the Unified Development Ordinance for pavement thickness and base requirements.

General: • Submit an Engineer's Estimate of Probable Construction Costs. • Submit the SWPPP and a copy of the MDNR Land Disturbance Permit.

Sheet CE 3.2: Provide adequate elevations to show that the connection of the proposed to existing sidewalk on the south provides a turning space that meets all ADA slope requirements.

Sheet CE 4.2: • The City requires 18” compacted fill in areas where existing ground would not provide the 18” of cover. The plans are showing 18” of compacted fill everywhere. Is this the intent? If not, please revise accordingly. • Please include the diagonal hatch symbol in the legend. • Line 5 thru Structure 1C does not meet the City’s 0.5’ drop through the structure. Please revise.

Sheet CE 6.1: • Why is there a “blockout” shown in the trash enclosure concrete pavement area? Please revise or explain. • Is the sidewalk along Colbern existing or proposed? Please label accordingly, with width.

Sheet CE 8.1: Only ornamental tree varieties are allowed within public easements. Please review and revise accordingly.

EASEMENTS. The existing stormwater drainage and sanitary sewer easement that conflicts with the proposed building and is noted be abandoned shall be vacated under separate application prior to the issuance of any building permit for the subject hotel development. The application to vacate said easements was just heard by the Planning Commission on July 25, 2024, and is scheduled for final ordinance reading by City Council on August 13, 2024.

One ramp shown next to the north drive is labled as "Non-ADA". This ramp should be ADA compliant since it is leading to the street and all other ramps on site appear to be ADA Ramps.

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.

Miscellaneous Correction

AERIAL FIRE APPARATUS ACCESS ROADS D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Action required- The fire lane in front of the building does not meet these requirements and there is concern for the lack of staging areas for traffic, including busses, coming into the hotel and blocking access to the hotel and the rest of the development. The drop off lane was uncovered and shifted to the west.No additional parking araes were provided and access to the building is still limited.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) Action required-Correct the fire lane in front of the building.

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.

Miscellaneous Correction

AERIAL FIRE APPARATUS ACCESS ROADS D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Action required- The fire lane in front of the building does not meet these requirements and there is concern for the lack of staging areas for traffic, including busses, coming into the hotel and blocking access to the hotel and the rest of the development. The drop off lane was uncovered and shifted to the west.No additional parking araes were provided and access to the building is still limited.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) Action required-Correct the fire lane in front of the building.

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. Action required- Move the hydrant in the island of the Colbern Road right in-rightout to the east side of the road.

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 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. $120,682.28

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 preconstruction meeting / conference 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.

EASEMENTS. The existing stormwater drainage and sanitary sewer easement that conflicts with the proposed building and is noted be abandoned shall be vacated under separate application prior to the issuance of any building permit for the subject hotel development. This comment was previously made by staff and acknowledged by the applicant, but is being kept for informational and documentation purposes.

Any areas where the sidewalk ends at the curb should have an ADA ramp.

Cost estimate appeared to be missing the domestic water lines, irrigation lines, and the private sanitary sewer laterals. Please include these in the cost estimate. Do not include cost of meters (i.e., domestic and irrigation), as these will be included separately in the fee worksheet.

Sheet L410: It appears only one (1) irrigation meter is being installed. Please indicate the size of the irrigation meter on this sheet. Please verify that only one (1) irrigation meter is being installed.

The developer will need to coordinate with the City project on Colbern Road to ensure the sidewalks along Colbern Road are constructed properly.

This does not address the concern expressed by staff regarding traffic backing up onto Colbern Road. The DO NOT BLOCK pavement marking is not a widely recognized pavement marking and unlikely to be adheard to. Besides, this only makes the likelyhood of car queing out onto Colbern Road higher. Staff would suggest an unloading zone in the parking areas at the north or rear of rear of the building with a drop off zone on the street in front for passengers to enter the hotel for check-in. This would prevent cars from stoping to unload luggage and causing any sort of back up into Colbern Road.

Staff is still uncomfortable with the trash enclosure on the public street as trash is often picked up during peak morning hours.

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.

Miscellaneous Correction

AERIAL FIRE APPARATUS ACCESS ROADS D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Action required- The fire lane in front of the building does not meet these requirements and there is concern for the lack of staging areas for traffic, including busses, coming into the hotel and blocking access to the hotel and the rest of the development. Indicate how these concerns will be addressed

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) Action required-Correct the fire lane in front of the building.

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. Action required- Move the hydrant in the island of the Colbern Road right in-rightout to the east side of the road.

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 Utilities to model available fire flow for the size and type of building construction.

PROPERTY LINE INFORMATION. - The dimensions for the west and east property lines are incorrectly labeled on Sheet C103. The correct dimensions per the plat are 203.30' and 234.12', respectively. - The property line information for the south lot boundary is incomplete. Per the plat, it should be made up of four segments with different bearings totalling 353.49'.

SIDEWALKS. The response to the previously made comment about extending the sidewalk along NE Colbern Rd approximately 43 additional feet to the east to cover the lot's entire street frontage is that the limits of the proposed sidewalk as shown ties into an existing sidewalk to provide the required continuous sidewalk. There are currently no existing sidewalks along the entire NE Colbern Rd frontage of the Discovery Park project area. The City is currently in the process of a street widening project for NE Colbern Rd, which will include the NE Colbern Rd frontage of the Discovery Park project area. The applicant shall be responsible for construction of a 5' sidewalk across the entire frontage of the subject Lot 3. See staff comment from Traffic regarding the coordination/timing of sidewalk construction along the NE Colbern Rd frontage of Lot 3.

EASEMENTS. The existing stormwater drainage and sanitary sewer easement that conflicts with the proposed building and is noted be abandoned shall be vacated under separate application prior to the issuance of any building permit for the subject hotel development. This comment was previously made by staff and acknowledged by the applicant, but is being kept for informational purposes.

PARKING GARAGE. Both Sheet A-101 and A-411 show that two (2) ADA-accessible parking spaces will be provided in the garage, with the southern space being designated as van accessible. However, the space labeled as van accessible doesn't meet federal standards to actually be designated as such because a 9'-wide van-accessible space needs to have an adjacent access/loading aisle that is a minimum 8' wide. The adjacent aisle is only 5' wide. Per federal standards, a 5'-wide access/loading aisle may only serve a van-accessible space that is a minimum 11' wide.

TRASH ENCLOSURE. The trash enclosure detail provided on Sheet AS-101 shows the use of wooden walls and wooden gates, which does not comply with City standards. Wood is not an allowed material for trash enclosures. To comply with City standards for trash enclosure construction, 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.

FAA FORM 7460. An FAA Form 7460 shall be submitted and a response shall be received and provided to the City prior to the issuance of any building permit due to the proximity of the site to the airport. This comment was previously made by staff and acknowledged by the applicant, but is being kept for informational purposes.

PLATTING. The plat for Discovery Park shall be approved and recorded with the County, with the required number of paper copies and mylars returned to the City, prior to the issuance of any building permit. This comment was previously made by staff and acknowledged by the applicant, but is being kept for informational purposes.

Miscellaneous Correction

Provide complete installation details for grease trap and domestic water meter pit.

The circular drive near Colbern Road is concerning. Traffic queing to drop off/check-in has a good potential to back up onto Colbern Road.

The location of the trash enclosure is not optimal. When the trash is picked up it will block all traffic into and out of your site.

PROPERTY LINE INFORMATION. Label the property line dimension and bearing information for the subject Lot 3.

STREETS. - To facilitate addressing for this entire development, the entire frontage of Colbern Rd will be considered to be located in the city's "NE" addressing quadrant. Revise the street name address prefix from NW to NE. - Label the right-of-way width for NE Colbern Rd.

SIDEWALKS. Extend the sidewalk along NE Colbern Rd across the lot's entire street frontage. The sidewalk is currently shown approximately 43' short of the eastern lot line.

EASEMENTS. - Show and label the 10' U/E along the south property boundary. - The existing stormwater drainage and sanitary sewer easement that conflicts with the proposed building and is noted be abandoned shall be vacated under separate application prior to the issuance of any building permit for the subject hotel development.

BUILDING SETBACKS. - Label the 15' building line along the south property boundary. - Dimension the distance between the proposed building and the adjacent lot lines.

PARKING GARAGE. - Dimension the width and depth of the parking garage spaces; the width of the internal drive aisle; the width between any support columns or the like along the garage drive aisle; and the widths of the two garage ingress/egress openings. - The floor plan on Sheet A-101 shows two-way traffic arrow pavement markings inside the garage, but only shows a single entrance arrow at the north garage opening and no marking at the east garage opening. Please clarify the garage's circulation pattern with additional or revised pavement markings to reflect the intent as necessary.

LIGHTING. Include information for all proposed exterior light fixtures (i.e. wall packs) on the Site Lighting Plan (Sheet MEP3). All wall packs shall have full 90-degree cut-offs so as to direct the light downward and so the light source is not visible from off the property. Wall-mounted fixtures and accent lighting shall be subject to the standards under UDO Sections 8.260 and 8.270.

MECHANICAL EQUIPMENT SCREENING. - Show the location of all exterior mechanical equipment on the site plan or dashed in on the building elevations as appropriate. The site plan (Sheet C300) does not appear to show any ground equipment area, nor does the roof plan (Sheet A-105) appear to show any RTUs. The First Floor Plan (Sheet A-101) does show an interior mechanical room, but doesn't specify the type of equipment. Exterior ground-mounted equipment shall be fully screened from view using evergreen landscaping and/or masonry walls that are of a height at least equal to mechanical equipment being screened. Roof-top units (RTUs) shall be fully screened from view by the use of parapet walls of a height at least equal to the RTUs. Please take into consideration additional RTU height from the curbs on which RTUs will sit when determining parapet wall heights. - Provide manufacturer specification sheets for proposed exterior mechanical equipment for staff to review equipment height in order to confirm that the proposed screening medium will satisfy the screening height requirement.

SIGNAGE. For your information, proposed signage is not reviewed and approved under the subject final development plan application, but rather a separate sign permit application.

ELEVATIONS. Provide color elevations with all exterior material colors identified on an exterior material schedule.

SITE DATA TABLE. Provide a data table on the site plan (Sheet C-300) that includes the following information: - Lot area (sq. ft. and acres); - Building area (footprint sq. ft. and total gross floor area); - Floor Area Ratio (FAR); - Number of guest rooms; - Number of required and proposed parking spaces; and - Impervious coverage (sq. ft. and % of site).

LANDSCAPING. - It appears from the overstory plan (Sheet L302) that the landscape island trees that flank the parking lot entrance off of Discovery Ave north of the building encroach into the 25' vision clearance triangle. - Tree planting areas shall be no less than 10' in width, with no tree located less than 4' from the back of curb. It appears that tree planting areas on the north side of the building don't meet these requirements.

TRASH ENCLOSURE. The architectural plans do not appear to include a detail of the proposed trash enclosure as noted on Sheet C300. 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.

PARKING LOT. - Temporary asphalt curbing shall be provided along the boundary of the parking lot where it will be expanded for development of the abutting sites to the north and east. - Due to the single-lane width of the drop-off/check-in lane under the canopy, stripe and post the north curb cut of the circle drive as Do Not Enter/Exit Only and post the south curb cut as Entrance Only so as to guide circulation from south to north. Provide a detail of the pavement markings and signage.

FAA FORM 7460. An FAA Form 7460 shall be submitted and a response shall be received and provided to the City prior to the issuance of any building permit due to the proximity of the site to the airport.

PLATTING. The plat for Discovery Park shall be approved and recorded with the County, with the required number of paper copies and mylars returned to the City, prior to the issuance of any building permit.

Please add a note to the profile view of all water lines with the word "PRIVATE".

Please add a note to the profile view of all storm lines with the word "PRIVATE".

Please show in graphic format the location of the hydraulic grade line on the profile view for storm lines along with the design storm event. If the system cannot manage the 100 year event without surcharging, a suitable overflow route shall be established and shown.

A 3 inch meter and vault is being proposed. The detail for this meter and vault was missing. The standard detail WAT-13 is being provided separately as a pdf document. Please ensure WAT-13 is included and referenced in the revised plans.

Retaining walls noted in the plans as "design-build" shall require a signed and sealed design, and shall be submitted to the City.

Sheet C500: The west end of the private water line is not noted. Is this a fire hydrant? If so, please note on the plans. It is recommended that a fire hydrant be installed at this location.

Sheet C601: Please refer to previous comment above. The City of Lee's Summit does not allow blow-off assemblies. Please utilize a temporary inline fire hydrant at this location.

Wherever ductile iron pipe is called-out, it shall be zinc-coated. Please provide callouts on the plans referencing zinc-coated DIP in accordance with City specifications.

Sheet C601: Please callout the 3 inch meter and vault, and reference the standard detail (to be sent separate from this comment letter) on the plan sheet.

The standard City detail for a sanitary sewer wye connection and tracer wire was missing. Please include the detail in a logical location within the other standard details.

Sheet C501: Colbern Rd. does not appear to be labeled in the correct location. It appears the label should be moved to the south. Please revise to avoid confusion.

Recommend the preliminary plat be inserted towards the beginning of the plan set to establish context where the project is located.

Sheet C305: Please remove WAT-13 blowoff assembly, as this is in the process of being permanently removed from the City standard details. The new WAT-13 will be the standard detail for a water meter vault greater than 2 inches.

Sheet C306: Jointing plan does not appear to reference any specific joint type. Are there any dowels or rebar being provided, and are there any specific joints to be referenced in accordance with GEN-9? Recommend clarification of what type joint is being proposed to eliminate any confusion in the field.

Curb and gutter details: Please provide a graphic and notes showing aggregate base to be extended a minimum of 12 inches beyond the back of curb. The City standard detail does not show this, so it might be possible to modify the existing City standard detail, or provide a separate detail (e.g., possibly incorporated into the typical pavement section view?).

Sheet C401: Please label the contour elevations on the plan view. It is difficult to visualize the small difference in top of wall and bottom of wall elevations in relation to the proppsed grade.

An itemized and sealed Engineer's Estimate of Probable Construction Costs should accompany your final submittal drawings. This estimate should include the sitework, including erosion and sediment control. Please do not include the buildings, lighting, or other items not reviewed or inspected by engineering.

Miscellaneous Correction

Provide complete installation details for grease trap and domestic water meter pit.

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 2012 International Fire Code.

Miscellaneous Correction

AERIAL FIRE APPARATUS ACCESS ROADS D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. Action required- Indicate how these requirements will be met.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) Action required- Fire lanes for aerial operations shall be 26 feet driveable, 20 feet for general access fire lanes. Correct fire lane widths.

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. Action required- Show hydrants along Colbern Road.

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 Utilities to model available fire flow for the size and type of building construction.