Lee's Summit

In the set of plans submitted on 12/20/24 you have provided plan sheets for two different buildings. Staff is unclear what building you are proposing as the different building types are intermingled throughout the submitted set. Please remove and update the plan sheets as needed to ensure only the proposed building type is presented.

Miscellaneous Correction

Architectural and MEP plans treated as informational and have not been reviewed. 4/19/24 - acknowledged in letter

Submit an Engineer's Estimate of Probable Construction Costs.

Show in the pavement sections and add the following notes to the plans regarding paving per Section 2200 of the City Design and Construction Manual. Note that the minimum surface course thickness for KCMMB asphalt is 2 inches and the Unified Development Ordinance Section 8.620 – Parking Lot Design will still govern for overall thickness requirements. - All asphalt materials shall conform to the KCMMB ASPHALT MATERIAL SPECIFICATION, current edition. - All concrete materials for paving curb and gutter, sidewalks, paths, commercial driveways and other pavements in the right of way shall conform to the KCMMB specifications.

Add a note to the landscape plan that states that only ornamental trees and shrubs may be planted in any easements.

Indicate in the plans the specific location of the water service connection to the existing water main. Add a note to directional bore under Hollywood Dr. as open cuts will not be allowed.

Verify the ADA ramp geometry at the new driveways. Will water drain away and not be retained in the ramp areas?

Add site specific details to the hydrodynamic separator design sheet.

Please check all plan sheets for completeness. Sheet 29/77 appears to be missing the border and/or other information? Not all sheets are signed and sealed properly.

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.

DE C&O #01 Eng Plans – FDP/PDP

All required engineering plans and studies, including water lines, sanitary sewers, storm drainage, streets and erosion and sediment control shall be submitted along with the final development plan. All public infrastructure must be substantially complete, prior to the issuance of any certificates of occupancy.

DE C&O #03 Eng & Insp Fees

All Engineering Plan Review and Inspection Fees shall be paid prior to approval of the associated engineering plans and prior to the issuance of any site development permits or the start of construction (excluding land disturbance permit).

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.

DE Engineers Estimate

The Engineer’s Estimate of Probable Construction Costs has been accepted for this phase of the 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. $1675.00

DE C&O #01 Eng Plans – FDP/PDP

All required engineering plans and studies, including water lines, sanitary sewers, storm drainage, streets and erosion and sediment control shall be submitted along with the final development plan. All public infrastructure must be substantially complete, prior to the issuance of any certificates of occupancy.

DE C&O #03 Eng & Insp Fees

All Engineering Plan Review and Inspection Fees shall be paid prior to approval of the associated engineering plans and prior to the issuance of any site development permits or the start of construction (excluding land disturbance permit).

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.

DE Engineers Estimate

The Engineer’s Estimate of Probable Construction Costs has been accepted for this phase of the 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. $1675.00

Please add inlet protection for the 4x4 curb inlet on Hollywood Dr. near the southwest corner and the 5x8 curb inlet on the east side of the project.

The submitted estimate will not satisfy the requirements of the Unified Development Ordinance (Section 3.415) for the required documentation to calculate the Engineering Plan Review and Inspection Fee. This must be an itemized list of unit prices and quantities that includes all materials, labor, equipment and incidental work necessary to complete the entire project. All work specified in the submitted Mass Grading Plans must be included in this estimate and the rest of the work may be included in the Final Development Plans estimate. Please resubmit an appropriate signed and sealed estimate.

The SWPPP will need to be submitted as a stand-alone document.

Provide an Engineer’s Estimate of Probable Construction Costs for this set of Mass Grading Plans. Revise the estimate for the Commercial Final Development Plans, when you resubmit those plans, by removing the items and costs that are included in this estimate submittal.

Revise the Mass Grading Plans to only include notes and details for the specific work proposed in this set of plans. Add notes referencing the City of Lee’s Summit Design and Construction Manual and the contractor contacting the City’s Development Services Engineering Inspection, like required to be added to the notes of the Commercial Final Development Plans. Verify that the plan notes only reference sheets that are part of this plans set, for example Note 7 on Sheet C2-02 references Sheet C2-03, which is not included in this plan set. Also, General Note 2 on Sheet C3-01 seems to have a typographical error.

It appears that silt sock alone was not adequate for erosion control, as silt fence has already been installed on the proposed site. Show the already installed and further proposed silt fence and any other erosion control measures on the Mass Grading Plan sheets. Show on the plan and add details of the temporary construction entrance mentioned in the notes. Provide details of all erosion control measures, to include but not limited to inlet protection, etc.

Mechanical Screening – Will there be any ground mounted mechanical equipment. If so, please show the location, size, and type of material to be used in all screening of ground mounted mechanical equipment. This is the 3rd request for this information. This same comment has been made on both of the previous Applicant Letters. The FDF cannot be approved until this information is submitted, reviewed and approved.

Please submit the plat for review of the sanitary sewer easement. Note that the plat must be approved prior to issuance of any permit.

Show and document all existing utility easements and right-of-way along Hollywood Dr. and Summitcrest Dr. Update these plans with any revisions to the plat and/or the public sanitary sewer extension plans.

Relabel the existing sanitary manhole to the east of your proposed public sanitary connection as MH 58-021 and to be consistent between plan sets.

Reflect the changes to the public sanitary sewer extension plan set in the commercial final development plan set. The proposed public sanitary sewer line and manhole with the associated easement are not shown correctly in this plan set.

Please provide ADA design specifics for all sidewalk including the portion to the east of the east drive to connect to the existing sidewalk at the edge of the plat boundary. If cross slope does not allow adequate turning movement with the jog around the sanitary manhole, it would be permissible to provide a wider sidewalk like the existing sanitary manhole on the west side of the east driveway. The forthcoming survey should provide information to show the correct geometry of the existing sidewalk.

Indicate in the plans the specific location of the water service connection to the existing water main and show that the connection is made with a corporation stop. Locate the water meter on the plans (LS 6901 K. Service Lines). The water meter shall be located in the R/W or easement within 1 foot of the R/W or easement line, whichever is farthest (LS 6901 L. Water Meters). Show the specific location of the water meter with respect to the utility easement.

Indicate in the plans the specific location of the sanitary sewer lateral connection to the proposed public sanitary sewer extension. Show the connection as a cut-in wye shape for connection to the public sanitary sewer. Please relocate the leader to not confuse the connection point and the distance call out.

The storm sewer profile shows inlets that have substandard drop based on the design requirements of APWA 5604.5 Inverts and Pipes. Verify design and revise the profile accordingly to show adequate drop through all inlets.

Please provide clearer images for the Xerxes system for underground detention in the plans.

The submitted stormwater report does not meet the City requirements. The project manager will be reaching out to you to schedule a zoom meeting to discuss. Please review the information in the provided link prior to our meeting. Storm Water Report 11-21-18_1.pdf (cityofls.net)

MISC

Locate and specify connection to water main. 4/19/24 - Not found on plans

Miscellaneous Correction

Locate and specify water meter. 4/19/24 - Not found on plans

MISC

Architectural and MEP plans treated as informational and have not been reviewed. 4/19/24 - acknowledged in letter

Miscellaneous Correction

Relocate domestic backflow to interior of 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.

Planning Review comment #4 from the previous Applicant Letter still needs to be addressed. Mechanical Screening – Will there be any ground mounted mechanical equipment. If so, please show the location, size, and type of material to be used in all screening of ground mounted mechanical equipment.

Please submit the plat. Update these plans with any revisions to the plat and/or the public sanitary sewer extension plans.

Show all existing utility easements and right-of-way along Hollywood Dr. and Summitcrest Dr. Show proposed sanitary sewer easement for the proposed public sanitary sewer extension. Note that the 15-foot proposed sanitary sewer easement width does not appear to be wide enough for the proposed depth of the public sanitary sewer extension. Please verify and mitigate any potential conflicts with all other improvements including, but not limited to, the storm sewer inlets.

Add stationing to the plans to specifically identify the locations of the proposed improvements.

Identify the size of the existing water main and proposed sanitary sewer that are intended for connection. Show the proposed public sanitary sewer extension on all appropriate plan sheets but at a different line weight and note that it is “by others” so it is not confused as part of these plans. Remove the sanitary sewer profile from this plan set as it is being constructed in the separate public sanitary sewer plans. Label existing manholes with the City naming convention.

The backflow prevention device should be contained within the building and not in an inground vault for a domestic service. Relocate and update the plans accordingly. Remove the unused standard detail.

Indicate in the plans the specific location of the water service connection to the existing water main and show that the connection is made with a corporation stop. Locate the water meter on the plans (LS 6901 K. Service Lines). The water meter shall be located in the R/W or easement within 1 foot of the R/W or easement line, whichever is farthest (LS 6901 L. Water Meters).

Indicate in the plans the specific location of the sanitary sewer lateral connection to the proposed public sanitary sewer extension. Show the connection as a cut-in wye as saddles and tees are not permitted. Indicate that the pipe material is SDR 26 PVC pipe for the sanitary sewer lateral. Add Sanitary Sewer Stub Detail (SAN-1).

Sheet C2-01/C2-02, manhole leader points to the incorrect location.

Verify that the proposed storm sewer manhole 17 and the proposed public sanitary sewer manhole 19 do not encroach into the proposed sidewalk travel surface. Relocate the manholes or adjust the sidewalk around the manholes as necessary.

Provide a complete plan for the ADA-accessible ramps. Ensure all elevation callouts, running slope callouts, and cross-slope points for construction of ADA-accessible ramps and sidewalk. Also, include details of the sidewalk through the new driveways. Site specific information is required on the ADA plans. Specific elevations, slopes, etc. for each location. Include all ADA facilities, including those for access to the building. Add locations of the elevation points for a unique design for this project. It appears that what has been provided is generic, but exact values are needed. Also, provide elevations and slopes for the replacement section of sidewalk where the driveway is being removed. Show the tie in points of the proposed sidewalk and the existing sidewalk on the east property line. Please add and refer to the City standard sidewalk details. Please note that the wings on the ramps are not allowed.

Please provide a graphic and notes showing the aggregate base to be extended a minimum of 12 inches beyond the back of curb. The City standard detail does not show this, so provide either a standalone curb detail or add the curb detail to the typical pavement section.

Add HGL to the storm sewer profiles. High Density Polyethylene Pipe (HDPE) should be used for storm sewer pipe.

Sheet C3-04 is illegible in terms of the Xerxes system for underground detention. No further review was performed on this sheet in relation to the Xerxes system due to its illegibility.

The “General Stormwater Report for the Proposed Car Wash in Lee’s Summit Missouri” dated Jul. 4, 2023 (hereinafter referred to as “the stormwater report”) contained the following discrepancies: 1) no exhibit(s) showing existing drainage area to point(s) of interest were presented, 2) no exhibit(s) showing proposed drainage area to point(s) of interest were presented, 3) without these exhibit(s), the allowable release cannot be calculated for the various subarea(s), 4) the text of the report states “Area 2 will bypass the proposed detention basin” without any further explanation, 5) the stormwater report references a sheet not within the stormwater report which is not allowed, as all sheets referenced in the report shall be included in the stormwater report (i.e., Sheet C4-01 and all other exhibits and/or sheets necessary), 6) no conclusions, recommendations, or summary was provided in the stormwater report.

Points of interest described above are defined as the point where existing and proposed stormwater converges to concentrated flow. As discussed above, calculation of the allowable release rate cannot be achieved without first defining these point(s) of interest.

The “Detention Basin Outfall Structure” shown on Sheet C3-04 was incomplete in terms of details. Where was the plan view? Where is the additional section view? Weir top is not defined in terms of length, and no material callouts were provided. Please provide complete details for this structure, and ensure they match the pond setup table contained within the revised stormwater report.

A general plan and profile view of the underground detention system shall be required, including elevation callouts, material callouts, ground elevation and parking lot callouts including elevations, and all other information necessary to ensure there is sufficient clearance to install the underground detention basin, and there is sufficient depth to receive stormwater from adjacent stormwater structures, and there is sufficient fall downstream of the underground detention system to receive the stormwater.

Please note that no further review of the stormwater report was conducted due to the discrepancies and omissions listed above. A complete review will commence upon resubmittal.

MISC

Locate and specify connection to water main. 4/19/24 - Not found on plans

Miscellaneous Correction

Locate and specify water meter. 4/19/24 - Not found on plans

Miscellaneous Correction

Provide cleanout near where sanitary leaves footprint of building.

Miscellaneous Correction

Provide cleanout(s) in sanitary spaced at no greater than 100' apart.

MISC

Architectural and MEP plans treated as informational and have not been reviewed. 4/19/24 - acknowledged in letter

Miscellaneous Correction

Relocate domestic backflow to interior of 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.

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.

Submit an Engineer's Estimate of Probable Construction Costs.

Submit the SWPPP and a copy of the MDNR Land Disturbance Permit.

Once the stormwater report is submitted, a review of the underground detention and associated stormwater system may commence. A complete review has not been completed, but please be advised that the location of the manhole in the east driveway pavement will not be allowed. Relocate to a grassy area to the west of the east driveway. Show the hydraulic grade line for the design storm on the profile view of the storm system.

Please add a note stating: “The contractor shall contact the City’s Development Services Engineering Inspection to schedule a pre-construction meeting with a Field Engineering Inspector prior to any land disturbance work at (816) 969-1200.”

Show the existing water main and the domestic service connection with type and size of pipe, valves and meter per City standards.

Show the existing public sanitary sewer with connection details and label existing manholes with City numbering system. Please be aware that the current existing sanitary sewer shown is not correct based on the approved Whataburger construction plans. Verify and revise the plans accordingly.

The public sanitary sewer extension work will need to be submitted on a separate set of public infrastructure plans. Once these are submitted, a review, including Water Utilities may commence. The sanitary sewer extension that the plans show going from east to west is not correct. During the Pre-Application meeting on 8/9/22, direction was given to extend the existing public sanitary sewer from the south east corner to the north property line along the east side of the lot. Please be aware that a sanitary sewer easement of a minimum width of 15 feet or wider based on the pipe depth must be dedicated in the plat to accommodate this public infrastructure extension.

Provide a complete plan for the ADA-accessible ramps. Ensure all elevation callouts, running slope callouts, and cross-slope points for construction of ADA-accessible ramps and sidewalk. Also, include details of the sidewalk through the new driveways. Site specific information is required on the ADA plans. Specific elevations, slopes, etc. for each location. Missing ADA information will be reviewed in the next submittal.

Show details of existing driveway removal and ADA sidewalk replacement. Line work should be bold to indicate this work in these plans.

Please revise the pavement design to meet or exceed UDO Section 8.620.

Add the following notes to the plans regarding paving per Section 2200 of the City Design and Construction Manual. - All asphalt materials shall conform to the KCMMB ASPHALT MATERIAL SPECIFICATION, current edition. - All concrete materials for paving curb and gutter, sidewalks, paths, commercial driveways and other pavements in the right of way shall conform to the KCMMB specifications. (The limits of this area should be hatched on the plans for the two entrances.)

Please use all City standard details that would apply to this project, to include curb and gutter, entrances, manholes, inlets, water meter, connections to existing infrastructure, etc.

The curb and gutter detail or pavement detail must show that the aggregate base and compaction of native subgrade extends a minimum of one (1) foot beyond the back of curb.

Please verify and note that only ornamental trees and shrubs may be planted within any easements.

MISC

Locate and specify connection to water main.

Miscellaneous Correction

Locate and specify water meter.

Miscellaneous Correction

Provide cleanout near where sanitary leaves footprint of building.

Miscellaneous Correction

Provide cleanout(s) in sanitary spaced at no greater than 100' apart.

MISC

Architectural and MEP plans treated as informational and have not been reviewed.

Photometric Diagram - Please provide a Photometric diagram indicating the foot candle levels throughout the site and at the property lines.

Lighting Spec Sheets – Please provide the manufacturer’s specification sheets for proposed exterior lighting to include both parking lot pole mounted and wall mounted fixtures. The specification sheets shall indicate the exact fixture to be used.

Parking Lot Lighting – Please label the proposed height of the parking lot light poles

Mechanical Screening – Will there be any ground mounted mechanical equipment. If so, please show the location, size, and type of material to be used in all screening of ground mounted mechanical equipment.

Curbing - CG-1 concrete curbing required around all parking areas and access drives in office, commercial and industrial districts. Please label the proposed curb type and provide standard details.

Accessible Parking Space Clearance - Parking spaces for vans shall have a vertical clearance of 98 inches minimum at the space and along the vehicular route thereto. Please confirm the ADA parking stall will meet this requirement.

Accessible Parking Standards - All accessible parking shall comply with the requirements of the federal Americans with Disabilities Act.

Platting - This property requires platting prior to the issuance of building permits