Lee's Summit

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 C&O #06 Land Disturbance

A Land Disturbance Permit shall be obtained from the City if groundbreaking will take place prior to the issuance of a site development permit, building permit, or prior to the approval of the Final Development Plan / Engineering Plans.

DE C&O #09 FDP Reviews

Certain aspects of the development plan will be further reviewed during the Final Development Plan phase of the project. This includes detailed aspects of the underground detention basin design to help ensure that the plan meets the Comprehensive Control Strategy for stormwater management and specifications contained in the Design and Construction Manual.

DE C&O #11 Pavement Thickness

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

DE C&O #12 Cut & Fill

Any cut and / or fill operations, which cause public infrastructure to exceed the maximum / minimum depths of cover shall be mitigated by relocating the infrastructure vertically and / or horizontally to meet the specifications contained within the City’s Design and Construction Manual.

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.

All vehicle parking lot areas and access drives in all zoning districts shall have a boundary constructed of straight-back Portland cement concrete curbing (CG-1) or an integral Portland cement concrete sidewalk and curb with a vertical face. This standard is required for the driveway leading to the building service doors. Should you wish to seek relief from this standard you would need to request a modification by submitting a written narrative statement that explains the need for and justification of the modification of the applicable development regulation. Staff would support modifying the required CG-1 curbing type to allow for a CG-2 roll back type curbing for these areas as heavy traffic is not expected at these locations.

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.

Imposed Loads

IFC 503.2.3 - Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. Will the proposed pavement of the fire access lanes on the north and south side support 75,000-pounds?

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. Show the location of the FDC and the hydrant within 100 feet.

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). The lane from the north side of the building to the access road shall meet fire lane requirements.

Knox Locks

IFC 506.1 - Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. 506.1.1 Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. The gate shall have a Knox padlock, or switch if powered. A KNox box shall be provided above the FDC.

The revised stormwater report dated Mar. 22, 2024 was reviewed as a preliminary stormwater report after the application was changed from a Final Development Plan to a Preliminary Development Plan. The methodology, however, does not meet the City of Lee's Summit standards for Comprehensive Control as specified in Section 5600 of the KCAPWA. The Comprehensive Control Strategy limits the the release rate for the 2, 10, and 100 year event using the "flat rate" methodology, along with extended detention for the 90 percent mean annual event. It does not appear the preliminary report meets these requirements. The conclusions section of the report states that the pre developed condition will be compared to the post-developed condition, and there will be no net change. This does not meet our requirements. In addition, there is no discussion of the water quality (i.e., 40 hour extended detention or other options in lieu of 40 hour extended detention) aspects of the design. It is for these reasons we cannot approve the preliminary stormwater report dated Mar. 22, 2024.

Suggest the applicant review Section 5600 of the KCAPWA standards for Comprehensive Control of stormwater. It appears there are misunderstandings on how the allowable release rate is calculated (e.g., it is based on acreage of developed area, not the pre-existing condition).

In the revised stormwater report, the City will require a statement that the final design shall meet or exceed the Comprehensive Control Strategy, including water quality aspects. This statement shall be incorporated into the text of the report, including the "conclusions" section of the report.

It has been our experience that a closed-chamber design for underground detention will not be feasible for extended 40 hour detention for water quality. Open-bottom detention basins, however, have proved suitable in this regard, by providing a path for infiltration of stormwater for the 90 percent mean annual event. If this is the case, the stormwater report shall discuss within the text of the report rather than leaving this critical item up to the contractor to select. As presented, the stormwater report allows the contractor to select between a closed-chamber design and an open-bottom design. Please clarify which is being specified.

The underground detention basin is shown discharging overland with no defined receiving swale. A receiving swale shall be established, or other path shall be selected. It appears there is an existing swale to the northeast of the proposed discharge point, and this might be utilized for the discharge point. In any case, a swale shall be established rather than allowing the channel to develop on its own. Please revise as appropriate.

Storm line 1 appears to be bypassing the detention basin. Why was this done? It does not appear the stormwater report addressed free release of storm line 1. Finally, storm line 1 appears to be laid above ground based on the profile. Laying pipe above-ground is not allowed. Please evaluate and revise as appropriate.

Overall Grading Plan: The overall grading plan was missing the proposed grading at the discharge locations for storm line 1 and the discharge point for the underground detention basin. Please show the proposed grading after these discharge points.

Informational Comment: Since this is a Preliminary Development Plan rather than a Final Development Plan, final design details on water lines, sanitary sewer, stormwater, pavement, ADA-accessible parking stalls, etc., shall be further reviewed during the Final Development Plan phase of the project.

Plan Size – The plan size shall be a maximum of 24 inches by 36 inches with one-inch border. As presented the plan set is 42”x30”.

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

Equipment Spec Sheets – Please provide the manufacturer’s specification sheets for proposed mechanical equipment to be used.

Screening Materials – Will there be roof top mounted mechanical equipment? If so, please show the location, size and materials to be used in all screening of rooftop mechanical equipment.

Roof Line – On the elevation sheets, please show a dashed line indicating the roof line and rooftop mechanical equipment.

Landscape Plan – It appears that you are removing 18 trees but are proposing to only replace 3. Please replace trees in the same quantity as those that you remove.

Land Use Schedule – On the site plat sheet, please provide a land use schedule shall include the following: Total floor area, Impervious coverage, Floor Area Ratio (FAR)

Trash enclosures – Will there be any new trash enclosures? If so, please provide a detailed drawing of enclosure and screening methods to be used in connection with trash storage containers.

Signs - All signs must comply with the sign requirements as outlined in the sign section of the UDO. Sign review will be completed under a separate application.

Building Elevations – Metal may be used only in an incidental role i.e., trim, architectural features, standing seam metal roofing or other architectural metal siding or roofing as approved by the Planning Commission and/or City Council. As proposed, the metal wall panels and corrugate aluminum panels will require approval from the Planning Commission and City Council through the Preliminary Development Plan process. Staff would be supportive of the use of this conditional material but lacks the authority to administratively approve its use.

Oil & Gas Wells – Please show the location of all oil and/or gas wells within the subject property. If none are present please add a note stating so and cite your source of information.

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.

Imposed Loads

IFC 503.2.3 - Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. Will the proposed pavement of the fire access lanes on the north and south side support 75,000-pounds?

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. Show the location of the FDC and the hydrant within 100 feet.

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). The lane from the north side of the building to the access road shall meet fire lane requirements.

Knox Locks

IFC 506.1 - Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. 506.1.1 Locks. An approved lock shall be installed on gates or similar barriers when required by the fire code official. The gate shall have a Knox padlock, or switch if powered. A KNox box shall be provided above the FDC.

It appears the incorrect methodology was utilized for the stormwater study. The City of Lee's Summit does not use the pre-versus-post criteria. The City of Lee's Summit has adopted the Comprehensive Control Strategy, which includes detention for the 2, 10, and 100 year events, along with 40 hour extended detention for the 90% mean annual event. The Comprehensive Control Strategy is based on a flat rate of discharge per acrea. Please revise the stormwater report as appropriate.

The stormwater study included a preliminary sizing chart which is not applicable to final design. This chart is not intended for final design of storage. Please revise as appropriate.

No exhibits were presented within the report showing points of interest for each sub-watershed contained on the site. These exhibits should consist of an existing condition exhibit showing point(s) of interest, and a proposed condition showing point(s) of interest. Please provide these exhibits within the stormwater study.

Where are the routing calculations for the detention basin? Without the routing calculations, any design is going to be suspect. Please provide routing calculations for the detention basin.

Where are the pond setup tables that specify the outlet structure conditions? Without this information, how were the routing calculations performed? The City of Lee's Summit does not allow preliminary design charts for sizing basins during the final design process. Please review KCAPWA Section 5600 and revise the study as appropriate.

During the pre-application meeting for this project, it was recommended the applicant looked-into the possibility of upgrading the above-ground detention basin to the east. Why was this option not pursued? Underground detention is costly, and prone to long-term maintenance issues and is generally not recommended by the City of Lee's Summit. Please evaluate whether the existing detention basin to the east can be utilized on this project.

No further review beyond this cursury review of the stormwater study was conducted due to the incomplete nature of the study.

Sheet C2.12: A legend is presented, but there is a symbol just to the east and west of the building, and immediately north of the parking lot that is undefined. What does this symbol represent? Please clarify in the legend.

Standard drafting practice is to show existing features "greyed-out", and proposed features in bold. Why are trees shown in bold within the building footprint and walking areas? This is shown on several sheets within the plans. In addition, it appears the existing building is shown with bold lineweight on many of the sheets within the plans, also leading to confusion as to what is existing versus what is proposed. Please revise as appropriate.

Are there any plans to upgrade the existing parking lot? It appears the existing parking lot has maintenance issues. It also appears from the grading plan that some extension of the parking lot is taking place. If so, please show typical section views of the pavement in accordance with the Unified Development Ordinance (UDO) in terms of thickness of pavement, and subgrade design. Please contact me if there are any questions as to the design of the pavement.

Grading plan shows the parking lot will not drain to the south of the new building. Please evaluate and revise as appropriate.

No water mains on the site are owned and maintained by the City of Lee's Summit. Therefore, it is the responsibility of the engineer to ensure sizing is correct for fire flows, and locations are correct to eliminate conflicts. Please evaluate and revise if necessary.

If using asphaltic concrete for any pavement, KCMMB mix shall be used. Please revise as appropriate.

Water meter sizes are not called-out. All water meter sizes shall be called-out.

A 6x6x6 tee is called-out for a 2 inch copper line on Sheet 4.41. Please specify a corporation stop (i.e., a live tap) to the line rather than a tee. Please revise.

A 6x6x6 tee is also called-out on the same sheet as above for a 4 inch DIP line. Although a tee is required, please revise the sizing and/or add a reducer. Please revise as appropriate.

A 3 inch line is also called-out for domestic service line, which is not allowed in the City of Lee's Summit. Please specify a different size for this line, such as a 4 inch DIP or PVC line.

Why are valve symbols called-out on the domestic service connections? No valves are desired for these connections, please remove.

Please see comments above related to the stormwater study. Whichever method is utilized for stormwater detention, a complete set of plans shall be presented which shows all aspects of the detention basin design or detention basin modifications.

Due to the incomplete nature of the submittal, future reviews shall require two (2) week turnaround.

An itemized and sealed Engineer's Estimate of Probable Construction Costs for the sitework shall be required prior to formal approval of the plans.

Miscellaneous Correction

Provide cleanout near where waste leave building per 2018 IPC 708.1.3.

Miscellaneous Correction

Provide letter or similar verification from Water Department stating that they will allow the relocation of the 2 water meters. (some meters are aged past ability to reuse)

Miscellaneous Correction

Water piping from main to meter(s) and another 10' toward building are required to be copper.

Miscellaneous Correction

Unified Development Ordinance Article 8, Section 8.180.F Ground mounted equipment – Ground mounted equipment shall be totally screened from view by landscaping or masonry wall up to a height of the units to be screened. Action required: Make needed corrections to drawings that provide details as to how mechanical equipment will be screened from all 4 sides per referenced UDO section. (required at south side of mech units)