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 #04 Cert FA or Escrow

All subdivision-related public improvements must have a Certificate of Final Acceptance prior to approval of the final plat, unless security is provided in the manner set forth in the City's Unified Development Ordinance (UDO) Section 7.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Article 3, Division V, Sections 3.540 and 3.550 and Article 3, Division IV, Section 3.475 of the UDO, respectively.

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 #07 Easements

All permanent off-site easements, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to the issuance of a Certificate of Substantial Completion or approval of the final plat. A certified copy shall be submitted to the City for verification.

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 #13 ADA Sidewalk Ramps

A waiver is required for the freeboard requirement related to the 100% clogged/zero available and the top of the dam for the detention basin. Staff will support a waiver from the normal 1.00 feet, down to 0.75 feet as discussed in the Preliminary Stormwater Report dated Sep. 11, 2024. The waiver request shall be submitted on template forms provided by the City, and shall be accompanied by a summary sheet with citations of the Design and Construction Manual to be waived, along with a rationale for the waiver. The waiver shall also be accompanied by an exhibit(s). All shall be signed and sealed by a registered design professional licensed in the State of Missouri.

DRIVE AISLE WIDTHS. The minimum drive aisle width to accommodate two-way traffic in areas with parking spaces is 24', excluding curb and gutter (i.e. 28' B/B). The drive aisle entrances to the parking area on the east side of the building was widened from 25' B/B to 28' B/B to comply with the requirement, but the drive aisle entrance to the public parking area on the west side of the building was not revised accordingly. Said entrance shall also be widened to 28' B/B to comply with the minimum pavement width requirement. Compliance with said requirement need only be acknowledged at this time and shall be verified at the time of final development plan application. No further revised preliminary development plan submittal need be made at this time.

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. Move the hydrant closer to the gate. It is recommended the hydrant shown at the northwest corner of the building be moved to the island to the north, near the gate.

It appears no review of the previous modifications to the detention basin outlet structure was performed. The previous modifications were in paper format and a search was made in our archives as you requested of City staff. We obtained these paper copies after a search in our archives, and had the documents scanned. They were uploaded to our Cityview database for your use. The stormwater report did not address these modifications, and it appears you did not review any of these documents. Finally, a site visit I conducted today (Sep. 5, 2024) confirmed the modifications were installed at that time (i.e., 2013+/-). Therefore, the stormwater report is incomplete and is rejected.

As stated in comment #6 in previous applicant letter, an emergency spillway retrofit was requested, but the location is located in an area where overflow will impact future structures and property. This does not appear to be an acceptable location for an emergency spillway. In addition, the stormwater report did not discuss the emergency spillway within the text of the report as requested in the previous applicant letter. Please review and evaluate as appropriate.

Preliminary Stormwater Report was vague in terms of the downstream analysis. In order to approve any modifications to the existing detention basin, we need the conclusion to state that the improvements to the detention basin does not have an adverse effect on the downsream system in terms of peak flows for the various storm events. It is possible these improvements in the detention system can actually increase the peak flows downstream, and this should be evaluated by the engineer in some way. Please see previous applicant letter for suggestions.

Where is your 1) existing condition drainage map with point(s) of interest, and 2) proposed condition drainage map with point(s) of interest? Without those items, there is no way to evaluate the stormwater report. There is no way to evaluate the allowable release rates. In short, the stormwater report is incomplete without these two (2) items. Please submit these items, and ensure the point(s) of interest are located at a point of convergence where sheet flow converges to concentrated flow.

Conclusions Section of Stormwater Report: The conclusions were vague in terms of whether or not the modifications to the existing detention basin will meet the requirements of Comprehensive Control Strategy as outlined in KCAPWA Section 5600. Please evaluate. In addition, the conclusions were vague concerning whether the modifications to the existing detention basin would make the downstream peak flows worse at a point to be determined by the engineer of record. Please evluate and revise as appropriate.

Location of the new storm line entering the detention basin is not recommended. It should be located at the far end of the detention basin in relation to the outlet structure to increase the absorption into the subgrade for water quality purposes. If possible, please relocate the entry pipe to the west.

Please see previous applicant letter comment #15. There are no labels on sanitary sewer, water lines, storm lines, or light bases. Only a line with no context or reference. It also appears there are conflicts with light pole bases and the security gate. It is also unclear whether there are encroachments within public easements. None of these private items such as security gates, light pole bases, private storm structures or private storm lines, private structures, or any other structure that is permanently affixed to the surface can encroach within a public easemen without an encroachment agreement with the City. The response to comments states this "will be moved after PDP", which does not appear to make sense. Are you saying this will be adjusted after the PDP? I do not think it would be wise to go forward without knowing where these encroachments will be located in reference to City-owned utilities and public easements. Please revise the plans to clearly show what lines are public sanitary, public water, and public storm. Please revise the lighting pole bases and security gate so they are fifteen (15) minimum distance from each, unless you desire a waiver from Water Utilities or Public Works. And finally, please revise to remove all other items discussed above outside the limits of public easements unless an encroachment agreement is submitted and approved by the respective City department.

Sheet L101- Please refer to previous applicant letter comment #16. Tree separation comment was not addressed. There is one (1) tree located less than five (5) feet from the sanitary sewer line. Please be aware this is measured from the mature tree trunk to the outside of the sanitary sewer line. Please revise as appropriate.

PARKING LOT SETBACK. A comment was previously made that parking lots are required to be set back a minimum 20' from any residential zoning district or residential use. A revision was made to remove a group of parking spaces that were set back only 6' from the residentially zoned property to the north. However, a parking space remains in that same area that is only set back 16' from the residentially zoned property to the north. Is the desire to request a modification (i.e. a variance) to the parking setback requirement for this one space, or can the one space be removed so that all parking spaces comply with the setback requirement?

DRIVE AISLE WIDTHS. The minimum drive aisle width to accommodate two-way traffic in areas with parking spaces is 24', excluding curb and gutter (i.e. 28' B/B). The drive aisle entrances to the parking areas on both the west and east sides of the proposed buildings are labeled as 25' B/B where the aisles are flanked by landscape islands on both sides. Revise to meet the minimum width requirement.

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. Move the hydrant closer to the gate. It is recommended the hydrant shown at the northwest corner of the building be moved to the island to the north, near the gate.

Please refer to the "Preliminary Stormwater Report" dated Jul. 25, 2024 (hereinafter referred to as "the stormwater study"). The second paragraph of the Introduction states the design criteria is based on the Extreme Event Control Strategies. This is not correct. The Extreme Flood Event Control criteria listed in Section 5600 only addresses the 10 and 100 year events. The City of Lee's Summit requires sites to comply with the "Comprehensive Control Strategy" (i.e., the default strategy) for any increase in impervious area. Please revise the report as appropriate, as Extreme Flood Event Control criteria is not adequate for projects within the City of Lee's Summit.

There is no discussion with the stormwater study concerning the emergency spillway. Please discuss how the emergency spillway will be retrofitted along with the other retrofits. Ensure the emergency spillway meets all requirements of KCAPWA Section 5600 in terms of freeboard for the design condition and clooged/zero available storage condition.

Conclusion section of the report is contradictory. In previous sections of the report, the 2, 10, and 100 year events are analyzed, but within the Conclusions section of the report, only the 10 and 100 year events are discussed. As previously discussed above, the City of Lee's Summit has adopted the Comprehensive Control Strategy, not the Extreme Flood Control Event strategy. The Comprehensive Control Strategy is more stringent than the Extreme Flood Control Event strategy. Furthermore, no discussion of 40 hour extended detention to meet water quality objectives for the increased impervious area was discussed or analyzed. Please revise as appropriate.

The stormwater sudy shall discuss floodplain issues in the body of the report. Please analyze and provide a discussion within the body of the report.

The "Conclusions" section of the report should be specific about whether the detention basin meets the Comprehensive Control Strategy. If it cannot meet the Comprehensive Control Strategy, further discussions will be necesary as we will not be able to approve without a waiver.

Grading plan shows no indication of an emergency spillway either on the existing basin, or proposed basin. Please show the location of the emergency spillway, and ensure there is a overland route that is capable of receiving emergency stormwater flows without causing downstream damage or threats to life or safety.

Will the new outlet structure and exit pipes from the retrofitted detention basin be capable of managing up to and including the 100 year event without utilization of the emergency spillway, and still maintain no less than 0.50 feet of freeboard between the 100 year HGL and the crest of the emergency spillway? If not, they shall be required to do so. Please evaluate and revise if appropriate.

Grading within the proposed detention basin is being shown at a slope greater than 3:1. I am measuring about 2.2:1 in many instances. Maximum is 3:1 slope unless a geotechnical study is performed and submitted to the City. Please review and revise as appropriate. Please be aware any changes to grading will require re-run of detention basin routing due to changes to the stage/storage curve.

Grading along the intersection of Sloan and Tudor appears to be just a bit higher than 3:1 (e.g., around 2.5:1 in many instances). Please see previous comments related to excessive slope. These comments also apply in these instances. Please review and revise as appropriate.

Will any fill affect the sanitary sewer lines to the extent it will make them over 20 feet in depth as measured from the ground or parking lot surface to the flowline of the pipe? If so, this is not allowed without a waiver. Will any cut activity have the affect the sanitary sewer lines to the extent it will make them too shallow (i.e., less than 3.5 feet of cover over the pipe)? If so, this is also not allowed without a waiver.

Please add appropriate notes such as "coordinate the discharge of the detention basin with the adjacent property development development to the north" or equivalent language. The existing discharge using a flared end section and rip rap is not ideal for managing stormwater outflow from the detention basin to the adjacent property in this instance. Recommend coordinating with the engineer of the site to the north (i.e., Engineering Solutions, Matt Schlicht, P.E.) who is the engineer of record on a multi-family rental development to the north.

Show the location of the 100% clogged/zero available storage HGL within the detention basin in graphic format and numeric format. Provide dimensions to adjacent property line(s), and ensure there is a minimum of 20 feet between the 100% clogged/zero available storage HGL and any building or property line. Please revise as appropriate.

A backflow vault is required on the private water main (i.e., the 6 inch line connected to the 12 inch line on Commerce Dr.). Please show a backflow vault on the "private" side outside of right of way and outside any easement, and please show a gate valve just prior to the backflow vault.

Please label all interior fire lines as "PRIVATE".

Architectural Sheet AS-101: Please show the public sanitary sewer, public storm lines and structures, and public water lines on this sheet. Minimum distance between lighting pole bases and these items should be no less than 15 feet unless waived by Water Utilities or Public Works.

It appears there is at least one instance of a tree being too close to the public sanitary sewer on the landscaping sheet. The minimum distance from the outside of the mature tree trunk and the outside of the water main, storm sewer, or sanitary sewer or sanitary manhole/structure is 5.0 feet. Please evaluate the entire landscape sheet, and ensure there are no other violations of this rule. It is suggested you make the public water lines and public sanitary sewer lines bolder by increasing the lineweight to help with this process.

Utility Sheet: The City of Lee's Summit does not allow "saddle taps". Only wyes are allowed. No saddle taps and no tees are allowed for sanitary sewer connections. Please revise as appropriate.

Water meter shall be a separate connection, and shall be made just prior to the required backflow vault discussed earlier in these comments, just prior to the gate valve. Normally a separate tap would be required to the main, but since the main is on the opposite side of the street, this aforementioned method is allowed. Please revise as appropriate, and please ensure the water meter is placed in an area accessible to City staff.

Please specify curb return radius of the new entrance on Commerce Dr.

Show easement along Tudor. It appears to be an exclusive sanitary sewer easement. Please ensure the private fire line is outside the easement, as well as all structures including light pole bases, monument signs, etc.

The stormwater study was missing an analysis of the downstream receiving system. Please provide an analysis of the downstream receiving system to a point to be identified by the engineer. Although the 10% rule-of-thumb has been used in the past, this is up to the discretion of the engineer. The City needs assurance the detention basin construction will not make downstream peak flows to the point in question higher than without detention. If that is the case (i.e., the downstream peak flows are higher at the point in question), detention may be waived. The water quality aspect, however, cannot be waived and could be managed by 40 hour extended detention for the 90% mean annual event (i.e., 1.37 inch event in 24 hours), or other volumetric controls in lieu of 40 hour extended detention. Please evaluate, analyze, review, and revise the report as appropriate.

All pavement shall follow the Unified Development Ordinance (UDO) in terms of thickness, base, and subgrade unless an alternative design can be supported by a geotechnical study based on field sampling, and based on specific criteria from the City Engineer. In addition, KCMMB asphalitic concrete mix and is required, as well as KCMMB mix for normal concrete. Please add a note stating with these general requirements.

NW Sloan Street has been renamed NW Commerce Cir. Please correct.

OIL AND GAS WELLS. Add a note to the plans regarding the presence of any active, inactive or capped oil and gas wells on the subject property. Cite the source of information used to make the determination. MoDNR maintains a database of oil and gas wells that make be used as an information source.

SURROUNDING LAND USES. Label the existing zoning of the surrounding land uses located within 185' of the project site.

SIDEWALKS. Label the width(s) of the existing sidewalks along the NE Tudor Rd and SW Sloan Dr street frontages.

PARKING SPACES. Parking spaces shall be a minimum 9' x 19', except that the depth may be reduced to 17' where there is a minimum 6' wide sidewalk or open space at the head of the space. The 9' parking space width shall only include pavement and not include curb and gutter.

LIGHTING. Add a note to Sheet AS 101 stating that all exterior lighting shall comply with the standards under Article 8 of the City's Unified Development Ordinance (UDO). More specifically, compliance with the lighting standards of UDO Sections 8.220, 8.230, 8.250, 8.260 and 8.270 shall take place at the time of final development plan.

EXTERIOR BUILDING MATERIALS. The use of metal as an exterior building material is currently limited to only an incidental role (e.g. canopies, fascia/cornices, trim, etc.). The proposed use of metal as a primary exterior material requires City Council approval as part of the subject preliminary development plan application, which staff supports. Quantify the amount of metal (as a percentage) used on each individual facade.

SITE DATA TABLE. Provide a breakdown of the site's overall number of 334 proposed parking spaces (existing + new) to identify how many spaces are available to the public (i.e. unsecured parking) at both the existing building and the new building sites.

LANDSCAPE PLAN. Large deciduous trees shall be a minimum 2.5" caliper at the time of planting. Ornamental trees shall be a minimum 1.5" at the time of planting. The landscape plan (Sheet L1.02) shows the proposed large deciduous trees being only 2" caliper. Revise.

PARKING LOT SETBACK. Parking lots are required to be set back a minimum 20' from both the right-of-way and any residential zoning district or residential use. 1) The proposed bank of parking spaces west of the proposed building is only set back 17' from the NW Sloan St right-of-way at it's closest point. Revise to meet the minimum 20' setback. 2) The abutting undeveloped parcel to the north is zoned RP-4 (Planned Apartment Residential). Therefore, parking along the north property boundary directly abutting the residentially-zoned parcel is subject to the 20' setback requirement. Parking is currently shown with a 6' setback and an approximately 16' setback in that area. Revise to meet the required setback. ***Please note that this specific sub-comment is only specific to the portion of the parking lot abutting the residentially-zoned property. The remaining portion of the parking improvements that abut the commercial development to the north are only subject to a 6' setback.***

TRASH ENCLOSURES. No detail for the trash enclosure was provided on the architectural plans. 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.

LANDSCAPE ISLAND WIDTHS. Tree planting areas shall be no less than 10' width, with no tree located less than 4' from the back of the island curb. A number of the proposed landscape islands planted with trees do not meet these requirements.

DRIVE AISLE WIDTHS. 1) The minimum drive aisle width to accommodate two-way traffic in areas with parking spaces is 24' (excluding curb and gutter). The drive aisle entrances to the parking areas on both the west and east sides of the proposed buildings only have a width of 21' (excluding curb and gutter) where the aisles are flanked by landscape islands on both sides. Additionally, the existing two-way drive aisle width north of the NE Tudor Rd gate entryway is being reduced from 20' of pavement width to approximately 16' of pavement width (excluding curb and gutter). Revise to meet the minimum width requirement. 2) The minimum drive aisle width to accommodate a one-way lane is 10' (excluding curb and gutter). The median-divided lanes at the two gate entry points from NE Tudor Rd and NW Sloan St only have 6' to 8' wide lanes (excluding curb and gutter). Revise to meet the minimum width requirement.

FAA FORM 7460. For any property within two miles of the airport, a Form 7460 shall be completed and submitted to the FAA, and comments received back prior to the issuance of any building permit. This comment is only informational at this stage of the process.

COMMUNICATIONS TOWER. 1) For your information, City ordinance requires all new communication towers to be set back from all property lines a minimum distance equal to the height of the tower as measured from the base of the structure to its highest point, or as otherwise authorized by City Council in the approval of the special use permit (SUP). 2) The previously approved SUP from 2012 for the communications tower adjacent to the existing Police building was granted for a period of 15 years, meaning that the SUP is set to expire on August 3, 2027. Staff suggests applying for a new/extension of the SUP for the new/relocated tower to run concurrent with the subject application since both applcations require public hearings rather than go through a separate public hearing process in 3 years.

SIGNAGE. Provide information regarding the proposed wall and any monument signage for the site. The subject property is zoned PO (Planned Office). The sign standards allow the following: 1) a total of 2 attached signs (e.g. wall signs) that are limited in size to no greater than 5% of the individual building facade(s) on which the sign(s) is/are mounted. The maximum letter height is 2'; and 2) only 1 monument sign is allowed for the site. The overall sign structure is limited to no more than 72 sq. ft., of which no more than 32 sq. ft. can constitute the sign face.

MECHANICAL EQUIPMENT. General Notes 4 and 5 on Sheet C2.0 lists a number of screening options including a general reference to architectural treatments for RTUs. To be clear, UDO Section 8.180.E.1 requires all roof-mounted equipment to be fully screened from view on all sides by using parapet walls at the same height as the mechanical units. Please take into consideration any additional height resulting from the curbs on which the equipment will sit when determining the final parapet wall heights to achieve full screening.

ADDRESSING. The subject property and existing Police/Court building that sits on the property is currently addressed 10 NE Tudor Rd. The proposed new building requires its own separate address and as such will be assigned an address of 2 NE Tudor Rd.

Code Statement

All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2018 International Fire Code.

FDC

IFC 903.3.7 - Fire department connections. The location of fire department connections shall be approved by the fire code official. Connections shall be a 4 inch Storz type fitting and located within 100 feet of a fire hydrant, or as approved by the code official. Show the location of the FDC.

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. Knox key switches shall be provided on the gates.

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. It is recommended the hydrant shown at the northwest corner of the building be moved to the island to the north, near the gate.