Lee's Summit

Sheet C-3: Domestic water meter is called-out as a 5/8" by 3/4" water meter. This does not make sense. Specify the water meter size (i.e., either 5/8" or 3/4").

DE Commercial Detention Basin

The applicant shall submit and the City shall accept an “As-built / As-graded” detention basin plan prior to issuance of any occupancy permit for the proposed development.

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 schedule a project coordination meeting with the assigned Field Engineering Inspector.

DE Future Repair Work

Please be aware that any future repair work to public infrastructure (e.g., water main repair, sanitary sewer repair, storm sewer repair, etc.) within public easements will not necessarily include the repair of pavement, curbing, landscaping, or other private improvements which are located within the easement.

Miscellaneous Correction

MoDOT approval of entrance and stormwater system required prior to formal approval.

Miscellaneous Correction

Water line extension plan shall be approved, and installation substantially complete prior to any portion of the building going vertical.

The City does not sell or allow a 1.25 inch water meter. Did you intend on a 1.5 inch water meter? Correction required.

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, 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. $75,233.54

DE Commercial Detention Basin

The applicant shall submit and the City shall accept an “As-built / As-graded” detention basin plan prior to issuance of any occupancy permit for the proposed development.

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 schedule a project coordination meeting with the assigned Field Engineering Inspector.

DE Future Repair Work

Please be aware that any future repair work to public infrastructure (e.g., water main repair, sanitary sewer repair, storm sewer repair, etc.) within public easements will not necessarily include the repair of pavement, curbing, landscaping, or other private improvements which are located within the easement.

Miscellaneous Correction

MoDOT approval of entrance and stormwater system required prior to formal approval.

Miscellaneous Correction

Water line extension plan shall be approved, and installation substantially complete prior to any portion of the building going vertical.

DE Engineers Estimate

The Engineer’s Estimate of Probable Construction Costs has not yet been submitted. This shall be required prior to formal approval, as the fees are based on the accepted estimate. Informational comment.

DE Commercial Detention Basin

The applicant shall submit and the City shall accept an “As-built / As-graded” detention basin plan prior to issuance of any occupancy permit for the proposed development.

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 schedule a project coordination meeting with the assigned Field Engineering Inspector.

DE Future Repair Work

Please be aware that any future repair work to public infrastructure (e.g., water main repair, sanitary sewer repair, storm sewer repair, etc.) within public easements will not necessarily include the repair of pavement, curbing, landscaping, or other private improvements which are located within the easement.

Miscellaneous Correction

MoDOT approval of entrance and stormwater system required prior to formal approval. Informational comment.

Miscellaneous Correction

Water line extension plan shall be approved, and installation substantially complete prior to any portion of the building going vertical. Informational comment.

Refer to previous applicant letter. Field inlet openings were requested on the plan view. This can be done by showing cardinal directions for each opening, and labeling each field inlet. Correction required.

Reviewing the plans further, I do not see any profile view for the junction box connection to the underground detention system. Evaluate and revise if necessary.

MoDOT approval of the plan required prior to formal approval. Recommend turf reinforcement mat, but that will be up to MoDOT. Informational comment.

Cost estimate required prior to formal approval. The estimate shall consist of all anticipated sitework less any lightiing, decorative landscaping, building, handrails, or other items not reviewed and inspected by Development Engineering. Informational comment.

Miscellaneous Correction

Architectural, structural, & MEP designs are not being reviewed under this report. Action required: Comment is informational.

Miscellaneous Correction

Specify diameter of light pole base. 10/31/2024 - Detail 2/E1.01 still does not specify diameter. 12/19/2024 - Detail updated to show diameter of pole. We need the diameter of the structural concrete base.

There appears to be no fall at storm field inlets and storm manholes. A minimum of 0.5 feet of fall is required. Correction required.

Area inlets are called-out on the plans, but no detail is provided for an area inlet. A field inlet detail is provided. Correction required.

If area inlets are desired, callouts for the openings were missing (e.g., east, west, north, south). Correction required.

"Yard Inlet" does not appear to be defined within the plans. Correction required.

You have removed the above-ground detention basin, but left the flume in-place with an undefined field inlet to the east of the flume ostensibly to collect stormwater from the parking lot via the flume. Wouldn't it be easier to construct a curb inlet at the edge of the parking lot rather than a flume and overland flow? Doesn't seem to make sense to go overland with long term erosion issues. It will also eliminate some pipe quantities. Correction required.

Grading plan shown on Sheet C2 shows contours within the flume backwards. The contours should be reversed to provide proper drainage. Correction required.

Grading plan shown on Sheet C2 shows contours at the end of the underground detention basin discharge backwards, immediately adjacent to MoDOT right of way. You are proposing a berm rather than a swale at the end of the pipe which is not going to be acceptable. The contours should be reversed to provide proper drainage. Correction required.

Despite the elimination of the above-ground detention basin, the underground detention system does not appear to have changed since the previous submittal. Is 5,488 cubic feet of storage going to be sufficient for the 100 year event? Did you utilize the appropriate hydrograph? It appears this figure is shown in the appendix for the 100 year design storage volume, and there is concern this figure is low. Compared to the previous stormwater report which presented an underground storage volume of just over 7000 cubic feet, and just over 5000 cubic feet in the above-ground detention basin(which was deleted). I am confused at what happened in the calculations. Evaluate and correct if appropriate.

Add the following to Sheet C2-2: 1) 100 year design storage volume. This shall be updated prior to substantial completion to ensure the storage volume is achieved for the 100 year event. Correction required.

MoDOT approval required in the form of an email for the storm discharge within their right of way prior to formal approval. Informational comment.

Cost estimate for sitework required prior to formal approval. Informational comment.

A flume is shown discharging over the top of a retaining fall. This is going to lead to premature failure of the retaining wall. Correction required.

There is no practical way to access the detention basin for maintenance. At least one form of access is required by a small vehicle. Perhaps a modification of the emergency spillway to provide a sloped access to the basin bottom? Correction required.

As a suggestion, it might make better sense to eliminate the above-ground detention basin, and add to the underground detention basin system. Informational comment.

Refer to comment #1 in previous applicant letter. I had requested slope callouts on the basin bottom, including any grade breaks in the basin bottom which it appears there is at least one (1) grade break. Correction required showing numerical slope callouts at the locations requested.

MoDOT approval shall be required for any stormwater redirection towards their right of way. Informational comment.

Does the detention basin actually need an emergency spillway? It appears the basin will be below grade, and no embankment/dam is being constructed. This is similar to why an emergency spillway is not required on underground detention basins. If not required, discuss why you believe an emergency spillway is not required within the text of the stormwater report, and make changes to the plans as appropriate to eliminate the emergency spillway. This also eliminates many of the freeboard requirements within the basin as long as a suitable overflow route is established which does not adversely affect structures or property. Corrections suggested.

Cost estimate for sitework shall be required prior to formal approval. Informational comment.

Miscellaneous Correction

Architectural, structural, & MEP designs are not being reviewed under this report. Action required: Comment is informational.

Miscellaneous Correction

Specify diameter of light pole base. 10/31/2024 - Detail 2/E1.01 still does not specify diameter. 12/19/2024 - Detail updated to show diameter of pole. We need the diameter of the structural concrete base.

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.

Detention Basin Sheet: Outlet structure flowline of pipe is 981.0. Contour is shown at 981 ft approximately 30 feet from the outlet structure. In other words, this area is flat, with no way to drain. A minimum slope of 1% is required. Callout the slope for the bottom of the detention basin, including any grade breaks that are planned. Correction required.

Detention Basin Sheet: 100 year clogged/zero available storage elevation is called-out as 984.45 in the plan view, but 984.61 in the weir detail. Reconcile and correct as necessary.

Detention Basin Sheet: No clog prevention was shown. This is especially concerning for the 2 inch orifice, which will most likely become clogged during the first few months of operation. Correction required. (Note, please contact me if you would like to see examples of acceptable anti-clog measures used for small diameter orifices).

Is the 12 inch exit pipe sufficient for the 100 year event? In accordance with KCAPWA and City standards, all primary outlet works including the discharge pipe shall at a minimum, manage up to the 100 year event without utilization of the emergency spillway. Evaluation and correction required if applicable.

Detention Basin Sheet: I would like to see better notation and rendering of the retaining wall. Only one (1) elevation of the top of wall/bottom of wall is given. More are necessary. Correction required.

Detention Basin Sheet: Bottom of basin is called-out as 981.0. Outlet structure pipe flowlines for the 12 inch and 2 inch orifice are 981.0. Minimum slope is 1% in the bottom of the basin. Correction required.

Detention Basin Sheet: Outlet Control Structure Detail is missing the following items: 1) top view showing baffling, 2) side view showing incoming and outgoing pipes. Correction required.

Retaining wall for the detention basin shall be designed by a design professional licensed in the State of Missouri. Informational comment.

Profile Views of Storm Lines: Missing the design storm HGL. Without the design storm, HGL callout is meaningless. Correction required.

Underground storm system to be designed to manage, at a minimum, up to the 100 year event. If the pipe cannot manage the 100 year event without surcharging out of the inlets, overflow routes shall be designed for excess over and above what can be managed in the pipe. Evaluation and correction required if applicable.

Underground detention system is not shown on the overall site plan view, detention plans, or other relevant sheets. The plan view shall include the appropriate number of chambers, along with a reference note specifying the sheet to reference when constructing the underground detention basin. Correction required.

Sheet C-4.5: Outlet control structure 1 does not appear to agree with the design table on the bottom portion of the sheet. It would appear the "Underground Detention Finish Grade" label should be changed to read "Discharge of Underground Detention Basin Flowline Elevation"? Correction required.

Sheet C-4.5: Outlet Control Structure 1 should be drawn to scale, or at least show the fall between the incoming orifice and the outgoing pipe. As shown, it is flat and not representative of what is to be constructed. Correction required.

Sheet C-4.5: Outlet Control Structure 2: There is zero fall between the incoming and outgoing pipes. This is not acceptable. Recommend a minimum of 6 inches fall. Correction required.

Sheet C-4.5: Why is the discharge end of Outlet Control Structure 2 shown as "Detention Pond Finish Grade"? This is on the downstream side, not the detention basin side. Correction required.

Outlet Control Structure 1 on Sheet C-4.5: Steps should be shown. In addition, steps will be required on Outlet Control Structure 2 after re-design (see subsequent comments below). Correction required.

Sheet C-4.5: Dots per inch on pdf file is too small on the ADS Storm Tech details. Provide the ADA Storm Tech details so they do not pixelate under high zoom or large print size. Correction required.

Underground detention void space allowance is 30% in the City of Lee's Summit. Correction required to stormwater report and underground detention basin design since the effective storage will decrease. Correction required.

A profile view of the underground detention system is required to gain a general sense of where it is located in relation to the pavement surface. Correction required.

Stormwater report dated Oct. 24, 2024: The pond setup table for the underground detention basin shows 40 barrels of 3.5 by 5.6 span, and 7.1 feet length for each barrel. Is this correct? Evaluation required.

Much of the review of the underground detention system will need to be deferred until a full review package for this system has been submitted with the plans. Informational comment.

According to the appendix within the stormwater report, the underground detention system must incorporate a minimum of 955 cubic feet of storage. Verify this figure, and verify the design meets or exceeds this storage volume, including the decrease of the voids to 30% in accordance with City of Lee's Summit special addendum. Evaluation required.

Outlet Control Structure 2 on Sheet C-4.5: This structure is set too shallow, and will lead to excess slope of the outgoing pipe, and subsequent erosion of the discharge end. Recommend no more than 2% slope in outgoing pipe. Correction required.

As an alternate to the above comment, an additional junction box could be installed downstream of Outlet Control Structure 2, and lessen the slope from that point to the MoDOT right of way. Evalation required.

MoDOT approval of the stormwater discharge and installation shall be required prior to formal approval. Informational comment.

It is unclear how both of the 12 inch HDPE pipes will be connected to the MoDOT concrete flume. No details are provided, and the profile view of both pipes show approximately 20 feet of pipe exposed on the surface. Correction required.

Utility Plan Sheet C-3: Two (2) separate water taps to the public water main are required when installing a separate meter for irrigation and a separate meter for domestic water. The detail at the bottom of this sheet cannot be approved. Corrections required.

Sheet C-3 Utility Plan: Sanitary sewer note specifies a cut-in tee for service. A cut-in wye is required, not a tee. Correction required.

Sheet C-3 Utility Plan: Meter size and meter type (i.e., displacement meter or compound) shall be specified on the plan view.

Sheet C-3 Utility Plan: Pipe size for copper line from main to meter shall be specified. Correction required.

Sheet C-3 Utility Plan: Pipe size for copper line from meter to minimum 10 feet from the meter shall be specified. Correction required.

Sheet C-3 Utility Plan: Provide a reference on plan view to the standard detail for sanitary sewer wye connection and tracer wire box, and meter setup detail shown elsewhere in plan set. SAN-1 and WAT-11 respectively. Correction required.

Engineer's Estimate of Probable Construction Costs required prior to formal approval. Informational comment.

Off-site easement for water line required prior to formal approval. Informational comment.

MoDOT approval for drainage improvements and commercial drive improvements required prior to formal approval of plans. Informational comment.

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. Correct code information to the correct edition.

Miscellaneous Correction

Architectural, structural, & MEP designs are not being reviewed under this report. Action required: Comment is informational.

Miscellaneous Correction

All plans submitted for review on or after April 1, 2019 shall be designed to the requirements of the 2018 International Building Code, 2018 International Mechanical Code, 2018 International Plumbing Code, 2018 International Fuel Gas Code, 2018 International Fire Code, 2017 National Electric Code and the ICC/ANSI A117.1-2009 as amended and adopted by the City of Lee’s Summit. Action required: Amend Project Information to show correct code dates.

Miscellaneous Correction

- Specify water pipe materials. 10/31/2024 - Note provided is incorrect. Copper required from main to 10' past meter. Re: #5 in Utility Notes on sheet C-3. Specify diameter of light pole base. 10/31/2024 - Detail 2/E10.1 still does not specify diameter.

All signage will have to be permitted via separate application.

Since this property adjoins a residential one, the light fixtures are limited to 15' in height within 100' of the residential property line and 20' in height everywhere else. Current specs show a 25' tall pole. Sec.8.250(D)(1)

The "Stormwater Manag[e]ment Summary" dated Ju. 21, 2024 (hereinafter referered to as "the stormwater study") states on page 1 "the site is located in zone X". Please clarify, as FEMA has two (2) separate distinctions for "Zone X" on the maps. One is a shaded version of Zone X, and the other is an unshaded version of Zone X. The two (2) distinctions in Zone X are entirely different in terms of flooding potential. Please revise as appropriate.

The stormwater study did not analyze the downstream receiving system in any manner. It merely discussed the detention basin and FEMA floodplain designation. The engineer shall provide a downstream analysis to determine whether the construction of the detention basin on this site will make downstream peak flows greater than existing at a point to be determined by the engineer. While some engineers use the 10% rule of thumb for this analysis, the ultimate choice is up to the engineer-of-record. Please provide a downstream analysis to determine whether on-site detention increases the flooding potential downstream of this site. If downstream flooding increases due to the proposed construction of a detention basin, it may be waived by the City Engineer. Please be aware if this waiver is granted for peak flows for the 2, 10, and 100 year event, the water quality element of stormwater management cannot be waived. Please analyze and revise the report as appropriate.

Conclusions Section of Stormwater Study: The City does not agree the "proposed Take 5 Oil Change Facility will not have an adverse effect on the downstream storm system...". While it might be fair to say the proposed detention basin meets the City requirements, it cannot be said that there is no adverse impact. The total energy of the stormwater exiting the site will always increase with the introduction of additional impervious area unless volumetric controls are established for the various storm events up to the 100 year event, which is usually impractical. The power may decrease with the installation of a detention basin for the 2, 10, and 100 year events, but overall energy increases for these events due to increased volume of stormwater unless volumetric controls can be shown to eliminate this excess volume. Although volumetric controls may be established for the 90 percent mean annual event (i.e., 1.37 inches of rain over 24 hours), it is impractical to establish volumetric controls for the less frequent events such as the 100 year event. Please revise the report as appropriate.

Will the detention basin and associated water quality elements meet the standards of Comprehensive Control Strategy described in the City of Lee's Summit Design and Construction Manual (i.e., KCAPWA Section 5600 and Lee's Summit Addendum)? If so, this shall be discussed in the methodology section and the conclusions section. The engineer shall provide a specific statement expressing his or her opinion on whether these requirements have been met.

The stormwater study was missing a discussion of the emergency spillway, including the physical location of the emergency spillway and an opinion whether the location of the emergency spillway is appropriate. Engineer shall discuss this in the body of the report. Please revise.

The stormwater study was missing a discussion of the 100 year water surface elevation (nominal design elevation) in relation to the crest of the emergency spillway. A minimum 0.5 feet of freeboard is required for dams less than 10 feet in height. Dams higher than 10 feet shall meet the requirements of TR-60. Please discuss within the body of the report, including an assessment whether the dam is subject to TR-60 or not. Please evaluate, review, and revise as appropriate.

The stormwater study was missing an evaluation of the 100% clogged/zero available storage in relation to the dam crest. TR-60 has more stringent requirements, but the KCAPWA requirements are 1.0 feet of freeboard between the 100% clogged/zero available water surface elevation and the crest of the dam (i.e., the lowest point of the dam). Please discuss these requirements, including an assessment whether the dam is subject to TR-60 or City requirements.

The stream buffer was not discussed within the stormwater study. Please discuss the stream buffer within the stormwater study, and discuss how portions of the stream buffer were waived by the City where the existing retaining wall was constructed. Please revise as appropriate.

Is the disturbed area greater than 1 acre? If so, a SWPPP is required, and this should also be discussed within the stormwater study. If not required, please discuss within the stormwater study why a SWPPP is not required.

Are there any wetlands issues related to this project? Any mitigation issues related to this project? Please discuss whether or not these issues apply for this project within the stormwater study.

a complete discussion of the points of interest shall be included within the stormwater study. Suggest labeling each point of interest with A, B, and C. This would include the existing condition. In addition, a more thorough discussion of the points of interest shall be required, and a more thorough discussiion how the allowable release rate for the post-construction condition is required. Please review and revise as appropriate.

General Informational Comment About the Stormwater Study: The downstream receiving system has issues related to flooding complaints, open record requests, and other concerns related to stormwater. Suggest this be considered when preparing the revised stormwater study.

Vicinity Map on Cover Sheet of Civil Plans: Please provide a larger vicinity map with a lesser scale than shown. The vicinity map provided on this sheet is difficult to see. This can be in the same form (i.e., Google image map), or other method. Recommend zooming-in as an aid to the City inspector so there is no confusion where the project is located. Please revise.

Index to sheets is missing the topographic survey sheet in the civil plans. Please go through the index sheet and ensure all civil sheets are listed as presented in the civil plan set. Please review and revise as appropriate.

KCMMB concrete mix is required for all public and private portions of the project, including entrance and parking lot. Please specify KCMMB concrete mix on the typical section views of the pavement.

Public water main extension requires the submittal of separate plan set. Please submit a separate plan set for the public water main extension.

Water meters for both the domestic water and irrigation supply should be located as close to the public water main as possible, and located within an easement. Recommend enlarging the easement near the end of the public water main extension so both water meters can be installed within the easement, with a minimum of 5 feet around the water meters. Please review and revise as needed. Please be aware a separately-recorded easement for water shall be required (i.e., not a general utility easement, but an exclusive water line easement). Please contact us for the proper template for the easement, and please provide a review copy prior to execution and recording. An exhibit shall also be required as an aid in determining where the easement is located, and shall be prepared by a licensed surveyor in the State of Missouri.

General Comments Concerning Public Water Main: When preparing the separate public water main plans, please specify the pipe material (i.e., C900 DR18) rather than ductile iron. Minimum depth of cover is 3.5 feet, which does not appear to be achieved. No casing carrier pipe is desired at the entrance, so please do not specify casing carrier pipe for the bore. Leave the existing fire hydrant that is shown at the current "end of the line" in its current location by constructing an offset fire hydrant, and install a new in-line fire hydrant at the new "end of line". Please call me if any questions or concerns. The existing "end of line" appears to be shown as an 8 inch liine, but our records appear to suggest this might be a 6 inch line. If a 6 inch line exists, this shall be removed and replaced with an 8 inch line. The final product shall be an 8 inch line the entire length of the extension. We will not allow an 8 inch to have a 20 foot section of 6 inch line to remain. Provide standard details within the public water main plans for fire hydrants, trenching and backfill, thrust blocks, and any other standard details needed for the public water main extension. Please provide public water main extension plans, and please address these comments as appropriate.

I am assuming no fire suppresson system is required by Fire Department. If fire suppression system is required, an outside backflow vault shall be required, and shall be installed outside of any public easement or right of way, and within a short distance of the public main and within an area that is not prone to flooding. Please revise if appropriate.

Please provide a general pavement jointing pattern for the parking lot. I see the City standard detail, but it might be a good idea to be specific about providing a parking lot jointing pattern layout. Contractor may be able to change the layout during construction in consultation with the City inspector, but it would seem that a "go by" is warranted. Please provide a general layout for the parking lot joint pattern.

Tapping sleeve is shown in the details section of the plans. The City of Lee's Summit does not allow tapping sleeves. Only cut-in tees are allowed. Please remove from the plans, and ensure any fire lines or water lines greater than 2 inches are specified as a cut-in tee. Please be aware the proposed 1 inch line can be installed as a corporation stop. It is unclear however whether a fire line is required by Fire Department (see above comments), so if that is required, a cut-in tee is required for the private fire line.

Where is the detention basin plan? A detailed detention basin plan shall be submitted, preferably one or two sheets as needed. The detention basin plan shall include a bold note stating that "DETENTION BASIN SHALL BE CONSTRUCTED PRIOR TO ALL OTHER WORK EXCEPT FOR EROSION AND SEDIMENT CONTROL" or equivalent language. In addition, this sheet shall contain a bold and conspicous note stating "AN AS-GRADED AND AS BUILT RECORD DRAWING SHALL BE SUBMITTED AND ACCEPTED BY THE CITY PRIOR TO ANY CERTIFICATE OF OCCUPANCY BY THE CITY". Please provide a specific set of plans within the Final Development Plan for the detention basin and entitled "Detention Basin Plan" or equivalent language.

The following items are required for the detention basin plan sheets: top of dam elevation, emergency spillway elevation, all weir and orifice elevations that are part of the outlet structure, 100 year nominal (i.e., design) storage volume, bottom of basin elevation, bottom of basin slope callouts, which may be less than 2% to achieve water quality objectives (i.e., we have seen as little as 0.5% in some instances to achieve water quality objectives), 100 year nominal (i.e., design) water surface elevation (WSE), 100 year clogged/zero available storage WSE, graphical limits of the 100 year clogged/zero available storage WSE (i.e., shown on the plan view with callouts), along with dimensional callouts from property lines and buildings to ensure a minimum 20 foot setback, typical section view of the outlet works and dam, along with elevation callouts for the 100 year nominal and 100 year clogged/zero available storage to ensure there is a minimum 0.5 feet freeboard between the nominal condition and the crest of the emergency spillway, and a minimum 1.0 feet from the clogged condition/zero available storage and the top of dam, location and callouts showing the emergency spillway, and a clear path that is not directed towards buildings or other other vulnerable features. Please update as appropriate. I cannot review the detention basin without this information, nor can I review the stormwater study without reviewing this information to ensure it matches the pond setup table shown in the stormwater study.

Ensure the pond setup table shown within the appendix of the stormwater study matches the stage storage curve using the average end area method, and ensure the various elevations shown on the pond setup table match the elevations shown on the detention basin plan sheets. At this time, no further review can be conducted until the detention basin plan sheets are submitted.

Profile view of the underground detention basin with appropriate elevation callouts shall be required. Please revise the plans as appropriate. It shall be based on a SITE-SPECIFIC design, not a generic design based on a material submittal. Sheet C-4.5 appears to show this underground detention basin, but it appears to be generic and missing SITE SPECIFIC design parameters. Please revise and update the plans as appropriate.

Why is the exit pipe from the above-ground detention basin entering the grass-lined swale at a angle approaching 90 degrees? It appears this discharge point can be extended northerly to eliminate this issue. Please revise.

Is there any rip rap or other energy dissipation measures needed for the two discharge points for the detention basins? If so, specific design is required, along with specific information such as 1) sizing, 2) depth, 3) length, 4) width, and 5) geofabric under the rip rap. Please update if appropriate.

Is the discharge pipe from the above-ground detention basin sized for the 100 year event or higher? If not, this will need to be upsized. Please revise if appropriate. (Ref: all primary outlet works shall be designed for the 100 year event or higher).

Where is the emergency spillway? It does not appear to be shown on the grading plan. Ensure the emergency spillway is shown on the required detention basin plan sheets (missing, see comments above), and ensure they meet the requirements for 1.0 feet freeboard for the 100% clogged, zero available storage event, and ensure the discharge from the emergency spillway will not harm adjacent property. Please evaluate and revise as appropriate, and discuss in detail within the stormwater study.

It is impossible to review the ADA-accessibility of the parking lot without a site-specific plan showing elevation callouts, slope callouts, dimensions, ADA-accessible routes across the parking lot, ADA-accessible routes to the building, and all other information needed to perform a review of the ADA-accessiblity of the parking lot. Please provide a site-specific plan which addresses these issues. Please be aware that simple elevation callouts are not sufficient. Slope callouts shall be required.

Please be aware the City has adopted more stringent standards for ADA-accessiblity to account for construction tolerances. For cross-slope, the maximim is 1.5%. Please reivse as appropriate.

A spot check of the stage/storage curve shows there may be issues with the volume calculations for the above-ground detention basin. Please double-check, as my calculations using your grading plan contours show less volume than you are showing in your stormwater report. Please evaluate and revise the report and/or plans if appropriate.

Profile views and HGL for the design storm of all storm lines are required for pipes greater than 10 inches diameter. They shall include pipe type and diameter, and shall show the finish grade. Minimum depth of cover shall be achieved for all pipe. Please provide profile views and HGL for all storm lines.

Where is the underground detention discharge being routed? Is it simply exiting the yard inlet 1A? This would appear to introduce a serious stagnant water issue, and is not recommended. Please show how this will be constructed. Without a profile view, it is impossible to determine what you are proposing, and it is impossible to explain to a City inspector what he or she is inspecting. Please see previous comments related to profile view for all pipe greater than 10 inches, and ensure the finish grade, HGL (including callout of the storm event) is shown, and pipe type and lengths.

Where are you discharging the stormwater from the Open End Trench? Grading plan does not appear to show how this will be drained. There are notes about a swale, but no contours. Without contours showing how this Open Trench Drain will drain, it is impossible to review. Please revise the plans as appropriate, and ensure all propoed grading is shown on the plans. Ensure there is a minimum 2% slope to drain as necessary.

What is SDP pipe in context to the private storm lines? Please specify. This is a term I have not heard before. The City only allows HDPE, CPP, RCP, and aluminized CMP (only for private side).

Ensure the water meters for domestic and irrigation service are located in an area of positive drainage, and accessible to Water Utilities staff. Please revise in accordance with previous comments elsewhere in this applicant letter.

A SWPPP is required if the disturbed area is greater than 1 acre. Please provide a SWPPP if appropriate.

A Design Professional's Opinion of Probable Construction Costs is required prior to formal approval of the Final Development Plan. Please include all sitework (i.e., not the building or lighting) necessary to construct the project in itemized and sealed format.

As previously discussed, separate public water main extension plans are required. Comments, however, are provided in this applicant letter for what is shown in your submittal documents. Please provide a separate public water main plan, and ensure all standard details are included.

As previously discussed in this applicant letter, a separately-recorded water line easement dedicated to the City of Lee's Summit shall be required prior to approval of the final plans. Please contact the City for this EXCLUSIVE easement. A general utility easement shall not be allowed in this instance. Please submit a review copy prior to execution and recording. Please attach a graphical representaiton of the easement prepared by a licensed surveyor to show the limits of the easement.

Please ensure MoDOT is granting their approval of any commercial entrance work within their right of way. It is suggested an email from MoDOT to the City be provided showing their approval.

The above ground detention basin does not appear to include any flat spot at the top of the basin. The City cannot allow a detention basin dam to be constructed to a point. For this size dam, it would appear a minimum flat spot dimension would be 4 feet at an absolute minimum. Please review and revise as appropriate.

Ensure the detention basin plan sheets show the cross section of the top of the dam, along with the dimensions of the flat spot described in the above comment.

INFORMATIONAL COMMENT: Since it appears these plans were prepared in an incomplete manner, it is likely additional comments may be appropriate for the resubmittal based on revisions made to the plans by the design professional.

Ensure the domestic water line and irrigation line size and material type are clearly defined on the plans. Ensure they meet all building codes.

Ensure copper domestic water line is called out a minimum of ten (10) feet beyong the water meter.

Miscellaneous Correction

Pole signs are not permitted in LS. Monument signs are the preferred alternative to pole signage, and have a maximum height of 12ft.

Miscellaneous Correction

PDP design included signage only on the front of the building. Single-tenant buildings in the CP-2 district are restricted to a maximum of 3 attached wall signs.

Miscellaneous Correction

Only the attached wall signs on the front facade of the building can be approved via this FDP since they were considered as part of the PDP. The freestanding sign and any additional signs must be reviewed separately as part of a Sign Permit application.

Miscellaneous Correction

Signage on northern and southern facades exceeds 10% of facade area limit set by the UDO for single-tenant buildings in the CP-2 district.

Miscellaneous Correction

Architectural, structural, & MEP designs are not being reviewed under this report. Action required: Comment is informational.

Miscellaneous Correction

All plans submitted for review on or after April 1, 2019 shall be designed to the requirements of the 2018 International Building Code, 2018 International Mechanical Code, 2018 International Plumbing Code, 2018 International Fuel Gas Code, 2018 International Fire Code, 2017 National Electric Code and the ICC/ANSI A117.1-2009 as amended and adopted by the City of Lee’s Summit. Action required: Amend Project Information to show correct code dates.

Miscellaneous Correction

Specify type of water taps. Specify water pipe materials. Specify diameter of light pole base.

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. Correct code information to the correct year.