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 infrastructure 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 16.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Section 1000 of the City's Design and Construction Manual.

DE C&O #06 Land Disturbance

A Land Disturbance Permit shall be obtained from the City if ground breaking will take place prior to the issuance of an infrastructure 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 approval of the Final Development Plan.

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, including mitigation of a potential grading issue on the southern perimeter of the project. It is possible that a swale is required along the southern periphery of the project, to ensure there is no adverse impact to adjacent property owners.

DE C&O #11 Pavement Thickness

Private parking lots shall follow 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.

Hydrants

The hydrant main shall be a minimum of 6". Action required: replace the 4" main with a 6".

Curbing is required at the front of the non-accessible parking stalls adjacent to the south side of the proposed building. Additionally, curbing is required along the driveway stub along the north property line. A temporary asphalt curb may be used in place of concrete.

As proposed the parapet walls do not screen the RTU to the extent required by the UDO. The UDO requires all roof-mounted equipment to be screened entirely from view by using parapet walls at the same height as the mechanical units. In this case, I don’t think raising the Parapet wall around the entire building makes the most sense. I think a way to meet the intent of the UDO would be to use a “bolt on” screen system similar to this. Using this type of screening is just a suggestion, if you have a better idea let me know and I will take a look at it. This would require a modification to be approved but is something that has been requested and granted in the past. If this modification is something you would like to seek, a written request and narrative statement that explains the need for modification will need to be submitted.

This project is located in an overlay district and subject to the M-150 CDO design standards as outlined in Division Vi. - M-150 Corridor Development Overlay (CDO) District – UDO Sec. 5.510. - M-150 CDO design standards. All transformers and other facilities and equipment, including telecommunications equipment, shall either be screened through the use of architectural materials compatible with the architectural materials present on the site or, alternatively, through landscape screening. Such screening shall be adequate to completely screen such facilities from all rights-of-way. Please annotate how this project is meeting the mandatory minimum sustainability & development requirements.

The City will not support a blanket waiver to the stormwater detention peak attenuation requirements. The "Stormwater Report" dated Feb. 7, 2020, requested that a blanket waiver be granted to allow a comparision between the pre-development peak flow rates, and the post-development peak flow rates. This methodology was never discussed either in the applicant meeting, or during the telephone conversation. Only the "peripheral drainage" elements near the right of way were discussed using the pre-versus-post-development methodology, and the "Stormwater Report" dated Feb. 7, 2020 is requesting this methodology be allowed for the entire site.

The applicant letter requested a concept plan for the extension of a public water main to serve the development. A partial plan to provide a private fire line extension was provided, which does not satisfy this requirement. If two (2) options are desired as indicated in your response letter, both options should be presented in concept form. They must show the entire length of the extension, not a partial view of the extension. Finally, the extension must be public, not private. It should also include sufficient notes concerning the acquisition of public easements as necessary to construct the extension.

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. Action required: Extend the heavy duty asphalt (fire lane) to the hydrant and FDC, or relocate the proposed hydrant and FDC to the front of the building.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required: The area near the FDC and fire hydrant sll be posted.

Hydrants

The hydrant main shall be a minimum of 6". Action required: replace the 4" main with a 6" main.

Trash enclosure areas shall be improved with a Portland cement concrete pad and a Portland cement concrete approach 30 feet in length, measured from the enclosure opening. The pad and approach shall be improved with a minimum six inches of full depth unreinforced Portland cement concrete constructed on a sub-grade of four inches of granular base course. As shown the pad does not meet this requirement.

Please show the location of all oil and gas wells on the property. If none are present please add a note stating such and cite the source of your information.

Please show all proposed exterior lighting, including parking lot lights and wall-mounted fixtures, including fixture type, location, height and intensity. Manufacturer’s specification sheets shall be submitted.

Screening to a height of 2.5 feet must be provided along the edge of the parking lot or loading area closest to and parallel to the street. (See Sec. 8.820 for requirements).

Parking lots shall be set back a minimum 6 feet from the side or rear property line when not part of shared parking and/or cross access. The north east and south west corners of the parking lot is violating this set back.

CG-1 concrete curbing required around all parking areas and access drives in office, commercial and industrial districts. The detail on sheet C900 shows the wrong style.

All signs must comply with the sign requirements as outlined in the sign section of the ordinance. If additional or larger signs are going to be requested you must request a modification.

Any division of land or unplatted piece of property requires platting prior to the issuance of building permits.

The use of curb blocks in parking areas shall be prohibited, except at the head of accessible parking spaces when they are adjacent to a pedestrian walkway with no raised curb.

All roof-mounted equipment shall be screened entirely from view by using parapet walls at the same height as the mechanical units. As shown the screening walls may not meet this requirement.

All transformers and other facilities and equipment, including telecommunications equipment, shall either be screened through the use of architectural materials compatible with the architectural materials present on the site or, alternatively, through landscape screening. Such screening shall be adequate to completely screen such facilities from all rights-of-way.

Please annotate how this project is meeting the mandatory minimum sustainability & development requirements of the M-150 CDO design standards (UDO Section 5.510)

The "Post-Construction Stormwater Management Plan" dated Jan. 8, 2020 (hereinafter referred to as the stormwater study) discusses under the "Stormwater Quantity" section that "...post-developed conditions are not to exceed pre-developed conditions." The City of Lee's Summit requires a different design standard, which is based on a flat release rate per acre for the 2, 10, and 100 year events.

The stormwater study presented an existing condition diagram, which did not include the "points of interest" where stormwater flow transitions from sheet flow to concentrated flow. This is required in order to determine the allowable, and may require an analysis of off-site areas where sheet flow transitions to concentrated flow.

The stormwater study presented a proposed conditions drainage map, which did not include the points of interest described above.

Without appropriate points of interest, it is impossible to determine allowable peak flow rates for the site. Each point of interest should have a corresponding allowable peak flow rate, based on the flat release rates described in the Design and Construction Manual under "Comprehensive Control Strategy".

There appears to be at least two (2) points of interest, and both appear to be off-site. One (1) of the points of interest appears to be within the street right of way along Market St. in the gutter, and the other point of interest appears to be to the east of the site, where sheet flow appears to transition to concentrated flow. It is a matter of accounting for the sub-areas upstream of these points of interest, including calculation of the existing condition peak flow rates for each off-site area, and adding these to the on-site drainage areas. The goal is determine what the allowable peak flow rate at each respective point of interest.

It appears that the rational method was utilized to construct hydrographs, which is not a recognized method for constructing hydrographs.

The pond setup table contained within the appendix appears to show an outlet pipe (i.e., culvert A as denoted by Hydraflow Hydrographs) that is unable to convey the 100 year storm event. The outlet structure and the outlet pipe must be sized to handle the 100 year event. The emergency spillway should be designed so it is never used, unless there is clogging of the outlet structure. It does not appear this criteria is met.

The body of the stormwater study does not include any conclusions.

The Preliminary Development Plan must show, in graphic format and elevation call-out, the location of the maximum water surface elevation within the detention basin. Typically this is the 100 year water surface elevation for the 100% clogged condition, zero available storage. This elevation is always higher than the nominal 100 year year water surface elevation, and is based on the flow through the emergency spillway based on 100% clogging and zero available storage (i.e., detention basin is full).

The maximum water surface elevation described in the above comment must be a minimum of twenty (20) feet from any property line, and any building. It does not appear this requirement was met.

Please review the Design and Construction Manual, Section 5608.4(E) and (F) for specific design standards related to the detention basin emergency spillway, and outlet works. In particular, minimum freeboard requirements between the nominal 100 year water surface elevation within the basin and the crest of the emergency spillway. Also, the minimum freeboard between the 100% clogged condition/zero available storage 100 year water surface elevation, and the top of the dam. All criteria must be met. In regard to the latter, it does not appear this criteria will be met. It appears the top of the dam is at 1014.5, and the crest of the emergency spillway is at 1013.5, whereas one (1) foot of freeboard is required between the water level within the emergency spillway, and the top of dam. If desired, we can provide a diagram of the requirements in pictorial form, showing the design parameters. Please inquire if this is needed.

Water service must be served from Market St., not the east M-291 off-ramp. This will require the extension of public water line along SW Market St., to a point where the site can be served by public water. A concept plan should be provided showing the connection point at SW Summitcrest Dr. and SW Market St., boring beneath, SW Summitcrest Dr. and the extension of a water main.

Sheet C201: The conceptual plan shows what appears to be one (1) lot to the north of the Firestone project. Are other lots being proposed? What is the final proposed lot layout? This information is needed to determine the termination of the public water main extension discussed earlier in this comment letter.

Sheet C300: The discharge from the detention basin is shown off-site. If this option is desired, a private drainage easement is required. It must be suffiently-long and sufficiently-wide to exend to the point of transition from sheet flow to concentrated flow. This point appears to be approximately 125 feet from the point of discharge. Grading activities will also be required, to construct a suitable drainage swale or other method of stormwater conveyance.

Site Details, Erosion and Sediment Control, Etc.: These sheets were not reviewed, since this is a Preliminary Development Plan. We did, however, notice that the asphalt pavement detail does not follow the Unified Development Ordinance (UDO) in terms of the required thickness, base, and chemically-stabilized subgrade or geogrid. It may be better to eliminate these details until the Final Development Plan is submitted, because specific comments related to these details are not being provided at this time.

Portions of the grading plan appear to adversely affect the adjacent property to the south. Any grading activities on the Firestone site cannot direct stormwater onto adjacent properties, or alter the existing drainage patterns to the extent that an adverse impact results to the adjacent property, unless an appropriate private agreement is obtained from the adjacent owner. This includes the alteration of existing drainage patterns from the adjacent property, where it creates an adverse impact on the adjacent property. It would appear from the GIS contours that the existing drainage pattern from the southmay be impacted by the proposed grading.

It appears that the proposed grading on the north side of the project has the potential to create an adverse impact to the property to the north of the Firestone project. Please see previous comments related to this issue. If alteration of existing drainage patterns is desired, then appropriate easements or agreements between the adjacent property owner and the applicant should be executed.

Sheet C500: Sanitary sewer service cannot tie directly into a manhole as shown. A cut-in tee downstream of the existing manhole is required for the 6 inch private line.

The driveway design and truck circulation does not appear to meet minimum requirements. The truck movements depicted require full use of all lanes on Market Street, overlap curb, encroach upon sidewalks (and potentially building area). Consider larger driveway curb returns, additional setbacks, etc. Truck movements may use adjacent turn lane space on Market, but should not require full use of all traffic lanes and intersection area to complete an ingress or egress movement. The truck movement should also not encroach upon curbs, sidewalks or building areas. No Truck backing from Market Street will be allowed.

The sidewalk located at the southwest corner, where matching existing, should have a tapered or "smoothed" transition from existing to proposed; not angular as depicted. Sidewalk north of the driveway does not appear to have adequate setback from the curb (4' minimum). Additional ROW may be needed in this area.

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. Action required: Extend the heavy duty asphalt (fire lane) to the hydrant and FDC, or relocate the proposed hydrant and FDC to the front of the building.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required: The area near the FDC and fire hydrant sll be posted.