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 #02 Master Drainage Plan

A Master Drainage Plan (MDP) shall be submitted and approved in accordance with the City’s Design and Construction Manual for all areas of the development, including all surrounding impacted areas, along with the engineering plans for the development. The MDP shall address drainage level of service issues on an individual lot basis.

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 #05 As-Graded MDP

The As-graded Master Drainage Plan shall be submitted to and accepted by the City prior to the issuance of a Certificate of Substantial Completion and prior to the issuance of any building permits for the development.

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, or temporary construction easements for grading of the downstream swale, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to approval of any Final Development Plan or prior to issuance of any building permit. A certified copy shall be submitted to the City for verification.

DE C&O #08 Changes to MDP

A restriction note shall be included on the final plat stating: “Individual lot owner(s) shall not change or obstruct the drainage flow paths on the lots, as shown on the Master Drainage Plan, unless specific application is made and approved by the City Engineer."

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.

Staff is requesting a continuance of this project to a date certain of August 22, 2019. Additional information regarding the site and surrounding neighborhood is needed and revisions to the elevations are being requested.

Please complete a residential compatibility form for this site and in relationship to the surrounding properties. Staff feels this can help to better understand the context of this proposal and how it fits within the neighborhood. Include approximate heights of the surrounding structures.

Can the roof pitch be lowered for this structure? The neighboring homes are single story ranch style homes. A lower roof line would be more compatible with the immediate neighboring homes.

Staff is concerned the duplex too closely resembles a "snout house". Can the front entry area be extended forward to better balance the appearance of the front elevation? Could a pergola or another feature be added to better connect this areas? What is the projection depth of the proposed pillar feature compared to the door area. Can a front porch element be incorporated within the front entry?

Staff suggests additional detail be added to the side entry doors. Can this have a landing or small porch area or perhaps a roof covering element?

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 #02 Master Drainage Plan

A Master Drainage Plan (MDP) shall be submitted and approved in accordance with the City’s Design and Construction Manual for all areas of the development, including all surrounding impacted areas, along with the engineering plans for the development. The MDP shall address drainage level of service issues on an individual lot basis.

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 #05 As-Graded MDP

The As-graded Master Drainage Plan shall be submitted to and accepted by the City prior to the issuance of a Certificate of Substantial Completion and prior to the issuance of any building permits for the development.

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, or temporary construction easements for grading of the downstream swale, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to approval of any Final Development Plan or prior to issuance of any building permit. A certified copy shall be submitted to the City for verification.

DE C&O #08 Changes to MDP

A restriction note shall be included on the final plat stating: “Individual lot owner(s) shall not change or obstruct the drainage flow paths on the lots, as shown on the Master Drainage Plan, unless specific application is made and approved by the City Engineer."

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.

FYI. A fee for the cost of the sidewalk construction will be required prior to the release of occupancy for any of the units. The sidewalk is referenced as 6-foot on the pdp and 5-foot on the minor plat. Please reconcile. Standard sidewalk width is 5-foot.

Revise the 15-foot UE reference to 15-feet (not inches).

Clearly label lot dimensions on the pdp plan.

On the pdp the site information for the current legal description is missing the reference of Lot 22, please revise. The density seems to be 2.8 not .355?

Since the request is to seek a modification for the minimum lot width required for a duplex in the RP-2 zoning district. Please provide in narrative form the justification for the request. Staff would suggest accompanied documentation of the surrounding characteristics of the neighborhood, comparable lot widths, housing styles (1 or 2 family?). Staff would also like to know what the approximate building heights are in the surrounding neighborhood.

Please provide the building height for the proposed duplexes. Staff is aware the elevations indicate the building height, however the UDO's definition of building height is different than how the height has been depicted. Please refer to the UDO, Article 15.

Staff requests the building elevations incorporate additional exterior building materials (at least on the front elevation). This could be a wainscoting of stone similar to the adjacent homes to the north, or perhaps a front porch or side/back covered patio area? More articulation along the front facade is needed. What are the proposed projection depths of the windows, entry ways and garages? Provide sample colors of the homes, is a color drawing available?

Currently this item is on the August 8 Planning Commission Schedule, to stay on that schedule please resubmit revised drawings by July 18th.

Trees proposed within easements shall be required to be of an ornamental variety.

The square footage isn't accurate that was calculated for the west property line for the low impact buffer. Please revise.

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 #02 Master Drainage Plan

A Master Drainage Plan (MDP) shall be submitted and approved in accordance with the City’s Design and Construction Manual for all areas of the development, including all surrounding impacted areas, along with the engineering plans for the development. The MDP shall address drainage level of service issues on an individual lot basis.

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 #05 As-Graded MDP

The As-graded Master Drainage Plan shall be submitted to and accepted by the City prior to the issuance of a Certificate of Substantial Completion and prior to the issuance of any building permits for the development.

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, or temporary construction easements for grading of the downstream swale, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to approval of any Final Development Plan or prior to issuance of any building permit. A certified copy shall be submitted to the City for verification.

DE C&O #08 Changes to MDP

A restriction note shall be included on the final plat stating: “Individual lot owner(s) shall not change or obstruct the drainage flow paths on the lots, as shown on the Master Drainage Plan, unless specific application is made and approved by the City Engineer."

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.

Sidewalk payment in lieu of construction would be supported considering the area and absence of curbs. Sidewalk as shown adjacent to pavement or curb must be 6' wide, not 5' wide.

The upstream drainage area is greater than 2 acres, and a swale currently exists along the rear of the proposed lots. As such, a stormwater study is required to determine what measures and what infrastructure needs to be constructed to support the development. This may include the installation of new storm lines, grading, or a combination thereof. Of particular concern is the duplex that currently exists on Lot 17A, Replat of Lowe's Addition, Lots 15, 16, and 17.

An engineered channel will not be supported for this new development. it would be too close to the rear of the new structures.

New grading activities are shown immediately adjacent to Block 2 Lowe's Addition. This grading is not allowed unless an agreement can be obtained from the owner of this property, or if the grading can be altered to direct all diverted stormwater along the new berm, and fully-contained on Lot 1.

An off-site easment will likely need to be obtained by the applicant to place new stormwater infrastructure (i.e., storm lines, junction boxes, inlets, etc.) across the above-referenced property (i.e., where the duplex is located).

Since the packet was missing the required stormwater report, the application shall be considered incomplete until such time that the report is submitted, and a concept plan of how the stormwater problem will be managed for the proposed development. This will affect the schedule for placement on the Planning Commission agenda.

Legal Description

Please submit an electronic copy of the legal description. Microsoft Word document or selectable text PDF are the preferred file formats. The legal description can be emailed to the planner's email address above.

Please submit an electronic copy of the site plan.

Staff suggests the 5' sidewalk not be built at this time as this general area has no curbs and will be identified at a future time to be improved. In lieu of constructing the sidewalk. A fee for the cost of the sidewalk construction will be required prior to the release of occupancy for any of the units.

Revise the building line (if desired to 20-feet), which is what is allowed in the RP-2 zoning district. Garages are required to meet a 25-foot building line.

On Lot 2 provide additional dimensions (from the rear of the structure), to the sanitary line. A 15-foot setback is required.

A low impact buffer is required between Lot 1 and the property to the south. The property to the south is zoned R-1. A medium impact buffer is required between Lot 1 and Lot 2 on the rear of the property line. Please refer to Article 8 of the UDO for specific requirements for the impact buffers.

Lot widths do not meet the minimum of 80-feet for a duplex in the RP-2 zoning district. Additional discussion is needed to discuss if this should move forward with modifications or if the duplex are revised to a single-family structure.

Revise the 15-foot UE references to 15-feet not inches.

A dimension was missing on the front p/l for Lot 2. Please clarify where the two dimensions end/begin.

In the site information table, update the zoning district to RP-2. Remove the reference to FAR and revise the data to reflect the proposed density for each lot.

Revise note #1 to reference the density rather than FAR.

Elevations were not received, submit elevations for the proposed structures, as required by the UDO.

Provide a vicinity map, with a north arrow.

A stormwater study is required for this project. In particular, the duplex located northwest of Lot 2 may be impacted by this development. Current conditions on the site do not appear adequate to support additional construction of impervious areas, without a study of the upstream drainage area, peak flows up to the 100 year event (at a minimum), and creation of suitable drainageways to protect the duplex to the northwest of Lot 2.

The upstream drainage area to Lot 2 appears to be in excess of 2 acres. An engineered stormwater system must be provided. An open channel swale is not a suitable alternative for this site since it abuts the back of the new buildings. Detention does not appear feasible due to site constraints. An underground system appears to be the only appropriate alternative.

The grading shown on the plan impacts the property owner to the south in an adverse way. Any grading must be terminated prior to the property line, and any resulting change in direction of stormwater flow must be contained on the applicant's property, unless a suitable private agreement is obtained from the adjacent property owner. The stormwater study should provide calculations of the peak flow rate for the 100 year event in the vicinity of this directional flow change, and calculations showing that the 100 year water surface elevation will not change on the adjacent property.

A Master Drainage Plan will be required for this project. This will be required in addition to any other infrastructure improvements required for the site (i.e., storm drainage improvements).