Lee's Summit

STREETS. Label ROW widths for all proposed public streets.

EASEMENTS. Show, label and dimension all existing and proposed U/Es.

EXISTING CONDITIONS. Provide a plan sheet showing existing conditions of site improvements on the subject property. This primarily relates to the existing Zoetis building and associated site improvements. Also identify all surrounding property owners, land uses and existing zoning for existing surrounding properties located within 185' of the subject development site.

LOT INFORMATION. Label all proposed lot dimensions and more clearly identify the lot lines due to the number of lines of similar line weight used on the plans.

SIDEWALKS. Sidewalks shall be provided along both sides of all proposed streets. It appears that no sidewalk is proposed along the frontage of Lots 14-18 and Tract F. Additionally, to promote additional pedestrian connectively, sidewalk connections shall be provided from the streets into each of the individual lots.

BUILDING FOOTPRINTS. Dimension all proposed building footprints. Also dimension all distances between the proposed building footprints to the surrounding property lines.

LIGHTING. Provide photometric plans for the proposed development in accordance with UDO Section 8.230. All proposed lighting shall comply with the requirements of UDO Sections 8.220, 8.250, 8.260, 8.270, 8.280 and 8.290 as applicable.

PHASING. Provide a phasing plan for the development.

DEVELOPMENT DATA TABLE. Complete the blank FAR; blank required parking ratio and required parking number information; and impervious coverage information for the entire development on Sheet C.101.

APARTMENT UNIT BREAKDOWN. Provide a breakdown of the number of units in each apartment site by the number of bedrooms. The UDO bases the number of required spaces per multi-family dwelling unit by the number of bedrooms. See Table 8-1 under UDO Section 8.530 for the required parking calculations for multi-family.

REZONING. The majority of the subject acreage south of SE Bailey Rd is zoned PI (Planned Industrial) and requires rezoning. Submit an exhibit and legal description of the property to be rezoned from PI to PMIX (to match the rest of the subject development area). The subject application shall be converted to a Rezoning and Preliminary Development Plan application. The additional rezoning application is subject to an additional application fee.

LAND USES. The subject site will be developed under PMIX zoning. Since the PMIX zoning district has no standard list of allowable land uses, add a note to the plans listing the allowable land uses for the site found under UDO Section 5.560.A, 5.560.D, and the additional land uses for which the applicant appealed and received approval for the following land uses: automotive/truck related uses; retail--big box in excess of 80,000 sq. ft. on one level; car washes; and daycares.

LANDSCAPING--STREET FRONTAGE. Specific to the wholesale warehouse site, the street frontage tree and shrub landscaping calculations also apply to the US 50 Hwy frontage along the north property line.

LANDSCAPING--GENERAL. To provide year-round visual interest and foliage coverage, a mix of deciduous and coniferous landscaping shall be provided on all of the proposed commercial and residential sites. This comment is informational only at this point and shall be reviewed for approval at the final development plan stage.

LANDSCAPING--PARKING ISLANDS. 1) Specific to the wholesale warehouse site, every four (4) rows of parking shall include a landscape island of at least ten (10) feet in width to break up the large expanses of parking lot hardscape with landscaped open space. 2) All tree planting areas shall be no less than ten (10) feet in width, with no tree planted less than four (4) feet from the back of curb.

PARKING LOT SETBACKS. Ensure that all proposed parking lots comply with the minimum 20' setback from all rights-of-way.

TRASH ENCLOSURES. 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.

BUILDING ELEVATIONS. 1) The wholesale warehouse elevations label each elevation as the "South Elevation" on page 7 of the 14-page documents. Correct the labels. 2) Elevations for all four sides of the proposed townhomes is required sot be submitted.

GENERAL SITE LAYOUT--WHOLESALE WAREHOUSE. 1) The orientation of the of the gas station shall be flipped 180-degrees to avoid the queues backing up and conflicting with the main entrance to the site. 2) Staff recommends pushing the wholesale warehouse building further to the east and turning the orientation 180-degrees so the loading dock is on the railroad side of the site and the building entrance is on the southwest building corner. In other words, similar to the orientation and layout seen at the wholesale warehouse site off M-152 Hwy/Platte Purchase Dr.

OPEN SPACE--MULTI-FAMILY. A minimum 30% useable open space is required to be provided for each multi-family residential development.

TRAFFIC CIRCULATION--LOTS 19 AND 20. Staff continues to have concern regarding the intermingling of vehicular access to Lot 20 through Lot 19. Staff recommends the applicant further investigate a better means of separating the residential and commercial traffic.

OVERFLOW PARKING. It appears that the parking lot south of Tract D is intended to be overflow parking for the townhomes. A more centralized location for the parking lot, or alternatively dispersion of said spaces into smaller pockets throughout the development, will maximize its utility as overflow parking. The parking lot appears to be an approximately 790' walk (measured along the walkable path) to the center of the townhome area.

COMMERCIAL/TOWNHOME INTERFACE. Staff continues to have concern over the westernmost row of townhomes facing the back side/loading dock area of the inline retail building across the street to the west. The landscape plan for this area (Sheet L.102) shows no landscape buffering/screening along the rear of the retail building to provide a physical and visual screen between the dissimilar uses. A combination of decorative landscaping and a wall/fence shall be installed as a buffer.

PUBLIC GATHERING SPACES. 1) What is the intended use and programming visioin for Lot 12? 2) Early discussions on the proposed development included the intent for the open area around and between the buildings on Lots 4 and 5 to be public gathering spaces for passive use. Does this continue to be the intent? Feedback from staff at the time was that the layout and proximity of said space doesn't seem conducive or read as public gathering space, but rather patio/outdoor space for the use of Lots 4 and 5.

DOG PARK AREA. 1) Is the intent for the dog parks to be exclusive to townhomes and apartment residents of the development? 2) It appears that this area includes a pool and possibly a clubhouse or similar shelter. Please confirm. Also, provide elevations of the clubhouse/shelter.

ENVISION LS OVERLAY--DESIGN STANDARDS. The subject development is located within the boundaries of the EnVision LS overlay and as such is subject to the design standards for multi-family and commercial development found under UDO Section 5.640. A modification to said standards was sought and approved for the Oldham Village development tp the west. A modification request outlining the justification for this and any other modificiaton request shall be provided.

A waiver to the stream buffer requirement is being sought. A waiver shall be submitted on forms provided by the City, along with supporting documentation to justify the waiver.

Off-site sanitary to serve businesses along 16th St. will likely be required. Water Utilities shall be providing additional comments concerning this requirement, as well as other off-site improvements to the sanitary sewer.

Stormwater Study Comments: 1) I do not agree the existing stream channels within the site are located in areas of "limited vegetation". It appears these streams are located in areas of extensive vegetation. 2) it would appear the south detention basin should discharge via an underground pipe system across the adjacent property, and then under 16th St. 3) a junction box(s) or other structure should be installed on the line(s) described above to demarcate the public and private portion of the storm line(s). 4) emergency spillway for the south detention basin appears to be pointed toward a business along 16th St. An alternative location should be selected. 5) Exhibit L is shown in the appendix of the report, but only the cover sheet is included.

Water line improvements to be reviewed separate by Water Utilities.

A phasing plan should be presented within the Preliminary Development Plan showing: 1) the phasing of off-site sanitary sewer improvements, 2) the phasing of off-site water line improvements, 3) the phasing of detention basin construction, 4) the phasing of street construction, 5) the phasing of stormwater improvements, and 6) the phasing of on-site and off-site traffic improvements.

It was my understanding off-site improvements to 16th St. (i.e., to the south of this development along the Maddox Acres subdivision) was to be undertaken from M-291 to the east near the Watt Acres subdivision. This shall be discussed at the meeting next week.

Additional comments on the water lines and sanitary sewer lines are forthcoming.

Counts were performed when Oldham Road was already closed and may not be accurate.

Final Condition recommendations should be summarized for each phase and Figures provided as extra documentation.

Table 4 Lots 12 and 13 are flipped compared to the map.

A signal will not be allowed as shown on Oldham. The City's Access Management Guide states that a minimum of 1/4 miles is required between signal. Staff would consider a signal at the far east entrance but not closer.

Overflow parking will need to be provided for the townhome area in the SE corner of phase 3.

The main entrance should not dead end into a parking island. Rows should be adjusted to allow for vehicles to enter further into the sight.

The access to the gas pumps on lot one will not be accepted. The station should be flipped and entrance to the pumps should be on the far east side.

Please take a look at throat lengths for the shared access points on the west side.

Parking spaces should not be directly across from the entrances at lots 17 and 18.

Staff plans to meet with MODOT officials to discuss the plans and the connections to MO219. Additional comments will be coming after that meeting.

Applicant must provide proof that the Railroad was given sufficient opportunity to review the submitted plans as you are in close proximity of the tracks.

The entrance to the Townhomes development still conflicts with the retail space traffic.

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.

Dead Ends

IFC 503.2.5 - Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Privide turn-arounds at the end of the dead ends on Lot 20.

Miscellaneous Correction

Parking will only be allowed on one side of the street in the multi-family housing in Lot 20.

Miscellaneous Correction

All addresses in this part of the city are in the SE quadrant. Correct the Oldham street name and provide prelininary names for the other streets.

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2018 International Fire Code and the requirements of the Missouri Department of Natural Resources.

Water Supply

IFC 507.1 - An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction.

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. All sprinklered buildings shall have a hydrant within 100 feet of the FDC. Costco- Show the location of the FDC.

Miscellaneous Correction

Costco- What size is the water main going to the hydrant a the fuel station?

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. Provide a public and private hydrant plan.

Miscellaneous Correction

For access around the apartment buildings: D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Correct all applicable around the apartment buildings.