Lee's Summit

TIA attached with conditions and recommendations for approval.

DE C&O #01 Eng Plans – FP/PP

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 plat and approved prior to the approval of the final plat. All public infrastructure must be substantially complete, prior to the issuance of any building permits.

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, 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 plat and prior to the approval of the engineering plans. 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. All proposed sanitary sewers shall meet the maximum and minimum depth requirements specified in the Design and Construction Manual.

DE C&O #13 ADA Sidewalk Ramps

All ADA sidewalk ramps shall be constructed by the developer at the time the street is constructed.

DE C&O #14 Common Area Sidewalks

All sidewalks adjacent to a common area tract, unplatted land or any land where no structure is intended to be built, and is required, shall be constructed by the developer at the time the street is constructed.

Misc.

Provide a street names for the cul de sac north of NW O'Brien and the section of road between NW O'Brien and NW Ambersham. Also provide a street names for the cul de sacs off of NW Shamrock in Phase 1 and the cul de sac off of Ashurst Dr. Continue to name and label the cul de sacs; Shamrock Ct. and Joshua Ct.

The applicant has asked for some considerations regarding turn lane improvements recommended in the Traffic Study; particularly a waiver for required southbound right-turn lane at Ashurst Dr. Staff is assessing that request in coordination with the applicants traffic engineer. This will require some revision of the traffic study to provide appropriate justification, if possible and supported by the applicants engineer, for staff to evaluate. There may be some minor changes needed in the traffic study, such as account for planned eastbound left-turn lane along Shamrock at Pryor that was omitted, which will be communicated directly with the applicant’s engineer.

The "Woodside Ridge Preliminary Stormwater Drainage Study" dated June 22, 2018 was missing a discussion of stream buffers, and the rationale that was used to determine the width (i.e., drainage area, and adjustments to the width at various points to accommodate the adjustments).

The detention basin within the stream bed on Tract D was discussed within the report as requiring a United States Army Corps of Engineers (USACE) permit. The City will require a copy of this permit prior to approval of any final infrastructure plans.

A sanitary sewer analysis was missing from the submittal.

A temporary turnaround (i.e., cul-de-sac bulb without curb and gutter) may be required at the end of O'Brien, west of the new pool.

Utility Sheets: Water lines are difficult to see, and water line sizing is not shown. Please show the location of existing water lines and sizing, as well as proposed water line location and sizing.

Sheet 08: The existing water line along O'Brien appears to be a 6 inch main. The minimum size water main is 8 inch based on the length of the proposed extension. The existing water main on O'Brien will need to be removed and replaced.

Sheet 08: Where will the sanitary sewer connect along Ashurst Dr.? It appears there are two (2) connections shown. One connection appears to connect to the sanitary sewer beneath the pond, while another connection is shown downstream of the pond. The linework on the sanitary sewer along Ashurst Dr. would seem to indicate this is one long segment, with two (2) connection points. Please clarify.

Sheet 08: Sanitary sewer line is shown in rear yards along Lots 187 and 188, which violates our Design and Construction Manual.

Sheet 08: The location of the existing sanitary sewer, which lies partially beneath the pond on Tract B, appears to show an 8 inch line from manhole 28-099 to 28-100. This line may need to be removed and replaced.

Utility Sheets: Show the size of existing water and sanitary sewer lines, along with proposed size of water and sanitary sewer lines.

Has there been an evaluation of sanitary sewer depth of cover to ensure the City standards (i.e., no less than 3.5 feet and no more than 15 feet of cover) are met?

An off-site sanitary sewer easement will be required to connect through the property owned by Winterset Park Community Association (i.e., the property west of Tract J).

An off-site easement shall be required from the owner of the property along NW Ambersham Dr. Our records indicate there is no easement present to make the connection.

Please be aware that the construction of the proposed detention basin north of SW 1st St. in Sterling Hills subdivision will require assurance that the clogged condition and zero available storage condition 100 year flow rate be managed by the existing downstream system, or appropriate overflow route(s) established to manage this flow.

Can you show the anticipated 100 year water surface elevation within Tract D detention basin in graphic form, showing the horizontal limits of the the 100 year water surface elevation? Please be aware that the normal 100 year water surface elevation (i.e., unclogged and all systems functioning normally) must be a minimum of 20 feet from any property line, and 20 feet from any building.

The connection points at Joshua Dr. and Ambersham Dr. for the water line appears to be a 6 inch lines. The minimum size for this extension is 8 inch for water lines, and it would appear these segments must be removed and replaced with a larger pipe size.

Where sidewalks are shown within the end of cul-de-sac bulbs, please show them terminating straight into the street with an ADA-accessible ramp. We do not want to see the sidewalk extending around the cul-de-sac bulb, but rather, terminating prior to the curve defining the cul-de-sac bulb.

Sheet 09: The alignment of the sanitary sewer along the rear of Lots 160 to 163 is not allowed by the Design and Construction Manual. Is there a way to adjust the alignment to minimize the amount of sanitary sewer in the rear yards?

Sheet 09: The alignment of the sanitary sewer at Joshua Dr. and Shamrock Ave. is skewed. Is there a way to realign the sanitary sewer to minimize the amount of sewer line beneath pavement?

Please see previous comments concerning the lack of detail on water line locations and sizing. Please ensure the water lines are shown within easements rather than right of way.

It appears a development agreement is needed to address the City-completed improvements along Shamrock Ave. Woodside Ridge will not be able to go forward until these improvements have been completed.

A note on Sheet 003 stated lots 34-44 are to have a 0’ rear setback with an adjacent 25’ landscaping buffer. Staff has concerns with this proposal. It appears there is ample room on these lots to comply with the standard 20’. Please explain and justify why a 0’ set back is required. Additionally, staff has concerns with the long term viability of an offsite landscaping easement. Staff feels that if an easement is included in this proposal it needs to be contained within the plat boundaries on a tract to be maintained along with the other common properties.

Block lengths are determined by intersecting streets and shall be provided at such intervals as to serve cross traffic adequately and to meet existing streets or customary subdivision practices in the neighborhood. Maximum block length in Single family residential shall be 700’. Blocks up to 10% longer than the maximum listed above may be administratively approved if the requirements above cannot be met due to physical constraints. There are numerous blocks lengths that far exceed the UDO maximum. The UDO does have a provision that mid-block connections, in the form of sidewalks, pedestrian walkways, bicycle paths, trails, or alleys, shall be a factor in considering blocks longer than the above maximum lengths. However, spacing of pedestrian walkways should be 600 feet or less. Please update the plans to meet this UDO requirement by reducing the block length or add additional pedestrian walkways that do not exceed 600’. Should the applicant wish to use the mid-block pedestrian walkway prevision in consideration of a longer block a written modification request/justification must be submitted.

Staff would like to see the walking paths on Tract B and Tract D looped around the detention ponds to better make use of the existing land conditions and create more walkable pedestrian friendly amenity.

The UDO requires properties zoned RP-3 to provide a medium impact screening buffer adjacent to all R-1 districts. Staff understands that the applicant is proposing a single family product and they will be abutting existing single family homes, however the only method to seek relief from this requirement is a modification granted by the City Council. If you wish to request the buffer requirement be waived, please submit a written request seeking and justifying such modification.

A high impact screening buffer will be required on Tract E screening the residential lots from the adjacent fire station. Please show this on the plans and provide a landscaping plan per the UDO requirements.

Subdivision swimming pools may be located on platted tracts or common area, provided a medium impact screen buffer is installed per Article 14 of the UDO along any common property line shared with a residential dwelling. Please update the plans accordingly.

The swimming pool, including concrete apron or deck structure and any associated mechanical equipment or other pool appurtenances, shall be setback from all property lines by a minimum distance of twenty feet. Please include a 20’ build line on Track C.

Pool parking is requires at the rate of 1 stall per 16 lots. For this proposal I calculate 13 stalls are required, with one of those being a van accessible ADA space. Please label the dimensions of all proposed parking stall, ADA aisles and the parking lot drive aisle.

All developments providing parking lots accommodating 11 or more parking spaces shall provide parking lot lighting. Please provide parking lot lighting details in accordance with the UDO requirements of section 7.250.

A photometric plan is required for all new development, redevelopment, parking lot development or expansion where outdoor lighting is required. Please provide the plan as required by section 7.230 of the UDO.

Is any pool lighting or wall mounted lighting being proposed for the clubhouse? Is so, please provide the details. See section 9.410.A.3 for pool lighting requirements.

As this is a planned zoning district preliminary building elevations are required for the proposed pool house. Please provide preliminary building elevations of all sides of the pool house depicting the general style, size and exterior construction materials and color schedule.

Please include the number of required/provided parking stalls in the land use table.

Are any trash enclosures being proposed for the pool/clubhouse? If so, please provide details.

Please provide the standards details for the pavement sections, curbs and ADA signage/markings.

Sheet 003 shows the proposed location for 3 monument signs. Please provide details for the proposed signs. Should the applicant want to propose a sign/signs that do not meet fully meet the UDO requirements now is the time to request this. It will save them from having to pack before the Planning Commission.

The streets adjacent to lots 22-31, 69-76 and 178-186 are currently un-named. Please update the plans with street names.

Misc.

Provide a street names for the cul de sac north of NW O'Brien and the section of road between NW O'Brien and NW Ambersham. Also provide a street names for the cul de sacs off of NW Shamrock in Phase 1 and the cul de sac off of Ashurst Dr.