Lee's Summit

Conditions of Approval recommendation are written in the TIA.

There are 3 modifications required for this application; lot width, rear yard setback and landscaping screen. The RP-3 requires a 50’ min lot (proposed 38’), 20’rear yard setback (proposed 15’) and a low impact screening buffer (proposed none). Please provide a narrative statement that explains the need for these modifications.

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 #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 the approval of any engineering plans or approval of the final plat. 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 #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 #10 Mowing ROW

Upon approval of the proposed rezoning by City Council, the applicant will become responsible to provide the appropriate level of right-of-way maintenance (mowing) during each growing season with the defined area abutting their property as defined and outlined in the City’s Mowing Policy, approved by Council on November 3, 2005.

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.

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.

DE Corps of Engineers

A US Army Corps of Engineers permit shall be obtained prior to issuance of any infrastructure or building permits.

Misc.

Provide street names for review.

Extend the east-west local street that is located immediately south of M-150 Hwy to a dead-end at the west boundary for future extension towards the west. This would also allow Lots 1 & 2 to be fronting the east-west street addressing the MoDOT comment about driveway separation from M-150 Hwy.

Extend the north-south local street adjacent to Tract D to a dead-end at the south property line. This would provide better access to the future east-west collector that borders the property and more lots.

Additional staff review of the traffic study is pending as well as MoDOT comments. Assume turn lane improvements along Pryor Road at Access 2 will be required in compliance with the Access Management Code as well as paved shoulders along Pryor Road from M-150 Highway to Napa Valley Drive based on the Unimproved Road Policy. These improvements are in addition to the improvements recommended in the study and/or by MoDOT.

The RP-3 zoning district makes more sense for this development. In the RP-3 zoning district single family homes are an allowed right but rezoning to this district the modifications for density, lot area and minimum lot width will not be needed.

Please provide a rezoning map showing the following: 1. Boundaries of the property to be rezoned. 2. Legal Description 3. Existing and proposed zoning districts of the property to be rezoned. 4. Zoning, land use, and ownership of all parcels within 185 feet of the property to be rezoned.

Please provide building elevations of all sides depicting the general style, size and exterior construction materials and color schedule of the proposed buildings. In the event of several building types, a minimum of one elevation of each building type is required.

Please provide details/elevations on what type of amenities will be provided, i.e. pool, club house, playground, etc.

Please provide an adjacency compatibility study for single family residential development, pursuant to Section 2.050.

Please show a U/E on all common area tracts consistent with the U/E’s on the adjacent lots.

Please label the dimensions of the parking stalls on Tract B’s amenity area.

Please provide information on all proposed exterior lighting, including parking lot lights and wall-mounted fixtures. Please provide fixture type, location, height and intensity and manufacturer’s specification sheets.

Please provide a narrative statement that explains the need for modification of the applicable zoning district regulations (lot width, front & rear yard setbacks).

Please provide a written plan that demonstrates that all common property will be owned and maintained in accordance with the UDO requirements.

Buffer/screen between developments of differing land uses adjoining one another or separated from one another by only a street or alley shall comply with Table 8.890 Typical buffers. For this project a low impact screening buffer shall be required.

A minimum of one (1) van accessible parking space is required adjacent to the proposed amenity area.

Please provide details for the required ADA parking signs.

Please show a 5’ sidewalk that runs parallel to MO Hwy 150.

Please label the proposed streets with street names. If no names have been identified yet, you may label them “A”, “B”, “C”, etc.

Please continue the northernmost east/west street to the west property line near Lot 4. Please continue the westernmost north/south street to the north property line near lots 44 & 45. Please continue the street adjacent to lots 80-86 to the southern property line near lots 88 & 89.

Tract H and Tract I appear to be one contiguous tract. Please correct the labels as needed.

The landscape islands adjacent to SW Pryor Rd will need to be included in the common areas as tracts. Please update the plans to reflect this.

The "Preliminary Stormwater Drainage Study" dated Oct. 19, 2018 proposes that the City waive several allowable peak discharge rates. In particular, the report proposes a waiver to the allowable release rate for the 1% annual chance event at point of interest B1 by a factor of approximately 50%. The City would not support such a waiver. Point of interest B1 is perhaps the most significant point of interest for this development, and waiving the release rate requirement for the 1% annual chance event does not appear warranted. Addtional waivers are being requested for point of interest A1 and C1. These waviers are briefly discussed on Page 9 of the report, but no specific waiver request is discussed (e.g., which storm event, and justification). It appears from our analysis contained elsewhere in the report that these waivers on point of interest A1 and C1 are located downstream of "fringe" areas. Furthermore, these waivers for points of interest A1 and C1 reduce the post-development peak flow rates for all events to a significant extent (i.e., much greater than the typical margin of error encountered when calculating pre-development peak flow rates). It is for this reason that the City would support such a waiver for these two (2) points of interest. However, a discussion of these waivers should be provided within the body of the report, and the "Conclusions and Recommendations" section of the report.

Please be aware that the proposed alignment of the off-site sanitary sewer will require the acquisition of off-site public sanitary sewer easements. If these easements cannot be obtained, then any alternate alignment of the sanitary sewer other than shown on the concept plan will likely require off-site sanitary sewer upgrades to the downstream system. A separate sanitary sewer study for the new alignment would be required in this instance. The reason for this requirement is that the inclusion of the drainage area intended to drain north, would be included in the drainage area directed to the southeast. The inclusion of this drainage area would take away capacity from adjacent property owners who intend to connect to the Napa Valley sanitary sewer.

Please show the pipe sizes for the water mains within the development. We are anticipating that 8 inch lines would be sufficient for all interior water mains.

Please show the horizontal extent of the maximum water surface elevation for the nominal condition (i.e., outlet structure functioning normally without clogging) within the detention basin. It appears that the 20 foot rule has been violated. The City requires that a 20 foot setback from any building and any property line.

Please show the location of the emergency spillway, or discuss within the report. Will the emergency spillway be combined with the outlet structure? Or will the emergency spillway be a standalone element such as an earthen spillway within the dam?

Sheet L1: The landscape plan is shown with no visual reference to the proposed City-owned utilities (i.e., water and sanitary sewer). Trees cannot be any closer than 5 feet from any water or sanitary sewer line, as measured horizontally from the outside of the pipe, to the outside of the mature tree trunk. Ornamentals and shrubs are exempt from this requirement, on condition that the applicant is aware that any subsequent maintenance work to the City-owned utility will not include the replacement of ornamentals and shrubs.

All off-site easements must be in a form acceptable to the City. Easements must be dedicated prior to approval of any engineering plans.

Are there any United States Army Corps of Engineers (USACE) requirements for this project, or any wetland issues that need to be addressed?

Misc.

Provide street names for review.