| Review Type |
Outcome |
Est. Completion Date |
Completed |
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Engineering Review
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Approved with Conditions
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07/24/2020
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07/24/2020
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Gene Williams, P.E.
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DE C&O #01 Eng Plans – FDP/PDP
Corrective Action Required
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.
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DE C&O #02 Master Drainage Plan
Corrective Action Required
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.
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DE C&O #03 Eng & Insp Fees
Corrective Action Required
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).
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DE C&O #05 As-Graded MDP
Corrective Action Required
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.
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DE C&O #06 Land Disturbance
Corrective Action Required
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.
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DE C&O #07 Easements
Corrective Action Required
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 issuance of a Certificate of Substantial Completion or approval of the final plat. A certified copy shall be submitted to the City for verification.
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DE C&O #08 Changes to MDP
Corrective Action Required
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."
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Corrective Action Required
Off-site sanitary sewer upgrades are required in order to proceed with this project. The sanitary sewer line segment from manhole number 26-192 to 26-174, as well as the sanitary sewer line segment from manhole number 26-174 to 26-173 have been identified as being surcharged by this development, and both segments must be upgraded to a ten (10) inch line.
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DE C&O #10 Mowing ROW
Corrective Action Required
Upon approval of the proposed rezoning from AG to R-1, 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.
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DE C&O #04 Cert FA or Escrow
Corrective Action Required
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 7.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Article 3, Division V, Sections 3.540 and 3.550 and Article 3, Division IV, Section 3.475 of the UDO, respectively.
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Engineering Review
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Corrections
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06/09/2020
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06/09/2020
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Gene Williams, P.E.
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Corrective Action Required
Sanitary sewer capacity will be exceeded downstream of the development within the Woodland Oaks subdivision. The applicant must provide a plan for upgrading the lines to eliminate surcharging of the sanitary sewer lines.
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Traffic Review
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No Comments
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06/09/2020
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06/09/2020
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Michael Park
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Fire Review
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Approved with Conditions
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06/09/2020
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06/05/2020
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Jim Eden
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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.
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Planning Review
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No Comments
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06/09/2020
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06/02/2020
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Victoria Nelson
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Traffic Review
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No Comments
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04/15/2020
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04/15/2020
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Michael Park
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Engineering Review
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Corrections
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04/15/2020
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04/15/2020
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Gene Williams, P.E.
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Corrective Action Required
The southwest detention basin re-design incorporates a bypass channel to manage existing stormwater from Woodland Shores. The bypass channel, however, re-directs stormwater to an area on the off-site property that did not previously carry stormwater in the form of a channel. In fact, it appears the bypass channel will direct significant channel flow to a hillside, with no apparent easement acquistition, grading, or other measure(s) to manage this stormwater flow. While the City is receptive to a bypass channel, sufficient engineering must be performed prior to approval of the Preliminary Development Plan, prior to moving forward with the application. It is likely the lot configuration will need to be adjusted to allow for the construction of the bypass channel.
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Corrective Action Required
Surcharging of the sanitary sewer upstream of the pump station in Woodland Shores subdivision has been identified in the sanitary sewer study prepared by Construction Engineering Services. In addition, sanitary sewer backups have been documented upstream of this pump station. A final sanitary sewer study shall be submitted which identifies the segments to be upgraded, and a Development Agreement shall be executed for the upgrade of these lines.
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Fire Review
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Approved with Conditions
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04/15/2020
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04/10/2020
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Jim Eden
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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.
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Planning Review
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No Comments
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04/15/2020
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04/08/2020
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Victoria Nelson
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Planning Review
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Approved with Conditions
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03/31/2020
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03/31/2020
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Victoria Nelson
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Corrective Action Required
Please scan the elevations and upload them again. The texts on the current one is blurry and hard to make out.
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Engineering Review
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Corrections
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03/31/2020
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03/31/2020
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Gene Williams, P.E.
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Corrective Action Required
Page 8 of the body of the stormwater study states that the goal of southwest detention basin will be to limit the post-developed peak flow rate, to less than or equal to the pre-development peak flow rate. No waivers are requested for this basin, yet the applicant is suggesting that a waiver be granted to the Comprehensive Control Strategy. As discussed in the meeting, we do not support this strategy, nor was a waiver requested for this strategy within the report. In addition, at the meeting it was understood that the applicant would look at alternatives, such as routing the off-site drainage around the basin, or other alternatives. No such alternatives were presented. The City would support the use of the Comprehensive Control Strategy for new development, and the applicant would be able to apply the existing flow rate flowing through the basin as a credit, but we will not support anything other than the Comprehensive Control Strategy for the new development.
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Corrective Action Required
It does not appear that any off-site surveying on the existing off-site detention basin was performed, as we discussed in the meeting. Is this correct? Was the assumption that the construction drawings are correct for the upstream detention basin? As discussed at the meeting, the City does not have as-built Record Drawings for this basin. It is our stance that these features be field-verified.
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Corrective Action Required
It appears the north detention basin is also designed to a pre-development versus post-development standard. As discussed in the meeting, we understood this basin would be designed to comply with the Comprehensive Control Strategy, not pre-versus post development peak runoff.
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Corrective Action Required
It is likely that lot configuration will need to be adjusted, based on the likely possiblity of a larger detention basin than proposed. It is likely that the lot numbers will decrease based on this assumption.
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Corrective Action Required
The PDP was sent one page at a time, rather than as a multi-page pdf. For this application, and all future applications, please submit all plans in multi-page pdf format.
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Traffic Review
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No Comments
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03/31/2020
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03/31/2020
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Michael Park
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Fire Review
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Approved with Conditions
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03/31/2020
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03/26/2020
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Jim Eden
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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.
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Engineering Review
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Corrections
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03/18/2020
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03/18/2020
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Dawn Bell
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Planning Review
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Corrections
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03/18/2020
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03/18/2020
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Victoria Nelson
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Corrective Action Required
Will the development be phased? If so, show the phasing on the plans.
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Corrective Action Required
Please clarify the boundary of the existing ROW along NE Blackwell Pkwy.
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Corrective Action Required
On the southeast corner next to Lot 1 there appears to be a small tract. Label the tract, dimension the property lines and label the property line bearings.
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Corrective Action Required
On the plans you have labeled W/E, this is not labeled in the legend.
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Corrective Action Required
Woodland Oaks Dr. and Woodland Oaks Cir names are too long. The names can be at a maximum of 12 characters (including spaces between words, but not including the strete type suffix).
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Corrective Action Required
The plat boundary first paragraph description has a lot of typos and misspellings.
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Corrective Action Required
Label and show the location, massing and pattern of the existing wooded areas on the plan sheets.
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Corrective Action Required
A modification is required to allow the development’s proposed number of cul-de-sac lots. The UDO allows a maximum of 10%.
A modification is required to allow cul-de-sacs over 500’ in length. NE Woodland Oaks Cir is over 600’ in length.
A written narrative shall be submitted that provides justification for the two modification requests. The UDO makes an allowance for a cul-de-sac length up to 1,000 feet if clear and convincing evidence is provided that certain conditions exist. See section 7.270.B.4 to see conditions that must be addressed.
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Corrective Action Required
BUILDING ELEVATIONS. Building elevations shall be provided for the development's proposed homes. Elevations labeling the proposed exterior materials and color palette shall be provided for all four sides of the homes.
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Corrective Action Required
LINEWORK.
- Label the unidentified dashed line 15' in from the west plat boundary.
- Label the unidentified dashed lines on either side of the solid line that appears to the be east boundary of Lot 1, one of which continues north through Lots 39-42.
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Corrective Action Required
EASEMENTS.
- It appears that utility easements are required to be dedicated on Tract B for the sanitary sewer lines.
- The label across Lots 40 and 41 indicate a 30' B/L and 30' U/E. However, it appears that the dashed line that scales at 30' should only be a B/L. There is a separate dashed line scaling at 20' continuing around the bulb and south to Lot 42 that should serve as the only U/E.
- Dash in the 10' W/E along the south boundary of Lot 31.
- Label and dimension the easements between: Lots 8/9; Lots 11/12; Lots 16/17; and Lots 37/38.
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Corrective Action Required
SIGNAGE. Is any subdivision entrance monumentation proposed? If so, show the location and a dimensioned sign detail for review. Should any signage be proposed within the public ROW, the City's Public Works Department will review to determine if they will allow such signage within the ROW. Private signage within the public ROW is subject to a license agreement and minimum insurance requirements.
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Corrective Action Required
PROPERTY LINE DIMENSIONS.
- Label the full front and rear property line dimension information for Lot 1.
- Lot 27 doesn't meet the minimum 38.59' arc distance at the front property line.
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Traffic Review
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Corrections
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04/22/2020
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03/13/2020
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Michael Park
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Corrective Action Required
The street name "Woodland Oaks Drive" does not comply with the Street Name Policy; the number of characters exceeds maximum allowed and is too long to fit on standard street name sign.
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Fire Review
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Approved with Conditions
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03/18/2020
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03/10/2020
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Jim Eden
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Misc.
Street names need to be changed or added:
Provide another street name for Gull Wing Ct. It is too similar to an existing street.
Lashbrook Drive is labeled incorrectly. Provide names for north the and northwest cul-de-sacs. Lashbrook Ct already exists to the south.
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Code Statement
Corrective Action Required
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.
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Engineering Review
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Corrections
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10/10/2019
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10/15/2019
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Gene Williams, P.E.
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Corrective Action Required
The "Preliminary Storm Water Report" dated Sep. 11, 2019 (hereinafter referred to as the stormwater report) does not discuss the methodology used to size the basin. It appears the outdated standard of "pre-development versus post-development" was utilized. The City of Lee's Summit has adopted the Comprehensive Control Strategy discussed in Section 5600 of the Design and Construction Manual.
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Corrective Action Required
The stormwater report does not discuss the emergency spillway location, whether the primary outlet works will be combined with the emergency spillway, or whether the emergency spillway will be a separate component such as an earthen weir. Freeboard requirements were not discussed for the nominal 100 year water surface elevation in relation to the emergency spillway crest elevation and adjacent property lines, nor the 100% clogged/zero available storage freeboard in relation to the top of the dam and adjacent property lines.
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Corrective Action Required
Two (2) detention basins are discussed within the body of the stormwater report, appendices of the stormwater report, but only one (1) is shown on the actual Preliminary Development Plan.
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Corrective Action Required
The majority of existing contour elevations are missing elevations call-outs, making it impossible to review.
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Corrective Action Required
The drainage area shown on the Preliminary Drainage Map is not correct in terms of the drainage area to the southwest detention basin. We are showing a much greater drainage area than shown. It is worth mentioning that a 42 inch pipe discharges immediately upstream of the southwest detention basin, and it is unclear how this drainage will be managed. Please be aware that we will not support routing this drainage around the basin, since this would likely impact adjacent property owners within Woodland Shores subdivision.
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Corrective Action Required
The incoming hydrograph to the southwest detention basin (i.e., described as the west basin in the report) appears to be in error. There appears to be considerably more drainage area than shown.
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Corrective Action Required
The existing condition drainage area map was missing the points of interest (POIs), where sheet flow converges to concentrated flow condition. According to our review of the LIDAR data from GIS, there would appear to be a minimum of five (5) points of interest for the existing condition.
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Corrective Action Required
The report or appendix did not include a post-developed drainage area map, with the aforementioned POIs, or any additional POIs to be evaluated after re-grading of the site.
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Corrective Action Required
Without the aforementioned POIs, how were allowables calculated? Standard procedure is to determine the drainage area to a particular POI, including any off-site (i.e., either upstream or downstream) contributors to the drainage area, followed by the allowable "per acre" drainage area to be assigned to the on-site portion, and adding a credit to the existing peak flow conditions for the off-site portions. None of these procedures appear to have been followed.
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Corrective Action Required
Pond setup sheets (i.e., showing the sizing of the orifices, weirs, and associated elevations, etc.) were not included within the body of the stormwater report, or the appendices.
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Corrective Action Required
It appears the maximum water surface elevation within the southwest basin (listed as the west basin in the report) is too close to the south property line near Woodland Shores subdivision. A minimum of 20 feet is required between the maximum water surface elevation, and any property line. Finally, the same issue appears evident for the north central detention basin.
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Corrective Action Required
A grading plan was missing from the Preliminary Development Plan, or the stormwater report. Without this information, the application is impossible to review.
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Corrective Action Required
The aforementioned grading plan must make sense from the standpoint of showing how proposed contours will "tie-into" existing contours. As shown on the Landscape Plan, only the existing contours are shown, with what appears to be proposed contours for the north central detention basin. These contours do not make sense, nor are the elevations labeled. The landscape plan shows no such information for the southwest detention basin, only a vague outline.
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Corrective Action Required
It is our opinion that the southwest detention basin will not have sufficient area and volume to meet the design criteria listed in the Design and Construction Manual. Incoming drainage upstream of Woodland Oaks (i.e., from Woodland Shores to the south) contains a very significant amount of stormwater, and the alloted space for this new detention basin does not appear sized correctly to manage the off-site flows from Woodland Shores.
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Corrective Action Required
The body of the report, including the cover sheet, contains numerous mispellings, sentences that do not make sense, and lack of a clear methodology and a clear sense of what is being proposed. For instance, within the "West side detention" section of the report, it states "...the designed pond satisfies the release requirement without using the extended detention area for standard detention". What does this mean? Also, an "8 inch orifice at elevation 913, and a 24 inch orifice at 916.3" are discussed, but we doubt this combination will meet the City of Lee's Summit design standards for Comprehensive Control.
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Corrective Action Required
For the reasons listed above, the stormwater report is considered incomplete. Any revisions may include additional comments due to the lack of essential information that is necessary to review the stormwater report. Due to site constraints (i.e., lack of available real estate for placement of detention basins), it will be necessary to complete a detailed study rather than rely on an estimate of the sizing. Without the detailed stormwater report, the final stormwater study may impact lot placement, or possibly eliminate certain lots due to the real estate needed for the detention basins.
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Corrective Action Required
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Traffic Review
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No Comments
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10/10/2019
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10/10/2019
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Michael Park
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Planning Review
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Corrections
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10/10/2019
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10/10/2019
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Hector Soto Jr.
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Corrective Action Required
LEGAL DESCRIPTION. A legal description, including acreage, for the proposed property to be rezoned shall be included on the rezoning map/exhibit.
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Corrective Action Required
SITE DATA TABLE. Provide a table on the preliminary development plan or preliminary plat sheet that includes the following information:
- Total Land Area (in sq. ft. and acres);
- Number of Lots;
- Number of Common Area Tracts;
- Density
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Corrective Action Required
SINGLE-FAMILY COMPATIBILITY. Submit a completed Single-family Residential Compatibility form that compares the proposed development to the abutting Woodland Shores subdivision.
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Corrective Action Required
PHASING. Will the development be phased? If so, show the phasing on the plans.
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Corrective Action Required
BUILDING ELEVATIONS. Building elevations for the homes are required to be submitted as part of a preliminary development plan application. Elevations shall be submitted for all four sides of the homes, shall label all proposed exterior building materials and colors.
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Corrective Action Required
STREET TREES. Any landscape proposed within the public right-of-way requires Public Works approval and entering into a license agreement with the City.
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Corrective Action Required
LOT SIZES.
- Label the lot sizes for Lots 3-13.
- Lot 6 has either a stray or incorrect lot size label of 6.89 acres.
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Corrective Action Required
COMMON AREA TRACT. Label the tract at the southwest site corner as Tract B. Include Tract B in Note #3 on the preliminary plat sheet assigning ownership and maintenance to the Woodland Oaks HOA.
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Corrective Action Required
EASEMENTS. Show all proposed easements on all lots as necessary. At a minimum, there are missing easements along Lots 38/39 and Lots 35/36 for stormwater lines.
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Corrective Action Required
RIGHT-OF-WAY. Label all proposed ROW widths, as well as the existing ROW widths for NE Colbern Rd and NE Blackwell Pkwy.
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Corrective Action Required
STREETS.
- The segment of Lashbrook adjacent to Lots 1 and 41 shall continue the existing NE Lashbrook Dr name. The cul-de-sac segment containing Lots 17-25 shall be named NE Lashbrook Ct.
- Label the cul-de-sac contaning Lots 25-41 NE Gull Wing Cir.
- Provide the curve radius and length information for both NE Gull Wing Ct and Cir.
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Corrective Action Required
LOT DIMENSIONS.
- Provide the missing front property line dimensions for Lots 4-13.
- Provide the missing north lot line dimension for Tract A.
- Provide the missing south and west lot line dimensions for Tract B.
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Corrective Action Required
EXISTING LOT CONDITIONS. Label and show the location, massing and pattern of the existing wooded areas on the plan sheets.
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Corrective Action Required
MISCELLANEOUS. What does the bold line running parallel to the ROW on Lots 34-41 signify? The line appears on the PDP landscape plan and preliminary plat drawings.
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Corrective Action Required
MODIFICATIONS.
- A modification is required to allow 100% of the development's lots be cul-de-sac lots. The UDO allows a maximum of 10%.
- A modification is required to allow cul-de-sacs over 500' in length. Both NE Gull Wing Ct and Cir are over 600' in length.
- A written narrative shall be submitted that provides justification for the two modification requests. The UDO makes an allowance for a cul-de-sac length up to 1,000 feet if clear and convincing evidence is provided that certain conditions exist. See Section 7.270.B.4 to see the conditions that must be addressed.
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Fire Review
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Corrections
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10/10/2019
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10/02/2019
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Jim Eden
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Misc.
Street names need to be changed or added:
Provide another street name for Gull Wing Ct. It is too similar to an existing street.
Lashbrook Drive is labeled incorrectly. Provide names for north the and northwest cul-de-sacs. Lashbrook Ct already exists to the south.
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Corrective Action Required
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