Lee's Summit

The proposed wood on the commercial buildings is not an approved material. Stall will not support this material but would support a synthetic material like Trex.

The rear elevation of the commercial building is lacking in the required architectural projections. The roof line and flat plan of the rear wall need to be broken up.

Due to excessive water main dead end length during phase 2, water line shall be looped in phase 2. This shall require the extension of public roads and storm sewer during phase 2. In particular, from the endpoint in phase 2 on Riley Ln., and proceeding to Heritage St., and then proceeding southwest to the endpoint of Phase 1.

Interior water lines, storm lines, and sanitary sewer lines shown within phase 3 may be considered private. Final determination to be made during the Final Development Plan.

Sanitary sewer serving phase 2 and shown to be installed beneath unfinished road bed shall be installed with a finished road, along with water main and storm lines.

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 #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 site development permits or the start of construction (excluding land disturbance permit).

DE C&O #06 Land Disturbance

A Land Disturbance Permit shall be obtained from the City if groundbreaking will take place prior to the issuance of a site development 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 Final Development Plans or engineering plans. A certified copy shall be submitted to the City for verification.

DE C&O #11 Pavement Thickness

Private parking lots shall follow Article 8 of the Unified Development Ordinance for pavement thickness and base requirements.

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.

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.

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. Action required- Provide information on total square footage and construction type for the apartments and retail buildings. Only a 50% reduction in fire flow is allowed for buildings with an automatic sprinkler system.

Miscellaneous Correction

IFC D107.1 One- or two-family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 50 shall be provided with two separate and approved fire apparatus access roads. IFC D106.1Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Action required- The second access required does not meet the intent of: D106.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Action required- The second access on the west side meets the intent of the code, however that portion of the project is a later phase. Provide a dedicated access that will be available for all phases and while the retail portion of the project is being constructed. A gated access is acceptable.

Misc.

Sheet C1.3 seems to be missing the landscaping layer. As presented there is no landscaping on the plan sheet. Please update this to meet the UDO requirements.

Four-sided architecture is required. The rear elevations of the proposed commercial building lack the required architectural breaks to meet the UDO requirements. Both horizontal and vertical breaks are needed.

Phasing Plan: Phase 1 of the plan shows the installation of a sanitary sewer overland. What is the maximum depth of the sanitary sewer along the proposed route? Will future road grading affect the sanitary sewer? Maximum depth from final grade to flowline is 20 feet, so please ensure these depths are not exceeded either for the proposed condition in Phase 1, or subsequent phases.

Phasing Plan: Where is the off-site water main loop requested in the previous applicant letter (comment 10)? As shown, no loop exists. This shall be required to be shown on the plan, even if a conceptual plan subject to future modification. The general intent of this requirement shall be to provide a northerly loop for the water main.

Sheet C2.0: Please refer to comment 16 in the previous applicant letter. The response to comments states the swale continues "off site". According to Sheet C2.0, the swale does not continue off site, but rather, is collected by a field inlet and routed to the northeast detention basin. If this is the case, why is a waiver being requested for detention for detention within this area? Was this area accounted in the stormwater study?

Phasing Plan: It would appear the off-site water main loop shall be required during Phase 2 of the project. Is the intent to acquire an off-site easement from the Summit Mill HOA for the water line loop, or to provide the loop through Brookeplace Substation? It would appear the substation has existing general utility easements on the north and south sides.

Waiver Request: Please see previous comment concerning the need for a waiver. The grading plan shows the rear yard swale terminating at a field inlet, which then is conveyed to the detention basin in the northeast portion of the project. If this is not the case, the plan shall be reconciled to reflect proposed conditions.

Waiver Request: If a waiver is still required, the exhibit and summary report should be revised to include the pre-development drainage area in addition to the post-development drainage area (in graphic format on an additional exhibit or on the same exhibit).

Phase 2 of the phasing plan should include extension of the roadway from the current termination point near the northeast detention basin, to the end of the road on Heritage St. (i.e., at the limits currently shown on the phasing plan). It shall also include the completion of the interior water main loop along the Heritage/Riley right of way.

Heritage St. should be extended to the east property line during Phase 2. It is currently showing this extension in Phase 3.

Phase 2 shows the completion of a detention basin in the northeast corner of the project. Stormwater runoff, however, will continue from the southwest "undetained". Did the stormwater report account for undetained stormwater runoff from the southwest? It does not appear to be the case. It is possible the detention basin shown within Phase 3 may need to be constructed during Phase 2. Please reconcile.

Sanitary sewer line in the northeast is too close to the townhomes. A minimum distance of 15 feet is required, as measured from the outside of the sanitary sewer, to the furthest point on the outside of the building (typically overhangs). Only 8 feet was provided.

Please see comment 4 within the previous applicant letter. Sizing of the connection points is particularly critical at the water line connection point on Blue Pkwy. We are showing a 12 inch connection, but the line reduces to a 6 inch just a few feet beyond this 12 inch line line. It is possible an extension is required to the 16 inch line existing on the southern roundabout at Blackwell.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required- Parking will only be allowed on one side of the street in front of the townhomes. Show areas to be posted.

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 2012 International Fire Code.

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. Action required- Show the location of the FDC's on the retail and apartment buildings along with the accessible fire hydrant within 100 feet.

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. Action required- Provide information on total square footage and construction type for the apartment and retail buildings. Only a 50% reduction in fire flow is allowed for buildings with an automatic sprinkler system.

Miscellaneous Correction

IFC D107.1 One- or two-family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 50 shall be provided with two separate and approved fire apparatus access roads. IFC D106.1Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Action required- The second access required does not meet the intent of: D106.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Provide a second access from the west side of the retail center.

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. Action required- Provide a hydrant plan.

Misc.

Steet names- Highland is already used in another part of the city.

Miscellaneous Correction

All private streets fronting the townhomes shall be 28 feet wide with parking on one side only.

Information only; the requested CP-1 will limit they type of commercial uses that will be permitted for future occupants. Most notably a dine in or drive through restaurant use is not permitted in the requested zoning district. If you wish for this type of use, the CP-2 zoning district would be more appropriate. Additionally, please also note that the UDO has reduced allowances for tenant signage in the CP-1 zoning district.

Please provide a legal description of the project in a selectable format that can be inserted into a word document.

Please provide a vicinity map with north arrow indicating the location of the property within the City.

Please add the following information to rezoning map; 1. Legal Description 2. Existing and proposed zoning districts of the property to be rezoned. 3. Zoning, land use, and ownership of all parcels within 300 feet of the property to be rezoned.

If this will be a phased project please provide a phasing plan.

Please provide the name, location, width, radii, centerline, and grade of proposed streets and alleys, both public and private.

Maximum block length in residential areas shall be based on land use and zoning district, for the RP-3 district it is 800’. The section of road in the north east corner of the project appears to be close to the maximum length. If it is over the maximum block length you will need to seek a modification for it.

On local and access streets in residential areas, sidewalks shall be constructed on one side of the street if the single-family density is 1.5 to 4.0 dwelling units per gross acre excluding common area and on both sides of the street if the density is over 4.0 dwelling units per gross acre. Duplex and multi-family development shall require sidewalks on both sides of the street. On all other streets (including, but not limited to, major and minor arterials, industrial and commercial collectors, and residential collectors), sidewalks shall be required on both sides of the street. Please provide the location and width of proposed sidewalks and public walkways.

Please label the dimensions of the proposed accessible spaces.

Please provide information on the proposed exterior lighting, including parking lot lights and wall-mounted fixtures, including fixture type, location, height and intensity. Manufacturer’s specification sheets shall be submitted.

For the commercial building, please provide preliminary building elevations of all sides depicting the general style, size and exterior construction materials and color schedule of the building proposed. If this information is not supplied at during this PDP a separate PDP will be required for development of the commercial lot.

For all residential buildings (single family, 4-plex and apartment) please label the proposed building materials. Please label the proposed building material for the dumpster enclosures and garages as well.

In the site data table on sheet C1.4 please label the proposed FAR.

Please provide a narrative statement that explains the need for and justifications for all modifications of the applicable zoning district regulations that you are requesting. Its staff’s recommendation that you limit the modification request to only what is needed. Example: on sheet C1.4 you are requesting a 15ft parking lot setback from the ROW in lieu of the 20’ required. I only see 1 location that you are not meeting the required setback by less then 1’. In the instance staff would only support a 1’ modification and as the requested 5’ is not needed.

Below is the list of modification requested. Please let me know if I have missed anything. 1. Landscaping a. Reduce the caliper of the shade trees from 3 inches to 2.5 inches for the buffer screening area. b. Reduce the height of the evergreen trees from 8 feet to 6 feet. c. Reduce the caliper of the ornamental trees from 3" to 2". 2. Parking lot setback from the ROW. 3. RP-1 district a. Density modification: 4 du/ac - 6.26 du/ac b. Min lot size: 6,600 sf - 4,000 sf c. Min lot width: 60 ft - 40 ft

A low impact buffer is required along the full length of the north property line and the west property line where the proposed RP-1 district abuts the R-1 district.

A medium landscaping buffer is required where the CP-1 district abuts the RP-1 district, along the north property line of the CP-1 lot.

A medium landscaping buffer is required where the RP-4 district abuts the RP-3 and CP-1 districts.

Landscape buffers are required to be placed along the property lines. It appears that you are proposing buffers that are inset from the property lines due to interference with existing UE’s. This will require a modification (staff supported). Please include this with the other requested modifications.

All signs must comply with the sign requirements as outlined in the sign section of the ordinance. If you need a deviation for a sign you may seek it now as a modification during this approval process.

Waiver request shall be submitted with the standard cover sheet template, and a summary report attached and referenced to the template form. This template shall be forwarded separately.

Waiver request discusses "release point 2". The summary report does not show the location of "release point 2". In addition, there were no measureable quantities provided when discussing the pre-versus post development drainage areas, or the pre versus post development peak flow rates. The summary report attached to the template should discuss these measurable quantities, and should also show release point 2. It may also be beneficial to discuss the proposed swale to be constructed in the rear of the yards which should help alleviate any potential negative impacts to adjacent properties.

The City no longer allows the Type B ramp shown on standard detail GEN-3A, unless it is serving the intersection of two (2) sidewalks and two (2) separate street crossings. The majority of the ADA-accessible ramps for this project only show one (1) street crossing when two (2) ramps intersect, so the Type B ramp proposed on the drawings will need to be revised. An example can be supplied if necessary, and it will only be necessary to show the conceptual geometry of the ramp on the Preliminary Development Plan.

A separate utility plan was missing from the Preliminary Development Plan. Please provide a separate utility plan showing City water service and City sanitary sewer service, including all off-site extensions. This plan shall also include all water line connection to existing water mains, sizing of existing water mains, sizing of existing sanitary sewer mains, and sizing of proposed sanitary sewer and water mains. It shall also include notation of whether the line is public or private.

All water lines and sanitary sewer lines within "Apartments Lot 1", "Townhome Lot 1", "Townhome Lot 3", "Townhome Lot 2",and "Retail Lot 1" shall be private. Please show this on the separate utility sheet discussed elsewhere in this comment letter.

What is the phasing for this project? Will all improvements be made simultaneously? This will have a bearing on the utility plans, and infrastructure plans. This shall be discussed at the applicant meeting, and a phasing plan provided unless all improvements are to occur simultaneously.

Off-site sanitary sewer improvements discussed within the separate sanitary sewer memordandum shall be discussed at the applicant meeting. For purposes of a resubmittal, a general concept plan along with preliminary profile views of the off-site sanitary improvements shall be required.

Ensure that public water service and public sanitary sewer service is provided for the property to the south of Blue Pkwy. Public sanitary sewer and water service shall be provided to the plat boundary.

A water line loop may be required to the north or northwest. This will be discussed at the applicant meeting.

There was no graphical representation of the 100 year water surface elevation (100% clogged/zero available storage) shown on the overall site plan or anywhere within the Preliminary Development Plan for any of the detention or retention basins. Please show and label this line within each detention or retention basin, and ensure there is a minimum 20 feet from any building, or property line.

Please show the locations of all sidewalks on the Overall Preliminary Plat, with proposed geometry of the ADA-accessible ramps at each intersection.

Detention basin in the northeast corner of the project does not show any apparent means of discharge without negative impact to adjacent property owners. What are the proposed improvements in this area to convey stormwater discharges from this detention basin? The grading plan on Sheet C2.2 shows what appears to be a storm line extending to the north and ending. This would require an off-site easement from the property owner to the north, and verification any existing storm structure on the adjacent property is capable of managing the 100 year event without surcharging.

Detention basin on the east side of the "Apartments Lot 1" shows no apparent discharge. There were no off-site contours shown on Sheet C2.3 showing how the stormwater discharge will be conveyed to the adjacent property without negative impacts.

Detention basin serving the retail lot in the southwest portion of the project does not show any apparent means of stormwater conveyance from the detention basin.

Grading plan shown on Sheet C2.1 proposes a swale on the west property line. However, the swale ends in the northwest of the project, with no apparent means of stormwater conveyance after the swale abruptly ends.

Please be aware a 3 inch sanitary sewer force main exists along Blue Pkwy. This force main extends the entire length of Blue Pkwy. along the southern boundary of the project.

Make at least one connection to the existing trail on the school property (north). If multiple are desired, the City would accept.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Action required- Parking will only be allowed on one side of the street in front of the townhomes. Show areas to be posted.

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 2012 International Fire Code.

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. Action required- Show the location of the FDC's on the retail and apartment buildings along with the accessible fire hydrant within 100 feet.

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. Action required- Provide information on total square footage and construction type for the apartment and retail buildings. Only a 50% reduction in fire flow is allowed for buildings with an automatic sprinkler system.

Miscellaneous Correction

IFC D107.1 One- or two-family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 50 shall be provided with two separate and approved fire apparatus access roads. IFC D106.1Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Action required- A second remote access is required to the single-familiy, townhome portion of the project.

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. Action required- Provide a hydrant plan.

Misc.

Provide street names.

Miscellaneous Correction

All private streets fronting the townhomes shall be 28 feet wide with parking on one side only.