Lee's Summit

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 #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 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.

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 #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 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 any final plans.

Downstream improvements to the sanitary sewer shall be required. The applicant shall work with the City in terms of paying for these downstream improvements or constructing these improvements, as directed by Water Utilities.

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- There shall be adequate fire flow for the structures being built. Work with Water Utilities to confirm adequate fire flow.

Miscellaneous Correction

The north/south portion of Colton Drive should have a different suffix from the east/west portion of Coltons Drive, with a name break at Karens Drive.

Please review the study for completion and format as defined in the City's Access Management Code.

No turn lane assessment was completed. Hook will be a major arterial. Left turn lanes will be required at every intersection. Location and length should be studied and recommended within the study.

A Unimproved Road Policy section should be included and separate from the future traffic considerations. Additionally, Thompson Drive should be constructed with two 12-foot wide lanes and 6-foot wide paved shoulders, meeting the interim road standard. Discussion in this section should explain why this cross-section is acceptable (e.g. projected volume and when the road will be required to be built to a full urban standard - 80%, 11,000 vpd,etc.).

The section looking at the City's TFMP does not include any evaluation of Hook Road.

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- There shall be adequate fire flow for the structures being built. Work with Water Utilities to confirm adequate fire flow.

Miscellaneous Correction

The north/south portion of Colton Drive should have a different suffix from the east/west portion of Coltons Drive, with a name break at Karens Drive.

TIS: Please include a section within the report analyzing Access Management Compliance. Including assessment of; access spacing, throat length, and turn lanes. (LOS calcs should be updated with the inclusion of any additional turn lanes.)

TIS: Please include an assessment of compliance with the City’s Thoroughfare and Greenway Master Plans. Per the TFMP, Doc Henry is planned to extend and connect to Hook at the subject property. The current plan does not accommodate this plan. A acceptable alternative should be discussed within this section. Additionally, a 10’ shared-use path should be planned along Hook to comply with the GWMP (confirm 100’ of R/W is adequate for 4 lanes, appropriate sidewalk/shared-use paths and any medians, if required).

Please see comment #1 in the previous applicant letter. A waiver for the peripheral drainage area at P-3 was missing from the submittal package. Instead, the waiver appeared to be a Comprehensive Plan Amendment, not a waiver. Please submit the waiver request.

Please be aware this is not a final review of the design. Other aspects of the design, such as rear-yard field inlets and underground routing of stormwater will be examined during the final design stage of the project.

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- There shall be adequate fire flow for the structures being built. Work with Water Utilities to confirm adequate fire flow.

Miscellaneous Correction

The north/south portion of Colton Drive should have a different suffix from the east/west portion of Coltons Drive, with a name break at Karens Drive.

A waiver for the peripheral drainage area at P-3 appeared to be missing from the submittal package. Please contact me for the template, and it will be forwarded to you. Ensure the template form is properly completed, along with a signed and sealed summary of the proposed waiver request (i.e., not the complete stormwater report, although the summary may reference the stormwater report), along with an exhibit(s) showing the requested waiver.

The Phasing Plan shown on Sheet 1 of 5 of the Preliminary Plat should include a list of traffic improvements to be completed along with each phase. It should also include a list of water line improvements to be made during the 1st phase. In terms of downstream sanitary sewer improvements, the phasing plan on this sheet should include these improvements as being required during the 1st phase of the project, with final determination to be made at a later date.

Dowstream sanitary sewer improvements shall follow the recommendations by Water Utilities. Alternatives were presented to you in the form of an email dated Jul. 11, 2022 from Jeff Thorn, Deputy Director of Water Utilities. The timing for these downstream improvements shall be determined at a later date, but it should be assumed the first phase of the project will trigger the downstream improvements.

Water line connection points shall follow the guidelines established by the email dated Jul. 11, 2022 from Jeff Thorn, Deputy Director of Water Utilities. This letter included a pdf markup of the Rezoning Map dated May 26, 2022, with an alternative to loop back to an "emergency interconnect" with District 12 water located near the southeast portion of the project. If this "emergency interconnect" cannot be made, or if conditions do not allow for this connection to be made, the water line shall be looped along the Hook Rd. extension to the west with a 12 inch line shall be required. This extension, if required, shall be made along the entire length of the Hook Rd. extension and shall be extended to the major distribution main along the east side of M-291.

The timing of the water line loop construction discussed in the above comment shall be at project initiation (i.e., the first phase of the project).

Please be aware this is not a final review of the engineering drawings included with the submittal package.

The Traffic Study/Memo submitted is incomplete. A study should be prepared in accordance with the City’s Access Management Code for the proposed development. Some additional analysis should be included (trip distribution, intersection analysis/LOS, section on compliance with the City’s Unimproved Road Policy, recently installed signals north, etc.). While improvements are included in the conclusion/recommendation section, justification for these should be included with the report.

PROJECT SUMMARY TABLE (Sheets 1 and 5). - Under the "Minimum Lot Size and Width" line item on Sheet 1, list the minimum lot size for the duplex lots as 8,000 sq. ft. The RP-3 zoning district requires a minimum 4,000 sq. ft. lot size per dwelling unit, so a duplex (composed of two dwellings in said structure) requires a minimum 8,000 sq. ft. lot size. It appears that the lot size for each duplex lot well exceeds 8,000 sq. ft., but please confirm that this is the case. - On the "Minimum Lot Size" line item on Sheet 5, similarly break out the minimum lot size standard of 4,000 sq. ft. for single-family and the 8,000 sq. ft. minimum lot size for the duplex lots.

LOT SIZE SUMMARY TABLE (Sheet 1). For the "Minimum Lot Size" line item, break out and identify the minimum proposed lot size for the single-family lots and the minimum proposed lot size for the duplex lots.

BUILDING AREA/LIVABLE AREA (Sheets 1 and 5). Please clarify the difference between the "Minimum Livable Floor Area" line item on Sheet 1 (under Project Summary) that lists 1,100 sq. ft. and the "Proposed Buildings" information provided on Sheet 5 listing 2,010 sq. ft. for single-family and 2,925 sq. ft. for duplexes. Is the former figure on Sheet 1 only referring to finished sq. ft., whereas the figures on Sheet 5 refer to gross square footage (both finished and unfinished)?

SWIMMING POOL/CLUBHOUSE AREA. - Please note that in addition to the minimum street tree, street shrub, parking lot landscape screening and open yard tree and shrub requirements, UDO Section 6.510 requires a medium-impact landscape buffer along any property line shared with a residence. So a medium-impact landscape buffer shall be required along Lots 99-102, 122, 123 and 164. -

BUILDING ELEVATIONS. - Label the exterior materials and proposed colors for the pool clubhouse. - Label the exterior materials and proposed colors for the single-family residences. - Label the proposed exterior colors for the duplexes.

GENERAL NOTES. - Add a note to the plans stating that pavement design for the clubhouse/pool parking lot shall meet the standards of UDO Section 8.620. - Add a note to the plans stating that clubhouse and swimming pool area shall meet the lighting requirements UDO Article 8, and that the pool area shall meet the lighting requirements of UDO Section 6.510.

STREET NAME CHANGE. If the proposed development is approved, a street name change application shall be required to change the street name suffix from Road to Court for the future cul-de-sac. This comment is for informational purposes and requires no action at this time.

STREET NAMES. - For addressing purposes, the suffix for the north-south segment of the proposed Bennet Lane shall be changed to differentiate it from the east-west segment of Bennet Lane. - For addressing purposes, the proposed Coltons Drive has a natural break between the north-south and east-west segments at the intersection with Karens Drive. Coltons Drive shall only be use for one of the segments. A different name shall be provided for the remaining segment.

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- There shall be adequate fire flow for the structures being built. Work with Water Utilities to confirm adequate fire flow.

Miscellaneous Correction

The north/south portion of Colton Drive should have a different suffix from the east/west portion of Coltons Drive, with a name break at Karens Drive.

The report entitled "Preliminary Stormwater Management Study" dated May 27, 2022 (hereinafter referred to as "the stormwater report") contains issues discussed below.

The stormwater report states on page 3 the site lies within Zone X with minimal flood hazard. We do not agree, as there is a FEMA floodplain shown to the north and the southwest of the site.

Floodplain delineation shall be shown on the Preliminary Development Plan on at least one (1) of the sheets, and shall be discussed within the stormwater report. This was missing on the Preliminary Development Plan and the report. Please evaluate and update.

Stream buffer was missing along the FEMA floodplains to the north and south. Please see Design and Construction Manual for the distance from the ordinary high water mark to be set aside as a stream buffer, and show on the plan view. The stream buffer is based on drainage area. It appears at least two (2) stream buffers will affect the north part of the development, and one (1) stream buffer may affect a portion of the south side of the development. Please evaluate and show on the plan.

The stormwater report proposes a curve number of 82 for the post-developed condition. It would appear 83 might be a better value for the conditions shown, based on quarter acre lot sizes. It should be noted some lots are less than a quarter acre, so the tendency to use a higher number might be justified. Please evaluate and revise as necessary.

A concept plan shall be provided showing the off-site water main plan to the west and the north.

A concept plan shall be provided with a topographic survey for the Hook Rd. extension to the west.

A downstream sanitary analysis is being performed by Water Utilities. Please be aware downstream improvements may be required based on the results of the analysis.

The stormwater study states on Page 3 flood insurance is not required. This is not entirely correct. The lending institution is responsible for this determination, not the engineer. Please revise.

Table IV.3 in the stormwater report presents the results of the calculated allowable versus the proposed peak flows for POI P-1 and P-2. Both points of interest (POIs) exceed the allowable for at least one of the storm events. The City will not support a waiver to the allowables for the POI P-1 or P-2. Please evaluate and provide a re-design.

The stormwater report proposes several waivers to the allowable release rate for POI P-4, P-5, and P-6. It does not appear a waiver is required for these areas because the improvements are linear in nature (i.e., roads), and no other development is occurring. Please revise the stormwater report to remove these waiver requests, or simply discuss at your discretion.

The City would consider a waiver at POI P-3. This appears to be a "peripheral drainage area" issue related to pre-versus-post developed grading. Recommend obtaining the waiver prior to Planning Commission.

A Final Stormwater Report shall be required when final engineering plans have been submitted. An additional review of the report shall be conducted at that time.

A separate grading plan is required for the on-site grading, and a concept grading plan for the off-site grading in relation to the traffic improvements to Hook Rd. to the west.

A separate utility plan is required for all on-site utilities. This is in addition to the concept plan for off-site utilities discussed elsewhere within this applicant letter.

Sanitary sewer manholes shall be placed under pavement, in either driving aisle and centered within said driving aisle outside of the wheel track. Please revise.

An evaluation of sanitary sewer depths shall be performed to ensure there are adequate easements widths for the sanitary sewer (i.e., twice the flowline depth of the sanitary sewer), and to ensure the maximum depth of 20 feet is not exceeded.

Application was incomplete due to the lack of the preliminary plans discussed elsewhere within this applicant letter. Further review shall be required on rebsubmittal on a ten (10) day basis rather than the normal five (5) day basis.

Water mains are shown crossing the street where it is unneccessary to cross the street. This shall be discussed at the applicant meeting.

Hydraulic modeling was completed of the sanitary sewer infrastructure downstream for the two proposed connection points for the Colton’s Crossing development based upon the Preliminary Plat. Modeling results indicate that downstream improvements will be required to offset the impacts of the proposed development. This shall be discussed further at the applicant meeting.

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.

Miscellaneous Correction

Jacob Drive is already used in another part of the city. Action required- Select a different name.

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- There shall be adequate fire flow for the structures being built. Work with Water Utilities to confirm adequate fire flow.

Misc.

Is there a phasing plan?

Access Restriction. Add a note to all lots with frontage along SW Hook Rd stating that they shall not be allowed driveway access onto said street.

Geotechnical Report. Add a note to Lots 127 and 128 indicating that a geotechnical report shall be required at the time of building permit submittal due to the presence of the pond that is being filled in.

Street Name. “Coltons Crossing Drive” is not an acceptable street name. It exceeds the number of allowable characters, which is limited to 12 (including spaces). Additionally, “Crossing” is on the list of street name suffixes (e.g. Street, Lane, etc.) for the City and as such is not allowed to be a part of the actual street name.

Adjacent Development. Label the uses, not just the zoning, of the surrounding properties.

Rezoning Map. Please show the current Ag zoning for the area you are developing. Also add the overall square footage of the property being rezoned.

Legal Description. Please upload a legal description in a Microsoft word format.

Single family elevations. As a proposed planned zoning district, elevations for all proposed buildings (including single-family homes) are required to be submitted. Please upload single family elevations.

Oil and gas wells. Please state whether or not there are active, inactive, or capped wells within the are on the plat. Refer to DNR Well Database and reference the site.

Existing vegetation. Please show the cloud line for the existing vegetation in the legend.

Monument signs. Will there be any monument signs?

Sidewalks. Please show sidewalks on both sides in the duplex areas. Refer to UDO SEC 7.280. Sidewalks shall also be shown along both sides of SW Hook Rd.

A Comp Plan Amendment application is needed. Please submit a Comp Plan Amendment, the Ignite plan shows Residential 1 for this area. The proposed use falls under a Residential 2 designation.)

Building setbacks. Regarding the building setbacks listed on Sheet 1, are you wanting to go with the larger side and rear yard setbacks on the duplex lots? The duplex standard is 5’ and 20’ for the sides and rear, respectively. You are citing the “multi-family” standard, which is only required for 3-plex and above.

•Project Summary Table. oRevise the listed building types to read Single-family House and Duplex. The UDO only considers tri-plex and above as “multi-family”, which are subject to different and more restrictive standards. oProvide a breakdown of the total number of lots by single-family and duplex lots. oList the total number of dwelling units for the development.

Club house and pool area. Please show elevations for the club house and pool area. Also need to show the required landscape screening refer to UDO Division III Landscaping, Buffer, and tree protection requirments. Need to show ADA parking and the dimensions for the parking signs. Need to show the required and provided parking spaces. Are you planning on having any lighting around the pool, if so please refere to sec 6.510 in the UDO. Are you planning on having any lighting around the parking lot or on the building, if so please refer to sec 8.250 in the UDO.

Elevation cover sheets. Please change the cover sheet to say Lee's Summit and please change the vicinity map. Please delete the wording stating that this a second phase.

Incomplete submittal. Please include a Traffic Impact Study, per the Access Management Code.