Lee's Summit

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.

VACATION OF EASEMENT. Staff cannot issue any building permit for the proposed subdivision improvements until such time as the easement is vacated by City Council.

DE Engineers Estimate

The Engineer’s Estimate of Probable Construction Costs has been accepted for this project, and the Engineering Plan Review and Inspection Fee (which is calculated as 3% of the total infrastructure cost plus a sanitary sewer impact fee, and the water tap and meter setup fee have been included. These must be paid prior to the issuance of an infrastructure permit and/or the final processing of a building permit. $22,226.82

DE Contact Field Eng. Inspector

Prior to the commencement of any construction activities, the Contractor shall contact Field Engineering Inspections at (816) 969-1200 to coordinate a meeting with the assigned Field Engineering Inspector.

DE Future Repair Work

Please be aware that any future repair work to public infrastructure (e.g., water main repair, sanitary sewer repair, storm sewer repair, etc.) within public easements will not necessarily include the repair of pavement, curbing, landscaping, or other private improvements which are located within the easement.

Miscellaneous Correction

Pool and poolhouse designs are not part of this review. A separate building permit application shall be submitted for the pool and structures.

Miscellaneous Correction

ICC A117.1-2009 Section 404.2.3.2 Swinging Doors. Swinging doors shall have maneuvering clearances complying with Table 404.2.3.2. Action required: Provide landing at entry gate with compliant accessibility clearances. 8/30/22 - Landings must be at least 36" deep and as wide as the gate. 11/11/22 - Landing dimensions still non-compliant.

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.

DE Engineers Estimate

An itemized and sealed Engineer’s Estimate of Probable Construction Costs shall be submitted for the sitework. Please see previous applicant letter for required items to include within the estimate. The Engineering Plan Review and Inspection Fee shall be calculated after an estimate has been reviewed and accepted by the City.

DE Contact Field Eng. Inspector

Prior to the commencement of any construction activities, the Contractor shall contact Field Engineering Inspections at (816) 969-1200 to coordinate a preconstruction meeting / conference with the assigned Field Engineering Inspector.

DE Future Repair Work

Please be aware that any future repair work to public infrastructure (e.g., water main repair, sanitary sewer repair, storm sewer repair, etc.) within public easements will not necessarily include the repair of pavement, curbing, landscaping, or other private improvements which are located within the easement.

EASEMENTS. According to the plat, all of the subject Tract C on which the pool sits was dedicated as a blanket utility easement (U/E), drainage easement (D/E) and landscape easement (L/E). The City's encroachment policy does not allow for a variety of structures, including swimming pools and buildings, to be constructed within a general utility easement or drainage easement. Because the entire tract was dedicated as a blanket easement of both types, neither the pool or poolhouse can be constructed within said easement boundaries (i.e. anywhere on the tract). It may or may not be possible to vacate the blanket easements and re-dedicate them with more narrowly defined boundaries that may allow for the proposed improvements to be constructed. No building permits shall be issued for the proposed improvements until the easement conflict is resolved under separate application.

LIGHTING. Parking lot pole light fixtures in residential zoning districts shall not exceed a height of 15' above finished grade. The plan (Sheet C5.0) indicates the the parking lot fixture will have a height of 20'. Revise the height to no more than 15'. - Provide manufacturer specifications of all exterior light fixtures for review. This comment was previously made but not addressed on the resubmittal.

FLOODPLAIN DEVELOPMENT. A question was previously asked by the engineer as to whether the site of the proposed improvements must be broken out as a separate parcel from the floodplain. The City's floodplain overlay district regulations do not require the proposed improvements to be on a separate lot as the floodplain boundaries.

Please refer to the previous applicant letter. The water meter shall be within right of way or an easement, and shall not be installed within pavement. The location of the meter is shown within the parking lot (i.e., pavement), which is not allowed. Please move the location of the water meter so no portion is within pavement. In addition, please ensure it is located within an easement.

Please see previous applicant letter. A note is called out on Sheet C3.4 (i.e., Note 1). Copper line is required from the main to the meter, and copper line is required a minimum of 10 feet from the meter towards the structure to be served. The note contradicts this requirement. Please revise, and ensure the note matches what is shown on the standard detail for water meter installation.

Please see previous applicant letter. Note 2 on the same sheet as above is incorrect in that the City of Lee's Summit is the authority on the water main, not Missouri American Water. Please revise.

Please see previous applicant letter. Pavement section shown on Sheet C4.1 does not meet the minimum design standards specified in the Unified Development Ordinance (UDO). It appears no chemically-stabilized subgrade or geogrid was specified. Please see previous applicant letter comment #6 for details.

An itemized and sealed Engineer's Estimate of Probable Construction Costs should accompany your final submittal drawings. Please include all items necessary to complete the sitework, including the following items: 1) pavement, 2) curb and gutter, 3) subgrade, including the area one (1) foot beyond the back of curb, 4) geogrid or chemically-stabilized subgrade, including the area one (1) foot beyond the back of curb, 5) aggregate, 6) mass grading of the site, 7) stormwater structures, flumes, etc., 8) sanitary sewer line and wye connection including tracer wire and box in accordance with the City standard detail, 9) water lines, 10) ADA-accessible ramps, 11) KCMMB commercial entrance, 12) erosion and sediment control devices and measures, and 13) final restoration, including sodding, seeding, fertilizer, topsoil, and mulch.

FLOODPLAIN. For clarity due to the number of lines on the drawing on Sheet C2.0, identify both boundaries of the 100-year floodplain and both boundaries of the stream buffer line.

SIDEWALKS. It isn't clear on Sheet C2.0 that the required 5' sidewalk along the SW River Run Dr frontage will be extended to the south to tie into the sidewalk that runs the length of the frontage of the single-family lot addressed 1905 SW River Run Dr.

EASEMENTS. According to the plat, all of the subject Tract C on which the pool sits was dedicated as a blanket utility easement (U/E), drainage easement (D/E) and landscape easement (L/E). The City's encroachment policy does not allow for a variety of structures, including swimming pools and buildings, to be constructed with a general utility easement or drainage easement. Because the entire tract was dedicated as a blanket easement of both types, neither the pool or poolhouse can be constructed within said easement boundaries (i.e. anywhere on the tract). It may or may not be possible to vacate the blanket easements and re-dedicate them with more narrowly defined boundaries that may allow for the proposed improvements to be constructed, but there is still also the previously mentioned conflict with the stream buffer encroachment that similarly does not allow for any construction within its boundaries. Under current conditions and as currently proposed, Tract C cannot accommodate the proposed amenity improvements. How will the conflict between the proposed improvements and blanket easements be addressed? No building permits shall be issued for the proposed improvements until the easement conflict is resolved.

LIGHTING. - Parking lot lighting shall be provided in accordance with UDO Section 8.250. - Any wall-mounted lighting shall comply with the standards under UDO Section 8.260. - A photometric plan shall be provided for review in accordance with UDO Section 8.230. - Lighting levels shall not exceed 0.5 footcandles at any common property line with a residential lot. - Lighting of the swimming pool area shall be by low level bollard type lighting or wall packs with 90-degree cutoffs only. Lighting of the pool area via other types of lighting (i.e. pole lights) shall only be allowed by approval of a special use permit. - Provide manufacturer specifications of all exterior light fixtures for review. The previously made comments above still stand pending submittal of the lighting plan that is forthcoming.

BUILDING ELEVATIONS. Label the proposed colors of all exterior building materials. No building elevations were provided as part of the latest resubmittal for review.

LANDSCAPING. Label the sizes of the proposed trees and shrubs on the landscape plan to review for conformance with the minimum size standards under UDO Section 8.750.

LAND USE SCHEDULE. The "Total Building Area" on the Land Use Schedule is intended to list the square footage of the pool house/restroom building.

Miscellaneous Correction

Pool and poolhouse designs are not part of this review. A separate building permit application shall be submitted for the pool and structures.

Miscellaneous Correction

Sec. 7-1009. - Fencing. A.The area which a swimming pool, sauna, hot tub, or jacuzzi is located shall be entirely enclosed and separated from adjoining property by a protective fence or other permanent structure not less than four (4) feet in height, measured from grade. The enclosure shall be so constructed that a sphere four (4) inches in diameter cannot pass through. Fence posts shall be decay- or corrosion-resistant and shall be set in concrete bases. Such protective enclosure shall be provided with gates equipped with self-closing and self-latching devices placed at the top of the gate; provided, however, that above-grade structures of four (4) feet or greater in height that are equipped with a ladder that can manually be lifted and locked shall not be required to have a protective enclosure. Said ladder shall be locked when the swimming pool, hot tub sauna or jacuzzi is not attended. B.At the option of the property owner, a hot tub or jacuzzi may be covered with a latching, protective cover instead of the fencing or protective enclosure described in paragraph A of this Section. The cover on the hot tub or jacuzzi shall be closed and latched at all times that the hot tub or jacuzzi is not in use. If a covered hot tub or jacuzzi is located in the same area as a swimming pool or sauna, the swimming pool or sauna must still be fenced or enclosed with a permanent structure in the manner described in paragraph A of this Section. (Ord. No. 8584, § 1, 3-19-2019) Action required: Provide compliant fencing and gates. 8/30/22 - Fence must enclose entire area, including at building between restrooms and equipment room.

Miscellaneous Correction

ICC A117.1-2009 Section 404.2.3.2 Swinging Doors. Swinging doors shall have maneuvering clearances complying with Table 404.2.3.2. Action required: Provide landing at entry gate with compliant accessibility clearances. 8/30/22 - Landings must be at least 36" deep and as wide as the gate. 11/11/22 - Landing dimensions still non-compliant.

Miscellaneous Correction

2018 IBC 1006.2.1 Egress based on occupant load and common path of egress travel distance. Two exits or exit access doorways from any space shall be provided where the design occupant load or the common path of egress travel distance exceeds the values listed in Table 1006.2.1. The cumulative occupant load from adjacent rooms, areas or spaces shall be determined in accordance with Section 1004.2. (see code for special requirements for foyers, lobbies, vestibules, and care suites in I-2 occupancies) Action required: Provide 2 exits out of pool area with compliant panic type hardware swinging in direction of travel. 8/30/22 - Hardware not specified.

Miscellaneous Correction

Waste piping not allowed to attach to manhole. Action required: Relocate waste piping connection location and specify type of connection. 8/30/22 - Design incomplete.

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.

FLOODPLAIN. - The floodplain limits depicted on the revised plans do not match the limits depicted on the current FEMA maps of record dated 2017. - Add a note to the plans regarding the project site's location relative to the 100-year floodplain. Cite the FIRM panel # and effective date.

SIDEWALKS. It isn't clear from the plans that the required 5' sidewalk along the SW River Run Dr frontage will be extended to the north and south to tie into the existing sidewalks in order to eliminate any sidewalk gap and provide a continuous network through the area.

EASEMENTS. - Label and dimension the 20' sanitary sewer easement that crosses the proposed parking lot. - According to the plat, all of the subject Tract C on which the pool sits was dedicated as a blanket utility easement (U/E), drainage easement (D/E) and landscape easement (L/E). The City's encroachment policy does not allow for a variety of structures, including swimming pools and buildings, to be constructed with a general utility easement or drainage easement. Because the entire tract was dedicated as a blanket easement of both types, neither the pool or poolhouse can be constructed within said easement boundaries (i.e. anywhere on the tract). It may or may not be possible to vacate the blanket easements and re-dedicate them with more narrowly defined boundaries that may allow for the proposed improvements to be constructed, but there is still also the previously mentioned conflict with the stream buffer encroachment that similarly does not allow for any construction within its boundaries. Under current conditions and as currently proposed, Tract C cannot accommodate the proposed amenity improvements. No acknowledgement, response or action plan addressing the comment immediately above was provided as part of the resubmittal.

PARKING LOT. - Label the curb and gutter type in the Legend on Sheet C2.1. CG-1 curbing is required for the site. - No curbing is shown beyond the driveway curb return. The boundaries of the entire proposed parking lot are required to have CG-1 curbing. The use of curb blocks is not allowed, except at the head of ADA accessible parking spaces where the abutting curb height has been dropped to meet the parking lot grade in order to provide an ADA-accessible ramp/route. - The proposed pavement design shall meet the minimum standards under UDO Section 8.620.F. Provide a detail of the pavement design. - Provide a detail of the accessible parking signage, which shall be mounted a minimum 5' above finished grade, measured to the bottom of the sign. - Label the slopes and cross-slopes of the parking space, adjaent accessible aisle and accessible route to the pool. - What purpose do the 5'-wide x 10'-deep stalls along the south side of the parking lot serve? Are they for golf carts, motorcycles or bicycle parking? If so, each space should be posted as being reserved for that purpose only.

OIL AND GAS WELLS. Add a note regarding the presence of any active, inactive or capped wells on the project property. Cite the source of the information used to make the determination. The MO Dept of Natural Resources maintains a database of wells that can be sourced.

LIGHTING. - Parking lot lighting shall be provided in accordance with UDO Section 8.250. - Any wall-mounted lighting shall comply with the standards under UDO Section 8.260. - A photometric plan shall be provided for review in accordance with UDO Section 8.230. - Lighting levels shall not exceed 0.5 footcandles at any common property line with a residential lot. - Lighting of the swimming pool area shall be by low level bollard type lighting or wall packs with 90-degree cutoffs only. Lighting of the pool area via other types of lighting (i.e. pole lights) shall only be allowed by approval of a special use permit. - Provide manufacturer specifications of all exterior light fixtures for review.

BUILDING ELEVATIONS. Label the proposed colors of all exterior building materials.

LANDSCAPING. - A medium impact landscape buffer is required along the common property line shared with the residential lots to the north. See UDO Section 8.900.B for the different screening options to satisfy this requirement. - Street trees and shrubs shall be provided in accordance with UDO Section 8.790.A. - Open yard trees and shrubs shall be provided (based on the disturbed area of the proposed improvement) in accordance with UDO Section 8.790.B. - Parking lot screening shall be provided in accordance with UDO Section 8.820. - All proposed landscaping materials shall meet the minimum size standards under UDO Section 8.750. - All distrubed open areas not covered with other materials shall be covered with sod.

LAND USE SCHEDULE. Provide a land use schedule that includes the following information: - Total lot area - Total disturbed site area - Total building (i.e. pool house) area - Number of required and proposed parking spaces - Impervious coverage (sq. ft. and % of lot)

Miscellaneous Correction

Pool and poolhouse designs are not part of this review. A separate building permit application shall be submitted for the pool and structures.

Miscellaneous Correction

Sec. 7-1009. - Fencing. A.The area which a swimming pool, sauna, hot tub, or jacuzzi is located shall be entirely enclosed and separated from adjoining property by a protective fence or other permanent structure not less than four (4) feet in height, measured from grade. The enclosure shall be so constructed that a sphere four (4) inches in diameter cannot pass through. Fence posts shall be decay- or corrosion-resistant and shall be set in concrete bases. Such protective enclosure shall be provided with gates equipped with self-closing and self-latching devices placed at the top of the gate; provided, however, that above-grade structures of four (4) feet or greater in height that are equipped with a ladder that can manually be lifted and locked shall not be required to have a protective enclosure. Said ladder shall be locked when the swimming pool, hot tub sauna or jacuzzi is not attended. B.At the option of the property owner, a hot tub or jacuzzi may be covered with a latching, protective cover instead of the fencing or protective enclosure described in paragraph A of this Section. The cover on the hot tub or jacuzzi shall be closed and latched at all times that the hot tub or jacuzzi is not in use. If a covered hot tub or jacuzzi is located in the same area as a swimming pool or sauna, the swimming pool or sauna must still be fenced or enclosed with a permanent structure in the manner described in paragraph A of this Section. (Ord. No. 8584, § 1, 3-19-2019) Action required: Provide compliant fencing and gates. 8/30/22 - Fence must enclose entire area, including at building between restrooms and equipment room.

Miscellaneous Correction

ICC A117.1-2009 Section 404.2.3.2 Swinging Doors. Swinging doors shall have maneuvering clearances complying with Table 404.2.3.2. Action required: Provide landing at entry gate with compliant accessibility clearances. 8/30/22 - Landings must be at least 36" deep and as wide as the gate.

Miscellaneous Correction

2018 IBC 1006.2.1 Egress based on occupant load and common path of egress travel distance. Two exits or exit access doorways from any space shall be provided where the design occupant load or the common path of egress travel distance exceeds the values listed in Table 1006.2.1. The cumulative occupant load from adjacent rooms, areas or spaces shall be determined in accordance with Section 1004.2. (see code for special requirements for foyers, lobbies, vestibules, and care suites in I-2 occupancies) Action required: Provide 2 exits out of pool area with compliant panic type hardware swinging in direction of travel. 8/30/22 - Hardware not specified.

Miscellaneous Correction

Relocate water meter to compliant location (should be immediately out of right-of-way)

Miscellaneous Correction

Waste piping not allowed to attach to manhole. Action required: Relocate waste piping connection location and specify type of connection. 8/30/22 - Design incomplete.

Stream buffer is shown incorrectly. Please show the entire stream buffer on the overall site plan Sheet C2.0, along with notes indicating the portion which was allowed by a waiver.

The location of the 100 year floodplain does not appear correct. Please show a better representation of the 100 year floodplain, along with the corresponding base flood elevation.

An elevation certificate shall be required for the building associated with the pool (not the pool itself).

KCMMB concrete is required from the right of way line to the sawcut on the street. It shall be constructed in accordance with City standards, and shall be 8 inches thick. Please revise.

Utility plan Sheet C3.3 is incomplete in regard to sanitary sewer and water service. Locations of wyes shall be shown, and locations of taps for water line shall be shown. Locations of water meters shall be shown with a symbol rather than merely terminating at a point. Stationing shall be presented on the plans for all features listed. Please revise.

Asphalt pavement section does not meet the requirements contained in the Unified Development Ordinance (UDO). In general, the UDO requires the following: 1) 1.5 inches surface course over a 5 inch base course asphaltic concrete for heavy duty traffic such as trash trucks, fire trucks, and emergency access vehicles, 2) same as above for all other areas of parking lot, except the base course shall be at least 4 inches thick, 3) 6 inches granular base course, which it appears you have met, 4) subgrade stabilization with chemicals, or geogrid. Please review and revise as appropriate.

ADA-accessible ramp details near the commercial driveway were not shown. Elevation callouts are not sufficient. Slope callouts in the longitudinal and transverse directions are required. ADA-accessible route across the driveway shall be detailed with 5 foot minimum width, and cross-slope callouts. Truncated domes shall be called-out. Where truncated domes are less than 5.00 feet from the back of curb, the truncated domes shall be skewed to meet the 5.00 feet rule. Please be aware the City standards are more stringent than PROWAG, as we have adopted a maximum 1.50% design cross-slope, and a maximum 7.50% running (longitudinal) slope. Finally, it appears a turning space with less than 1.50% slope in any direction is required near the private sidewalk/public sidewalk interface located on the north side of the driveway. Please review and revise as appropriate.

Curb and gutter appears to be missing from the majority of the parking lot. Please see Planning comments related to this issue.

Since curb and gutter is required, how will the stormwater within the parking lot be managed, and how will the stormwater be discharged? A specific design for stormwater collection and discharge shall be required. Please review and revise as appropriate.

Sanitary sewer cleanouts appear to be missing along key locations. Please refer to Codes comments related to this issue, and revise as appropriate.

ADA-parking stalls do not contain sufficient detail to review or verify in the field. It is not sufficient to provide elevation callouts. Slope callouts are required, as well as linear dimensions of the cross-hatched unloading area. Please review and revise.

Please be aware that stormwater generated by this small parking lot may be relatively small, but given the point source nature after curb and gutter is installed, it would appear a piped system with inlet(s) is required. Please evaluate, review, and revise as appropriate.

Please refer to Planning comments related to the ADA-accessible route from the unloading area within the parking lot, to the pool. This route shall comply with ADA, and include slope callouts and dimensions as neccessary. Elevation calouts are not sufficient to review or inspect. Please review and revise as appropriate.

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.

The proposed development is in a tract that was dedicated as utility easement, drainage easement, and landscape easement to be used for storm water drainage facilities in the plat dated 11/13/2019.

The parking lot intrudes on the stream buffer.

A detailed review will be completed once the preceding issues have been addressed.

Miscellaneous Correction

Pool and poolhouse designs are not part of this review.

Miscellaneous Correction

Sec. 7-1009. - Fencing. A.The area which a swimming pool, sauna, hot tub, or jacuzzi is located shall be entirely enclosed and separated from adjoining property by a protective fence or other permanent structure not less than four (4) feet in height, measured from grade. The enclosure shall be so constructed that a sphere four (4) inches in diameter cannot pass through. Fence posts shall be decay- or corrosion-resistant and shall be set in concrete bases. Such protective enclosure shall be provided with gates equipped with self-closing and self-latching devices placed at the top of the gate; provided, however, that above-grade structures of four (4) feet or greater in height that are equipped with a ladder that can manually be lifted and locked shall not be required to have a protective enclosure. Said ladder shall be locked when the swimming pool, hot tub sauna or jacuzzi is not attended. B.At the option of the property owner, a hot tub or jacuzzi may be covered with a latching, protective cover instead of the fencing or protective enclosure described in paragraph A of this Section. The cover on the hot tub or jacuzzi shall be closed and latched at all times that the hot tub or jacuzzi is not in use. If a covered hot tub or jacuzzi is located in the same area as a swimming pool or sauna, the swimming pool or sauna must still be fenced or enclosed with a permanent structure in the manner described in paragraph A of this Section. (Ord. No. 8584, § 1, 3-19-2019) Action required: Provide compliant fencing and gates.

Miscellaneous Correction

ICC A117.1-2009 Section 404.2.3.2 Swinging Doors. Swinging doors shall have maneuvering clearances complying with Table 404.2.3.2. Action required: Provide landing at entry gate with compliant accessibility clearances.

Miscellaneous Correction

2018 IBC 1006.2.1 Egress based on occupant load and common path of egress travel distance. Two exits or exit access doorways from any space shall be provided where the design occupant load or the common path of egress travel distance exceeds the values listed in Table 1006.2.1. The cumulative occupant load from adjacent rooms, areas or spaces shall be determined in accordance with Section 1004.2. (see code for special requirements for foyers, lobbies, vestibules, and care suites in I-2 occupancies) Action required: Provide 2 exits out of pool area with compliant panic type hardware swinging in direction of travel.

Miscellaneous Correction

Relocate water meter to compliant location (should be immediately out of right-of-way)

Miscellaneous Correction

Waste piping not allowed to attach to manhole. Action required: Relocate waste piping connection location and specify type of connection.

LEGAL DESCRIPTION. The legal description provided on Sheet C1.0 is a metes and bounds description for a 5.39 acre area. However, the subject property is a platted tract (Tract C of Whispering Woods, 1st Plat, Lots 1-33, Tracts A-D) that is approximately 2.42 acres (105,623 sq. ft. per the plat) in size. Revise.

FLOODPLAIN. - Show the limits of the adjacent 100-year floodplain. - Add a note to the plans regarding the project site's location relative to the 100-year floodplain. Cite the FIRM panel # and effective date.

STREAM BUFFER. Show the limits of the adjacent stream buffer area. It appears that the proposed improvements encroach into the stream buffer. See Note #3 (Stream Buffer Note) on Sheet 2 of the plat, which states that no improvements shall be allowed within the buffer unless approved by the City Engineer.

STREETS. - Correct the adjacent street names. The street providing direct access to the site is SW River Run Dr, not SW Pryor Rd. The east-west street to the north is SW 27th Street, not SW River Run Dr. - Label the ROW widths for both SW River Run Dr and SW 27th Street.

SIDEWALKS. The required 5' sidewalk along the SW River Run Dr frontage shall be extended to the north and south tract boundary.

EASEMENTS. - Label and dimension the 20' sanitary sewer easement that crosses the proposed parking lot. - According to the plat, all of the subject Tract C on which the pool sits was dedicated as a blanket utility easement (U/E), drainage easement (D/E) and landscape easement (L/E). The City's encroachment policy does not allow for a variety of structures, including swimming pools and buildings, to be constructed with a general utility easement or drainage easement. Because the entire tract was dedicated as a blanket easement of both types, neither the pool or poolhouse can be constructed within said easement boundaries (i.e. anywhere on the tract). It may or may not be possible to vacate the blanket easements and re-dedicate them with more narrowly defined boundaries that may allow for the proposed improvements to be constructed, but there is still also the previously mentioned conflict with the stream buffer encroachment that similarly does not allow for any construction within its boundaries. Under current conditions and as currently proposed, Tract C cannot accommodate the proposed amenity improvements.

SETBACKS. Dimension the setbacks from the parking lot, pool house and pool deck limits to the nearest property lines. - The pool house and pool deck area shall be set back a minimum 20' from the property lines. - The parking lot shall be set back a minimum 20' from both the right-of-way and adjacent residential lots.

PARKING LOT. - The minimum driveway entrance pavement width (i.e. excluding curb and gutter) shall be 24'. Sheet C2.1 dimensions the entrance width as 24.5' including curb and gutter, meaning only 20.4' of pavement width. Revise. - Label the curb and gutter type in the Legend on Sheet C2.1. CG-1 curbing is required for the site. - No curbing is shown beyond the driveway curb return. The boundaries of the entire proposed parking lot are required to have CG-1 curbing. Provide a detail of the curb and gutter. - The proposed pavement design shall meet the standards under UDO Section 8.620.F. Provide a detail of the pavement design. The legend indicates to see the detail sheet, but none was provided. - Provide a detail of the accessible parking signage, which shall be mounted a minimum 5' above finished grade, measured to the bottom of the sign. - Label the slopes and cross-slopes of the parking space, adjaent accessible aisle and accessible route to the pool .

OIL AND GAS WELLS. Add a note regarding the presence of any active, inactive or capped wells on the project property. Cite the source of the information used to make the determination. The MO Dept of Natural Resources maintains a database of wells that can be sourced.

LIGHTING. - Parking lot lighting shall be provided in accordance with UDO Section 8.250. - Any wall-mounted lighting shall comply with the standards under UDO Section 8.260. - A photometric plan shall be provided for review in accordance with UDO Section 8.230. - Lighting levels shall not exceed 0.5 footcandles at any common property line with a residential lot. - Lighting of the swimming pool area shall be by low level bollard type lighting or wall packs with 90-degree cutoffs only. Lighting of the pool area via other types of lighting (i.e. pole lights) shall only be allowed by approval of a special use permit. - Provide manufacturer specifications of all exterior light fixtures for review.

BUILDING ELEVATIONS. Label the proposed colors of all exterior building materials.

LANDSCAPING. - A medium impact landscape buffer is required along the common property line shared with the residential lots to the north. See UDO Section 8.900.B for the different screening options to satisfy this requirement. - Street trees and shrubs shall be provided in accordance with UDO Section 8.790.A. - Open yard trees and shrubs shall be provided (based on the disturbed area of the proposed improvement) in accordance with UDO Section 8.790.B. - Parking lot screening shall be provided in accordance with UDO Section 8.820. - All proposed landscaping materials shall meet the minimum size standards under UDO Section 8.750. - All distrubed open areas not covered with other materials shall be covered with sod.

LAND USE SCHEDULE. Provide a land use schedule that includes the following information: - Total lot area - Total disturbed site area - Total building (i.e. pool house) area - Number of required and proposed parking spaces - Impervious coverage (sq. ft. and % of lot)

Misc.

Correct the street names on the Overall Site Plan.