Lee's Summit

To calculate the required parking and for my staff letter I will need the specific unit type breakdown. How many studios, 1 bedroom, 2 bedrooms & 3 bedrooms are being proposed? Please provide the unit type (1, 2, or 3 br.) for the multi-family portion of the project. The response letter provided stated this information was provided but I do not see where it is.

The elevations for the Lot 3 & 4 buildings are still lacking. All sides of a building shall be architecturally finished with equal levels of materials and detailing. The sides and rear elevations need to more closely match the front. Breaks in the roof line of the sides and rear need to be incorporated.

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.

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. Provide a hydrant plan.

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. Show the location of FDC's and a the hydrant within 100 feet.

Miscellaneous Correction

Show aparatus turning movements with a 44 foot straight truck.

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. Work with Water Utilities to water model the project and determine if there is adequate fire fow per IFC Table B105.2(2). A 50% reduction is allowed for sprinklered buildings.

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 #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 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.

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.

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. Provide a hydrant plan.

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. Show the location of FDC's and a the hydrant within 100 feet.

Miscellaneous Correction

Show aparatus turning movements with a 44 foot straight truck.

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. Work with Water Utilities to water model the project and determine if there is adequate fire fow per IFC Table B105.2(2). A 50% reduction is allowed for sprinklered buildings.

To calculate the required parking and for my staff letter I will need the specific unit type breakdown. How many studios, 1 bedroom, 2 bedrooms & 3 bedrooms are being proposed? Please provide the unit type (1, 2, or 3 br.) for the multi-family portion of the project.

The future land use map of the adopted Comp Plan identifies the properties on the east and south boundaries as Residential 1 (low density residential). A high impact buffer on the east and south property lines will be required. The most recent plan submittal shows a low impact buffer on the south and a medium impact buffer on the east. Please update the plans to reflect this requirement.

Please provide a sidewalk connection from the east side of lot 3 to the amenity area (pickle ball and dog park). Please also provide a sidewalk connection from the north east side of building 1 to Osage Drive.

The maximum length of any multi-family building shall be 180 feet. Additional building length may be utilized when a minimum off-site of 4 feet for every 100 feet of building length to create a visually pleasing effect. Please articulate how you are meeting this requirement. The revised plans do not provide information or dimensions to indicate that this requirement is being satisfied.

At least 20 percent of all walls facing a public street shall contain windows or doorways. Please provide details on how this is being met. The revised plans do not provide information to indicate that this requirement is being satisfied.

Freestanding parking structures (detached garages or carports) shall not occupy more than 30 percent of each perimeter public street frontage of a multi-family development. To the maximum extent practicable, freestanding parking structures that are visible from perimeter public streets shall be sited so that the narrow end of the parking structure is perpendicular to the perimeter street. Rear walls of detached garages over 40 feet in length that back onto the perimeter street shall be articulated or punctuated through the use of window openings or other similar techniques. While you have stated that the parking structures will include four-sided architectural and include windows on the west facades, the garages along SW Pryor Rd. are not meeting the 30% requirement. Please provide a written request and justification for a modification to this requirement. Elevations for the detached garages will be required. These garages are also with in the required 50’ setback. This will require a modification as well.

Buildings shall incorporate four-sided architecture. Horizontal and vertical elements shall extend completely around the building and utilize the same or similar materials on all building facades. All sides of a building shall be architecturally finished with equal levels of materials and detailing. Blank walls void of architectural details or other variation are prohibited. The architectural design within a multi-building development of structures (including freestanding outparcel structures) shall be organized around a consistent architectural theme in terms of the character, materials, texture, color, and scale of buildings. Themed restaurants, retail chains, and other franchise-style structures shall adjust their standard architectural model to be consistent with a development’s architectural character. The proposed facades for lots 3 & 4 are lacking and do not meet the minimum requirements of the CDO or Article 8 of the UDO. The revised plans do not provide the minimum level of architecture elements to satisfy this requirement.

Utility plan has changed since the previous submittal, and water lines that were intended to be private are shown as public lines, which is not desired by the City. This includes all interior lines north and south of the public road bisecting the project. Please ensure all labels show these lines as private on all sheets.

Private fire lines shall include a backflow vault outside the easement and near the public water main. This includes all private fire lines, including private fire lines serving only a fire hydrant. Please revise by showing the location of all backflow vaults for the private fire lines.

The road plan has changed since the previous submittal, and the street terminates prior to the plat boundary with no apparent reason for termination. It appears drainage will not be an issue if extending to the plat boundary, so please evaluate and revise as appropriate. It appears the road should be extended to the plat boundary, including the public water main.

Sanitary sewer manhole A5 does not appear deep enough to serve the property to the north of M-150. Recommend the flowline of manhole A5 be set at 1013 +/-. Please revise the plan and profile as appropriate.

MoDOT approval will be required before traffic approval will be given.

All radii at the entrances must be 35'.

When 4-section head is added Northbound Pryor to provide a right turn overlap, the westbound U-turns need to be prohibited to eliminate the conflict. They are currently allowed today with NB right turns yielding to U-turns.

MoDOT's review and approval of the plans/TIS will be required.

TIS: The report states there is a sight distance issue on MO-150 with no recommendation to mitigate.

Please provide a completed rezoning and preliminary development plan application form with signatures.

Please provide a legal description of the project in a selectable format.

Sheet Z1.0 – Please label the existing and proposed zoning districts of the property to be rezoned. Show the zoning, land use, and ownership of all parcels within 300 feet of the property to be rezoned.

Please show the location of all of all oil and gas wells, whether active, inactive, or capped. If none are present please add a note stating so and cite your source of information.

Please label the building setbacks from the property lines.

Please provide details for all 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.

Will the project be passed? If so please provide details on the phasing of the development.

Please provide the unit type (1,2, or 3 br,) for the multifamily portion of the project.

In the site data table please provide the FAR for lots 3 & 4.

Please provide a narrative statement that explains the need and justification for all requested modifications.

The future land use map of the adopted Comp Plan identifies the subject property as the Residential 1. The proposed development is inconsistent with the proposed development. A Comp Plan amendment application will need to accompany the Rezoning/PDP applications.

The future land use map of the adopted Comp Plan identifies the properties on the east and south boundaries as the Residential 1 (low density residential). A high impact buffer on the east and south property lines will be required. Please update the plans to reflect this requirement.

Please provide a detailed drawing of enclosure and screening methods to be used in connection with trash storage containers on the property.

Any lights used to illuminate the parking area shall be arranged, located or screened so that light is directed away from and no light source is visible from a public street, a residentially-zoned area, or a residential use.

Accessible parking spaces shall have an adjacent aisle 5 feet wide, and one in every 8 accessible spaces (but no less than one) shall be adjacent to an aisle 8 feet wide and the space shall be clearly marked with a sign indicating that the space is “van accessible.” Please label the width of the proposed ADA stall and aisles.

Accessible parking spaces shall be located on a surface with a slope not exceeding 1 vertical foot in 50 horizontal feet. Accessible spaces shall be located at the nearest point to the front building entry and/or accessible ramp. Such spaces separated by a drive aisle shall have clearly discernible cross walks.

All signs must comply with the sign requirements as outlined in the sign section of the UDO. The monument sign at the intersection of SW Pryor Rd and MO 150 looks large. If you are going to seek a modification for an over sized sign please proved details.

Pedestrian connectivity is an important element of the M-150 CORRIDOR DEVELOPMENT OVERLAY (CDO) District and in the implementation of the goals related to the "community for all ages" initiative that the City has embraced and is committed to. All development in the CDO shall provide a network of on-site pedestrian walkways. In order to meet these requirements please provide the following: • Public sidewalks along the perimeter streets adjacent to the development are required. • Pedestrian connections from the required public sidewalk on MO 150 to lots 3 & 4. • A sidewalk connection from the parking lots to the propose walking trail around the detention basin. • Sidewalk connections from building 4 and amenity area to access the public sidewalk (through lot 3 & 4) along MO 150. • A sidewalk adjacent to the north side of building 3.

Roof-mounted mechanical equipment shall be screened by a parapet wall or similar feature that is an integral part of the building's architectural design. The parapet wall or similar feature shall be of a height equal to or greater than the height of the mechanical equipment being screened. Roof-mounted mechanical equipment. Details for the Roof-mounted mechanical equipment can be finalized during the FDP process but you will need to plan for it now.

Wall-mounted mechanical equipment, except air conditioning equipment (e.g., window AC units), that protrudes more than six inches from the outer building wall shall be screened from view by structural features that are compatible with the architecture and color of the subject building. Wall-mounted mechanical equipment that protrudes six inches or less from the outer building wall shall be designed to blend with the color and architectural design of the subject building. Details for the wall-mounted mechanical equipment can be finalized during the FDP process but you will need to plan for it now.

Ground-mounted mechanical equipment shall be screened from view by landscaping or by a decorative wall that is compatible with the architecture and landscaping of the development site. The wall shall be of a height equal to or greater than the height of the mechanical equipment being screened. Will there be any ground- mounted mechanical equipment? Details for the ground-mounted mechanical equipment can be finalized during the FDP process but you will need to plan for it now.

All transformers and other facilities and equipment, including telecommunications equipment, shall either be screened through the use of architectural materials compatible with the architectural materials present on the site or, alternatively, through landscape screening.

Multi-family buildings, three stories and above, shall, at a minimum, equip one out of every three buildings with an ADA approved elevator. This requirement is an instrument to establish the goals set out in the City's commitment to provide "a community for all ages." Please provide details on how yo are meeting this requirement.

The elevations of all multi-family buildings shall be articulated through the incorporation of at least three or more of the following: 1) Balconies; 2) Bay or box windows; 3) Porches or covered entries; 4) Dormers or other variations in the roof plane; 5) Accent materials such as brick, stone, or stucco with banding highlights; 6) Shutters; 7) Variation in window sizes and shapes; or 8) Vertical elements that demarcate building modules. Please articulate how you are meeting this requirement.

For all structures three stories or more in height, the base (first 20 feet) of a building shall be distinguished from the remainder of the building by providing a minimum of three of the following design elements: 1) Balconies; 2) Bay or box windows; 3) Porches or covered entries; 4) Dormers or other variations in the roof plane; 5) Accent materials such as brick, stone, or stucco with banding highlights; 6) Shutters; 7) Variation in window sizes and shapes; or 8) Vertical elements that demarcate building modules. Please articulate how you are meeting this requirement.

The maximum length of any multifamily building shall be 180 feet. Additional building length may be utilized when a minimum off-set of 4 feet for every 100 feet of building length to create a visually pleasing effect. Please articulate how you are meeting this requirement.

At least 20 percent of all walls facing a public street shall contain windows or doorways. Please provide details on how this is being meet.

Parking areas and freestanding parking structures (detached garages or carports) shall not occupy more than 30 percent of each perimeter public street frontage of a multi-family development. To the maximum extent practicable, freestanding parking structures that are visible from perimeter public streets shall be sited so that the narrow end of the parking structure is perpendicular to the perimeter street. Rear walls of detached garages over 40 feet in length that back onto the perimeter street shall be articulated or punctuated through the use of window openings or other similar techniques. The garages along SW Pryor Rd. are not meeting these requirements.

New buildings shall incorporate a minimum of three of the following features: (1) Solar (passive or active), wind or geothermal renewable energy systems; (2 )Energy-efficient materials, including recycled materials that meet the requirements of this Code; (3) Materials that are produced from renewable resources; (4) A green roof, such as a vegetated roof, or a cool roof; (5) Materials and designs that meet the U.S. Green Building Council's LEED-NC certification requirements; (6) A greywater recycling system; (7) Electrical vehicle charging station; (8) Xeriscape or water-conserving landscape materials; (9) Drip irrigation system for landscaped areas; (10) Shared parking; (11) Shade structures, covered parking, or shaded walkways. Please articulate how you are meeting this requirement.

Buildings shall incorporate four-sided architecture. Horizontal and vertical elements shall extend completely around the building and utilize the same or similar materials on all building facades. All sides of a building shall be architecturally finished with equal levels of materials and detailing. Blank walls void of architectural details or other variation are prohibited. The architectural design within a multi-building development of structures (including freestanding outparcel structures) shall be organized around a consistent architectural theme in terms of the character, materials, texture, color, and scale of buildings. Themed restaurants, retail chains, and other franchise-style structures shall adjust their standard architectural model to be consistent with a development's architectural character. The proposed facades for lots 3 & 4 are lacking and do not meet the minimum requirements of the CDO or Article 8 of the UDO.

The report entitled "Preliminary Stormwater Management Plan" dated Apr. 21, 2023 was incomplete in terms of delineating the stream buffer, the methodology used to determine the ordinary high water mark, and a lack of discussion of the sub-tributary from Osage subdivision to the west and across Pryor Rd. Please provide a detailed discussion of the stream buffer issues relevant to this project. Please be aware a field survey shall likely be required to determine the location of the ordinary high water mark.

It should be noted the sub-tributary to the west of your project may be less than 40 acres and hence may not be subject to a stream buffer, and a preliminary analysis by staff showed the drainage area at 39 acres. Please confirm the upstream drainage area for this sub-tributary, and if less than 40 acres, a stream buffer would not be required in this instance. Please discuss within the revised stormwater report.

The stream buffer shown on the southeast corner of the project is missing dimensions from the ordinary high water mark, and is also missing the location of the existing tree line. The latter may have a bearing on the dam encroachment into the stream buffer.

The preliminary stormwater study dated Apr. 21, 2023 was missing the discussion of the waiver to the stream buffer requirement for the dam encroachment. Please discuss the stream buffer waiver for this encroachment, or remove the dam from the stream buffer.

If a waiver is sought for the stream buffer, it shall be submitted on a form provided by the City, along with a signed and sealed summary with citations, and exhibits.

The preliminary location of the emergency spillway shall be shown on the Preliminary Development Plan. It shall be located in an area which shall not adversely impact downstream properties.

The location of the 100 year water surface elevation (WSE) shall be shown for the clogged condition/zero available storage. Dimension lines from this WSE shall be provided from property lines and buildings to ensure there is a minimum 20 foot setback.

It is unclear what the final disposition entails for the "drainage way" shown along the south side of the project. Are you proposing to allow this drainage way to remain as-is, or will this be routed underground? If you intend to keep this drainage way as-is, the contours in the vicinity of the detention basin do not make sense and it is unclear how this will function. In addition, the proposed contours appear to show the drainage way being diverted onto property not owned by the developer. Please clarify on the plans.

The water main along Osage Dr. shall be called-out in terms of sizing. It appears a 12 inch line shall be required to the eastern plat boundary. Please revise.

Osage Dr. appears to be a collector street, and should be specified as 36 feet back of curb to back of curb. Please revise.

General utility easement shall be shown along all street frontage, including M-150. The minimum width is 10 feet, or as deemed appropriate by sanitary sewer depth. In the case of the public sanitary sewer shown near the northwest corner of the project, an easement shall be required whose width is dictated by the depth of the sanitary sewer for future extension towards Crane Rd./M-150 intersection.

A preliminary profile view of the public sanitary sewer shall be required. In addition, a profile view of a potential future extension of public sanitary sewer towards the Crane Rd./M-150 intersection shall also be provided to ensure the system is capable of receiving sanitary sewage from Grand Summit View subdivision on the north side of M-150 to the north of your project.

A concept plan for the off-site traffic improvements on Pryor Rd. at the Osage Dr. entrance shall be required as part of the Preliminary Development Plan. Please update as appropriate.

A concept plan for the off-site traffic improvements on Pryor Rd. along the entire frontage shall be provided, including any new right of way required for the project. Please 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.

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. Provide a hydrant plan.

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. Show the location of FDC's and a the hydrant within 100 feet. Provide at Final Development Plan.

Miscellaneous Correction

Show apparatus turning movements with a 44 foot straight truck.

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. Work with Water Utilities to water model the project and determine if there is adequate fire fow per IFC Table B105.2(2). A 50% reduction is allowed for sprinklered buildings.