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.

Miscellaneous Correction

Parking will only be allowed on one side of the street in the multi-family housing in Lot 20.

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2018 International Fire Code and the requirements of the Missouri Department of Natural Resources.

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.

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. All sprinklered buildings shall have a hydrant within 100 feet of the FDC.

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 public and private hydrant plan for the remainder of the project. 11/5/2025- Most of the proposed hydrants exceed the 300 foot requirement to the buildings on the west side of Stuyvesant. Recommend making an appointment the fire deparment to discuss hydrant layout.

Miscellaneous Correction

For access around the apartment buildings: D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Correct all applicable around the apartment buildings.

Miscellaneous Correction

Provide new street names; Essex, Lake and Central are already used in other parts of the city. Correct SW Oldham Parkway to SE Oldham Pkwy.

Miscellaneous Correction

Show fire truck turning movements to get into the pad site lots.

Misc.

Sizing of water lines and sanitary sewer lines shall be determined during the final design phase.

DE C&O #01 Eng Plans – FDP/PDP

Sanitary sewer line shall be extended along 16th St. so all businesses within Maddox Acres are able to be served with sanitary sewer service. A wye shall be installed for each business, with final connection to be made by the individual property owner.

DE C&O #06 Land Disturbance

Where is tract D? It is called-out in the title on the cover sheet, but I cannot find it on the plan.

DE C&O #07 Easements

Go through the plans and ensure there is a clear definition of each phase. Suggest using letters in lieu of numbering where there are "subphases". As presented, there is confusion.

DE C&O #12 Cut & Fill

If applicable, the applicant shall submit any U.S. Army Corps of Engineers permits prior to approval of any final design plans.

DE C&O #11 Pavement Thickness

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 #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 plans. A certified copy shall be submitted to the City for verification.

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.

The figure on sheet C-108 still does not match the phasing in the traffic study. The study referrs to phases 1, 2 and 3, while the figure provided refers to Phase 1a, 1b, 1c and Phase 2.

a RIROLI at the n/s collector and Bailey Road is not supported by staff. This should be a RIRO only.

SIDEWALKS -- STREET FRONTAGE. Sidewalks shall be provided along both sides of all proposed streets. 1) Sidewalk shall be provided along the entire SW Oldham Pkwy frontage of Lots 3 and 4. Staff can support a modification to not require sidewalk along the entirety of the north side of SW Oldham Pkwy (the Costco site frontage), except for any necessary segment to allow a pedestrian connection between the north and south sides of the street. 2) The Costco plan shows the pedestrian connection from SW Oldham Pkwy into the Costco site runs along the west side of the main entrance drive. The crosswalk across SW Oldham Pkwy is on the east side of the intersection, which requires an additional east-west crosswalk across the entrance drive to reach the internal sidewalk. Does something prevent the crosswalk across SW Oldham Pkwy from shifting to the west side of the intersection to directly tie in/align with the internal sidewalk on the Costco site?

SIDEAWALKS -- INTERNAL PEDESTRIAN CONNECTIVITY. To promote additional pedestrian connectively, sidewalk connections shall be provided from the streets into each of the individual lots. This previously made comment does not appear to be addressed on all proposed lots.

PHASING. Phasing still remains unclear. Staff understands that the area south of SE Bailey Rd is a conceptual plan area generally labeled as Phase 2 on the plans. The area north of SE Bailey Rd is generally labeled as Phase 1. However, there remain smaller labels within Phases 1 and 2 indicating different phases. For example, there is a label of "Phase 2" shown on Lot 12 which is within the boundaries of the larger Phase 1. Similarly, there is a label of "Phase 3" on the Lot 2 apartment footprint and a label of "Phase 4" within the Lot 20 multi-family building footprint. Also, there is a heavyweight line that seems to demarcate a boundary of some sort between the Lot 2 apartments and the area containing Lots 4,5,12 and 13. Is this line supposed to represent additional phasing that isn't called out?

BUILDING ELEVATIONS. Elevations for all four sides of the proposed townhomes is required to be submitted. No new architectural building elevations were included in the resubmittal in response to this previously made comment. The UDO currently requires building elevations of all four sides even for conceptual plans.

Sizing of water lines and sanitary sewer lines shall be determined later during the final design phase.

Sanitary sewer line shall be extended along 16th St. so all businesses within Maddox Acres are able to be served with sanitary sewer service. A wye shall be installed for each business, with final connection to be made by the individual property owner.

Where is tract D? It is called-out in the title on the cover sheet, but I cannot find it on the plan.

Go through the plans and ensure there is a clear definition of each phase. Suggest using letters in lieu of numbering where there are "subphases". As presented, there is confusion.

Misc.

If applicable, the applicant shall submit any U.S. Army Corps of Engineers permits prior to approval of any final design plans.

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 #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 plans. A certified copy shall be submitted to the City for verification.

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 #11 Pavement Thickness

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

DE C&O #13 ADA Sidewalk Ramps

All ADA sidewalk ramps shall be constructed by the developer at the time the street is constructed.

Unable to complete review without the updated Traffic Study.

Turn lanes on Oldham are not shown as last discussed with MoDOT and Traffic engineers.

Updated Traffic study does not match most recent Plan set. All plans and lot designations should match across both.

The RIROLI shown on Bailey will not be allowed. This intersection should be a RIRO only and all Left turn traffic should be redistributed to the full access intersection further to the east.

The land uses shown in Table 4 do not match those shown in the plan set. There are still a high number of Fine Dining Restuarants listed where in the plans they are shown as Sit Down Restaurants. This is a difference of nearly 24 trips per 1000 SF and will have an impact on the trip generation for the area.

TIS Shows lot 12a and 12b but this is not shown in the plan set.

Lot 17 is shown as Fast Casual in the Traffic Study but the Plans show Sit Down Restaurant. The difference in trip generation is approximately 10 trips per 1000 SQFT and will have an impact on the overall generation numbers. Please revise so that designation is consistant between the study and plan.

The area shown for the park in Lot 22 is not consistent between the plan and the TIS. TIS is smaller than what is shown in the plans.

Phase 3 should discuss the Unimproved Road Policy and the required improvements along 16th Street.

Throat lengths need work. Adjusting the location where each pad site interacts with the drive would be advisable.

Through lanes on Bailey must be maintained at 15 Feet wide from the bridge to MO 291

Right turn lanes should be constructed at Nodes 11, 12, 21 and 22 per the recommendation of the TIS and the City's Access Management Code.

First RO exit from Costco is shown as a RIRO drive on the site plan. This should be a RO only.

Saturday peak WB Right turn lane queue extends well beyond the signalized intersection at the N/S Collector from Node 1. An additional Right Turn lane should be considered even though this might create a weave situation, especially considering the high number of vehicles that will be going EB on US 50.

For Node 7, while the overall queue length is short, the opposing traffic is heavy and the delay for the EB left is extensive and could cause a safety issue for those cars. This further illistrates the City's stance that this should be a RIRO only.

MoDOT will need to complete a review of the new study and will have recommendations on the improvements and timing of the required improvements.

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

Parking will only be allowed on one side of the street in the multi-family housing in Lot 20.

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2018 International Fire Code and the requirements of the Missouri Department of Natural Resources.

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.

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. All sprinklered buildings shall have a hydrant within 100 feet of the FDC. Costco- Show the location of the FDC.

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 public and private hydrant plan for the remainder of the project.

Miscellaneous Correction

For access around the apartment buildings: D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Correct all applicable around the apartment buildings.

Miscellaneous Correction

Provide new street names; Essex, Lake and Central are already used in other parts of the city. Correct SW Oldham Parkway to SE Oldham Pkwy.

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.

Dead Ends

IFC 503.2.5 - Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Privide turn-arounds at the end of the dead ends on Lot 20.

Miscellaneous Correction

Parking will only be allowed on one side of the street in the multi-family housing in Lot 20.

Miscellaneous Correction

All addresses in this part of the city are in the SE quadrant. Correct the Oldham street name and provide prelininary names for the other streets.

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2018 International Fire Code and the requirements of the Missouri Department of Natural Resources.

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.

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. All sprinklered buildings shall have a hydrant within 100 feet of the FDC. Costco- Show the location of the FDC.

Miscellaneous Correction

Costco- What size is the water main going to the hydrant a the fuel station?

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 public and private hydrant plan.

Miscellaneous Correction

For access around the apartment buildings: D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Correct all applicable around the apartment buildings.

The line work at Bailey is confusing. Storm lines and curb lines do not match up lanes don't match up, islands dont go through the intersections where it should and appears to go through where it shouldn't.

Comments from MoDOT are still forthcoming. Staff will not give final approval until MoDOT comments have been received and addressed.

16th Street will be subject to the City's Unimproved Road Policy and will need to be brought up to full urban standard. Plans do not reflect these improvements.

Staff still requests that the Fuel Islands be reoriented to force gas customers to use the far east entrance.

An updated Traffic Impact Study was not received.

Recommend a meeting to discuss water line plan and sanitary sewer plan geometry. Also to separate public versus private and sizing. Final plan shall include proposed sizing to sanitary sewer lines and water lines.

Separate water mains from parallel storm and sanitary sewers by at least 10 feet.  There were some storm lines too close to water mains.

Do not install a public water main next to a building.

Install private water mains to avoid putting public water mains in parking lots.

Serve Lot 3 from the sanitary sewer along Bailey, to the south.  This will eliminate the need for the sewer along Oldham Road.  Also, the sewer serving Costco and the gas station would be private.

Background on Lot 1 has some inconsistencies shown on C.301.  There is a sewer shown as new on the east side of the property that appears to be in error.  It does not appear to be tied into anything or to serve the property.  Also, some of what I believe to be the existing abandoned sewer (8” and 6”) is shown as new.  This should be screened back.

On Sheet C.302 on the west side of the property, along Lot 8, it appears that the plan is to tie into the existing private 8” sewer (south of existing MH 39-005).  A new sanitary sewer should be shown, as this old private sanitary sewer would likely not pass any test for functionality.

Sheet C.303: All lots along 16th St. within Maddox Acres subdivision should be served by sanitary sewer along 16th St. Serving the western lots of Maddox Acres in the rear is not allowed by the Design and Construction Manual without a waiver, and the eastern lots of Maddox Acres would not be able to be served in the rear because sanitary sewer cannot be placed within the fill comprising the detention basin dam.

Previous comments related to the storm study for the southern portion (i.e., the non-Costco portion) were not addressed. Response to comments letter from the applicant's engineer states the emergency spillway will consist of an enclosed pipe system rather than a broad-crested weir, but nowhere on the plans or report was this shown or discussed

It is assumed that a stream buffer waiver will be sought after approval of the Preliminary Development Plan, and as such, any approval of the Preliminary Development Plan is contingent upon future approval of this waiver.

Additional design details are needed on the southern detention basin adjacent to Maddox Acres similar to what is shown for Costco. As previously discussed, it was stated in the response to comment letter that the emergency spillway was going to consist of an enclosed system, but was not shown on the plans, or discussed within any revised stormwater report.

Phasing plan was incomplete. Noting that "everything south of..." does not explain when particular utilities will be installed such as water line loops, sanitary sewer extensions, road connections, and road improvements to 16th St. A more detailed phasing plan is needed.

It appears the south detention basin along Maddox Acres is being excavated below grade with a major portion of the storage below existing grade. It is diffiicult to determine since there are no elevation callouts associated with the contours. If it is below grade, has there been any assessment of whether this basin will fill with groundwater, thus subtracting from the available storage?

SIDEWALKS. 1) Sidewalks shall be provided along both sides of all proposed streets. Due to the plan scale and line weights and colors, it isn't evident on the sidewalk plan that sidewalks are provided along both sides of all streets as required by the UDO. 2) To promote additional pedestrian connectively, sidewalk connections shall be provided from the streets into each of the individual lots. This previously made comment has not been addressed on all proposed lots.

BUILDING FOOTPRINTS. Dimension all proposed building footprints. Also dimension all distances between the proposed building footprints to the surrounding property lines. This previously made comment has not been addressed on all lots.

LIGHTING. Provide photometric plans for the proposed development in accordance with UDO Section 8.230. All proposed lighting shall comply with the requirements of UDO Sections 8.220, 8.250, 8.260, 8.270, 8.280 and 8.290 as applicable. Add a note to the plans indicating that development will comply with the lighting requirements cited above, to be confirmed at that the time of final development plan.

PHASING. Provide a phasing plan for the development. The response letter states that the comment above has been addressed on Sheet C.101, but no phasing lines or other phasing denotation appear to be provided for the overall development. There is no small note indicating that the apartment development will be done in two phases. Does this mean that the entire development will be done as a single phase except for the apartments?

DEVELOPMENT DATA TABLE. Complete the blank table cells for the required parking ratio and required parking number information; and impervious coverage information for the entire development on Sheet C.101.

APARTMENT UNIT BREAKDOWN. The total number of apartment units shown in the development table for Lot 21 still doesn't match the label on the building footprints. The table indicates 250 whereas the footprint indicates 240. Revise the listed density and parking space calculations in the data table to reflect the correct numbers of units. See Table 8-1 under UDO Section 8.530 for the required parking calculations for multi-family.

ZONING INFORMATION. Revise the "Current Zoning" information on the cover sheet to include the existing PI (Planned Industrial) zoning south of SE Bailey Rd.

PARKING LOT SETBACKS. Ensure that all proposed parking lots comply with the minimum 20' setback from all rights-of-way. In response to the comment above, the response letter states that any deviations are called out on Sheet C. 101. No deviations appear to be called out to the 20' parking lot setback. Does this mean that all parking lots will comply with the minimum 20' setback from all ROW? An accompanying modification letter states that a 10' setback is requested along the M-291 Hwy development frontage. Please confirm the intent as to parking lot setbacks.

TRASH ENCLOSURES. Each trash enclosure shall be constructed of masonry walls or steel architecturally designed walls with either a solid steel opaque gate painted to be compatible with the color of the masonry or steel walls and building it is to serve or a steel framed semi-opaque gate with a screen mesh material approved by the Director that provides an appropriate visual barrier. In response the comment above, it is stated that additional evergreen landscaping will be provided between the compactor location and the adjacent highway to screen its view. Provide photos and/or specifications of the compact to provide a sense of scale of the equipment for staff to evaluate the request to use evergreen plantings in lieu of the required masonry screen walls.

BUILDING ELEVATIONS. Elevations for all four sides of the proposed townhomes is required to be submitted. The previously made comment has not been addressed.

OPEN SPACE--MULTI-FAMILY. Label the sq. ft. and acreage of the various open areas denoted in green on the amenity plan.

COMMERCIAL/TOWNHOME INTERFACE. A landscape buffer shall be provided along the south and east sides of Lot 20 where the commercial building sits adjacent to the townhome area so as to provide a physical and visual buffer between the two uses.

STREETS. Label ROW widths for all proposed public streets.

EASEMENTS. Show, label and dimension all existing and proposed U/Es.

EXISTING CONDITIONS. Provide a plan sheet showing existing conditions of site improvements on the subject property. This primarily relates to the existing Zoetis building and associated site improvements. Also identify all surrounding property owners, land uses and existing zoning for existing surrounding properties located within 185' of the subject development site.

LOT INFORMATION. Label all proposed lot dimensions and more clearly identify the lot lines due to the number of lines of similar line weight used on the plans.

SIDEWALKS. Sidewalks shall be provided along both sides of all proposed streets. It appears that no sidewalk is proposed along the frontage of Lots 14-18 and Tract F. Additionally, to promote additional pedestrian connectively, sidewalk connections shall be provided from the streets into each of the individual lots.

BUILDING FOOTPRINTS. Dimension all proposed building footprints. Also dimension all distances between the proposed building footprints to the surrounding property lines.

LIGHTING. Provide photometric plans for the proposed development in accordance with UDO Section 8.230. All proposed lighting shall comply with the requirements of UDO Sections 8.220, 8.250, 8.260, 8.270, 8.280 and 8.290 as applicable.

PHASING. Provide a phasing plan for the development.

DEVELOPMENT DATA TABLE. Complete the blank FAR; blank required parking ratio and required parking number information; and impervious coverage information for the entire development on Sheet C.101.

APARTMENT UNIT BREAKDOWN. Provide a breakdown of the number of units in each apartment site by the number of bedrooms. The UDO bases the number of required spaces per multi-family dwelling unit by the number of bedrooms. See Table 8-1 under UDO Section 8.530 for the required parking calculations for multi-family.

REZONING. The majority of the subject acreage south of SE Bailey Rd is zoned PI (Planned Industrial) and requires rezoning. Submit an exhibit and legal description of the property to be rezoned from PI to PMIX (to match the rest of the subject development area). The subject application shall be converted to a Rezoning and Preliminary Development Plan application. The additional rezoning application is subject to an additional application fee.

LAND USES. The subject site will be developed under PMIX zoning. Since the PMIX zoning district has no standard list of allowable land uses, add a note to the plans listing the allowable land uses for the site found under UDO Section 5.560.A, 5.560.D, and the additional land uses for which the applicant appealed and received approval for the following land uses: automotive/truck related uses; retail--big box in excess of 80,000 sq. ft. on one level; car washes; and daycares.

LANDSCAPING--STREET FRONTAGE. Specific to the wholesale warehouse site, the street frontage tree and shrub landscaping calculations also apply to the US 50 Hwy frontage along the north property line.

LANDSCAPING--GENERAL. To provide year-round visual interest and foliage coverage, a mix of deciduous and coniferous landscaping shall be provided on all of the proposed commercial and residential sites. This comment is informational only at this point and shall be reviewed for approval at the final development plan stage.

LANDSCAPING--PARKING ISLANDS. 1) Specific to the wholesale warehouse site, every four (4) rows of parking shall include a landscape island of at least ten (10) feet in width to break up the large expanses of parking lot hardscape with landscaped open space. 2) All tree planting areas shall be no less than ten (10) feet in width, with no tree planted less than four (4) feet from the back of curb.

PARKING LOT SETBACKS. Ensure that all proposed parking lots comply with the minimum 20' setback from all rights-of-way.

TRASH ENCLOSURES. Each trash enclosure shall be constructed of masonry walls or steel architecturally designed walls with either a solid steel opaque gate painted to be compatible with the color of the masonry or steel walls and building it is to serve or a steel framed semi-opaque gate with a screen mesh material approved by the Director that provides an appropriate visual barrier.

BUILDING ELEVATIONS. 1) The wholesale warehouse elevations label each elevation as the "South Elevation" on page 7 of the 14-page documents. Correct the labels. 2) Elevations for all four sides of the proposed townhomes is required to be submitted.

GENERAL SITE LAYOUT--WHOLESALE WAREHOUSE. 1) The orientation of the of the gas station shall be flipped 180-degrees to avoid the queues backing up and conflicting with the main entrance to the site. 2) Staff recommends pushing the wholesale warehouse building further to the east and turning the orientation 180-degrees so the loading dock is on the railroad side of the site and the building entrance is on the southwest building corner. In other words, similar to the orientation and layout seen at the wholesale warehouse site off M-152 Hwy/Platte Purchase Dr.

OPEN SPACE--MULTI-FAMILY. A minimum 30% useable open space is required to be provided for each multi-family residential development.

TRAFFIC CIRCULATION--LOTS 19 AND 20. Staff continues to have concern regarding the intermingling of vehicular access to Lot 20 through Lot 19. Staff recommends the applicant further investigate a better means of separating the residential and commercial traffic.

OVERFLOW PARKING. It appears that the parking lot south of Tract D is intended to be overflow parking for the townhomes. A more centralized location for the parking lot, or alternatively dispersion of said spaces into smaller pockets throughout the development, will maximize its utility as overflow parking. The parking lot appears to be an approximately 790' walk (measured along the walkable path) to the center of the townhome area.

COMMERCIAL/TOWNHOME INTERFACE. Staff continues to have concern over the westernmost row of townhomes facing the back side/loading dock area of the inline retail building across the street to the west. The landscape plan for this area (Sheet L.102) shows no landscape buffering/screening along the rear of the retail building to provide a physical and visual screen between the dissimilar uses. A combination of decorative landscaping and a wall/fence shall be installed as a buffer.

PUBLIC GATHERING SPACES. 1) What is the intended use and programming visioin for Lot 12? 2) Early discussions on the proposed development included the intent for the open area around and between the buildings on Lots 4 and 5 to be public gathering spaces for passive use. Does this continue to be the intent? Feedback from staff at the time was that the layout and proximity of said space doesn't seem conducive or read as public gathering space, but rather patio/outdoor space for the use of Lots 4 and 5.

DOG PARK AREA. 1) Is the intent for the dog parks to be exclusive to townhomes and apartment residents of the development? 2) It appears that this area includes a pool and possibly a clubhouse or similar shelter. Please confirm. Also, provide elevations of the clubhouse/shelter.

ENVISION LS OVERLAY--DESIGN STANDARDS. The subject development is located within the boundaries of the EnVision LS overlay and as such is subject to the design standards for multi-family and commercial development found under UDO Section 5.640. A modification to said standards was sought and approved for the Oldham Village development tp the west. A modification request outlining the justification for this and any other modificiaton request shall be provided.

A waiver to the stream buffer requirement is being sought. A waiver shall be submitted on forms provided by the City, along with supporting documentation to justify the waiver.

Off-site sanitary to serve businesses along 16th St. will likely be required. Water Utilities shall be providing additional comments concerning this requirement, as well as other off-site improvements to the sanitary sewer.

Stormwater Study Comments: 1) I do not agree the existing stream channels within the site are located in areas of "limited vegetation". It appears these streams are located in areas of extensive vegetation. 2) it would appear the south detention basin should discharge via an underground pipe system across the adjacent property, and then under 16th St. 3) a junction box(s) or other structure should be installed on the line(s) described above to demarcate the public and private portion of the storm line(s). 4) emergency spillway for the south detention basin appears to be pointed toward a business along 16th St. An alternative location should be selected. 5) Exhibit L is shown in the appendix of the report, but only the cover sheet is included.

Water line improvements to be reviewed separate by Water Utilities.

A phasing plan should be presented within the Preliminary Development Plan showing: 1) the phasing of off-site sanitary sewer improvements, 2) the phasing of off-site water line improvements, 3) the phasing of detention basin construction, 4) the phasing of street construction, 5) the phasing of stormwater improvements, and 6) the phasing of on-site and off-site traffic improvements.

It was my understanding off-site improvements to 16th St. (i.e., to the south of this development along the Maddox Acres subdivision) was to be undertaken from M-291 to the east near the Watt Acres subdivision. This shall be discussed at the meeting next week.

Additional comments on the water lines and sanitary sewer lines are forthcoming.

Counts were performed when Oldham Road was already closed and may not be accurate.

Final Condition recommendations should be summarized for each phase and Figures provided as extra documentation.

Table 4 Lots 12 and 13 are flipped compared to the map.

A signal will not be allowed as shown on Oldham. The City's Access Management Guide states that a minimum of 1/4 miles is required between signal. Staff would consider a signal at the far east entrance but not closer.

Overflow parking will need to be provided for the townhome area in the SE corner of phase 3.

The main entrance should not dead end into a parking island. Rows should be adjusted to allow for vehicles to enter further into the sight.

The access to the gas pumps on lot one will not be accepted. The station should be flipped and entrance to the pumps should be on the far east side.

Please take a look at throat lengths for the shared access points on the west side.

Parking spaces should not be directly across from the entrances at lots 17 and 18.

Staff plans to meet with MODOT officials to discuss the plans and the connections to MO219. Additional comments will be coming after that meeting.

Applicant must provide proof that the Railroad was given sufficient opportunity to review the submitted plans as you are in close proximity of the tracks.

The entrance to the Townhomes development still conflicts with the retail space traffic.

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.

Dead Ends

IFC 503.2.5 - Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. Privide turn-arounds at the end of the dead ends on Lot 20.

Miscellaneous Correction

Parking will only be allowed on one side of the street in the multi-family housing in Lot 20.

Miscellaneous Correction

All addresses in this part of the city are in the SE quadrant. Correct the Oldham street name and provide prelininary names for the other streets.

UST's

The installation of underground fuel storage tanks (UST’s) shall comply with the 2018 International Fire Code and the requirements of the Missouri Department of Natural Resources.

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.

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. All sprinklered buildings shall have a hydrant within 100 feet of the FDC. Costco- Show the location of the FDC.

Miscellaneous Correction

Costco- What size is the water main going to the hydrant a the fuel station?

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 public and private hydrant plan.

Miscellaneous Correction

For access around the apartment buildings: D105.1 Where required. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. One or more of the required access routes meeting this condition shall be located not less than 15 feet (4572 mm) and not greater than 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Correct all applicable around the apartment buildings.