Lee's Summit

STREETS. Please note that proposed street names are subject to review for final approval typically at the final plat stage, so the listed street names may or may not be required to be changed at that time. This comment is informational only and requires no additional action at this time.

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 #13 ADA Sidewalk Ramps

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

An updated TIS was not supplied.

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 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 #13 ADA Sidewalk Ramps

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

DE C&O #14 Common Area Sidewalks

All sidewalks adjacent to a common area tract, unplatted land or any land where no structure is intended to be built, and is required, shall be constructed by the developer at the time the street is constructed.

Please note that exact utility alignments will be subject to review and approval of the public improvement plans when submitted based on the phasing included at that time.

STREETS. Please note that proposed street names are subject to review for final approval typically at the final plat stage, so the listed street names may or may not be required to be changed at that time.

LANDSCAPE PLAN. In addition to the street frontage trees shown on the landscape plan, shrubs shall be planted along all street frontages at the rate of 1 shrub for each 20' of street frontage.

APPLICATION APPROVAL PROCESS. Subject to satisfactorily addressing the remaining comments from the City's various department, staff finds that the proposed development is substantially consistent with the previously approved PDP from 2020 for the subject site and simply requires administrative staff approval.

Applicant states that Montage count included in the Existing conditions but it is not mentioned in the body of the study.

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 is allowed on one side of the street only. Post one side No Parking.

Miscellaneous Correction

Provide street names.

Legal Description

LEGAL DESCRIPTION. Add the subject property's legal description to the plan set. Also, please submit an electronic copy of the legal description. Microsoft Word document or selectable text PDF are the preferred file formats. The legal description can be emailed to the planner's email address above.

EXISTING CONDITIONS--SURROUNDING LAND USES (SHEET C101). List the existing zoning of the 15 listed properties on the table of surrounding properties located within 185' of subject site.

EXISTING CONDITIONS--CONTOURS (SHEET C101). Turn on the elevation labels for the existing site contours.

EXISTING CONDITIONS--SPECIAL FEATURES (SHEET C101). Aerial photography appears to show an existing pond west of the floodplain boundary, south of the easternmost T-intersection along the street that crosses the creek and stubs to the east. Show and label the existing pond. It appears that the pond boundary does not overlap the footprint for any of the proposed townhomes. However, a geotechnical report will be required at the time of building permit application should a townhome be proposed to be constructed on any fill brought in for the pond.

STREETS. Label the proposed names and grades of all proposed streets.

EASEMENTS. Show, label and dimension all existing and proposed easements on the site.

LOT INFORMATION. Label all site perimeter and proposed property line dimensions.

SIDEWALKS. 5' sidewalks are required along both sides of all streets and required along the entire development's outer road frontage.

SETBACK LINES. Show and label all proposed building and garage setback lines.

DRIVEWAYS. The proposed 2-car wide driveways for the townhomes dimension as 16' wide. Staff recommends minimum 18' driveway widths to more comfortably accommodate parking vehicles 2-wide to allow more room for door swing and more room to navigate around the car without stepping off the driveway. Staff believes the additional drive width will encourage residents to fully utilize the proposed 4 off-street spaces (2 garage + 2-wide driveway) being provided versus a tighter driveway width that may encourage some on-street parking where parking supply will already limited due to parking being allowed on only one side of the street.

LANDSCAPE PLAN. Provide a landscape plan that satisfies the minimum landscape requirements of UDO Section 8.790 and the minimum size requirements of UDO Section 8.750. Include the minimum landscape calculations of UDO Section 8.790 on the landscape plan.

PHASING AND LOT LAYOUT. 1) Confirm the intent of the proposed development's phasing. 2) What is the intent as it relates to the platting of the property? Will buildings be platted into individual lots or will larger blocks be platted within which groups of buildings will be located.

BUILDING ELEVATIONS/FLOOR PLANS. 1) Label gross square footage for each proposed building type and also label the gross square footage for each dwelling unit within each building type. Also clarify the number of bedrooms in the proposed dwelling units. 2) The proposed Juneau townhomes has minimal rear facade projection/articulation to break up the rear wall plane. What projection is provided is limited to a 2' projection on the outer units, but only on the upper floor. The minimal projection plus the proposed rear decks are not sufficient to satisfy the requirements for vertical and horizontal breaks. To meet the requirements of the UDO, features providing projections/offsets shall extend the entire height of the rear facade similar to the associated Emerald townhome design.

SITE DATA TABLE. 1) List the proposed total amount of building square footage. 2) List the amount of open space area in acreage. Also break out the amount of open space by that which is within the floodplain and that which is outside the floodplain. 3) List proposed project density.

OVERFLOW PARKING AREAS. The propopsed plan provides a 2-car garage for each individual dwelling unit plus a driveway to allow for 2-wide parking for each individual dwelling unit, yielding 4 off-street parking spaces per dwelling unit that exceeds minimum parking requirements. However, staff recommends that opportunities for additional overflow parking areas be explored based on the City's experience with similar developments generating greater parking needs than expected and provided for. Keep in mind that parking on all streets will be restricted to only one side and that the number of curb cuts will significantly limit on-street parking throughout the development.

APPLICATION APPROVAL PROCESS. Should all of staff's comments be satisfactorily addressed to comply with all requirements of the UDO, the subject application can be changed to a final development plan (FDP) and therefore not require going through the preliminary development plan (PDP) public hearing process. Staff would find that the proposed development would be substantially consistent with the previously approved PDP from 2020 for the subject site and simply require administrative staff approval.

Sheet C300: Please clarify the meaning of the different shadings used for pavement. This sheet seems to show phases, which the rest of the plan set does not show.

Sheet C400: • Please show and label the detention basin on the east side of the creek. • Sanitary sewer is required to be in the street, with MHs centered in a drive lane outside of a wheel path. Please revise accordingly.

Preliminary Stormwater Report: Please clearly denote the location of Outfall (O1) in all exhibits.

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 is allowed on one side of the street only. Post one side No Parking.

Miscellaneous Correction

Provide street names.

Another Approved PDP that should be included with your future development counts is Montage on the North Outer Road as it will affect the signal at 150.

The Intersection Sight Distance quoted in the report is not correct, it should be 365 FT not 500 FT.

The PM Peak Trips are not correct.

Trip distributions should not be a range but a percentage. Also the directions do not seem correct. Distributions should be from the North, South and possibly the East in the future.

Staff is concerned with the lack of overflow parking. The streets are narrow and there could be issues with large vehicles moving down the streets if cars are parked on both sides.

The Cul-de-sac on Paddock Dr and the connection over to Ovation is shown in a different lineweight and would indicate they will not be built with these improvements. These items are required with this application.