Lee's Summit

Throat lengths need to be addressed with the PDP. Please adjust to meet AMC requirements.

Clearly indicate that 16th Street Road Improvements will be included with these plans.

Stuyveant will be treated as a Local street rather than a collector and the right turn lane requirements will be adjusted appropriately.

No occupancy permits can be issued for any portion of this project until downstream sanitary sewer capacity improvements have been completed. The City has planned for an excess flow holding basin to be designed in 2028 depending on available funding to address these capacity issues.

Extension of public sanitary sewer was shown extending to Lot 9 Maddox Acres along 16th St. on the Preliminary Development Plan dated Nov. 24, 2025. Public sanitary sewer shall be extended east of this point to the end of the required 16th St. improvements discussed in condition #3 below.

Applicant shall improve 16th St. from M-291 to the private street immediately east of Tract C identiffied on the Preliminary Development Plan dated Nov. 24, 2025. Improvements shall consist of removal and replacement of existing road, curb and gutter, two (2) lanes of traffic with twelve (12) foot lanes designed to collector street standard, stormwater improvements including curb inlets, junction boxes, manholes storm lines, water line improvements, sidewalk, and sanitary sewer improvements.

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 #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.

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.

DEVELOPMENT STANDARDS. Unless proposed and denoted otherwise, the governing development standards (i.e., setbacks, FAR, density, allowable building height, etc.) for the commercial lots are assumed to be governed under typical CP-2 standards. Similarly, the residential lots are assumed to be governed under typical RP-4 standards, except that the Lot 20 density is shown at 30.2 versus the 25 dwelling unit/acre maximum for the RP-4. This previously made comment is being kept for documentation purposes only. No further action required.

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 and local amendments.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. All roads fronting the townhomes shall be posted No Parking to allow parking on one side of the street only. All of the turn arounds shall be posted.

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 provide a water model for the area to meet fire flow requirements

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 that provides accessible coverage to all building. Get with the fire department to discuss layout.

Misc.

Provide names for the private streets.

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 and local amendments.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. All roads fronting the townhomes shall be posted No Parking to allow parking on one side of the street only. All of the turn arounds shall be posted.

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 provide a water model for the area to meet fire flow requirements

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.

Right turn lane at Stuyvesant looks very short. Access Management Code calls for 150' plus taper.

MoDOT has provided comments, but they focused mostly on Phase 1 in their review. Need to address comments prior to PC or a condition will be added allowing for all MoDOT comments to be addressed.

Several throat lengths do not meet AMC minimums.

As stated in the TIS, several locations warrant right turn lanes but these haven't been shown in the plans.

SIDEWALKS. Provide pedestrian sidewalk connections between the sidewalks along the public and private streets into the building sites. The sidewalk plan only illustrates the proposed sidewalks along the private and public streets. The actual sidewalk connections from the streets into each individual lot shall be required and reviewed at the time of final development plan for each lot.

DEVELOPMENT STANDARDS. Unless proposed and denoted otherwise, the governing development standards (i.e., setbacks, FAR, density, allowable building height, etc.) for the commercial lots are assumed to be governed under typical CP-2 standards. Similarly, the residential lots are assumed to be governed under typical RP-4 standards, except that the Lot 20 density is shown at 30.2 versus the 25 dwelling unit/acre maximum for the RP-4. This previously made comment is being kept for documentation purposes only. No further action required.

OPEN SPACE--MULTI-FAMILY. A minimum 30% useable open space is required to be provided for each multi-family residential development. The development data table indicates a maximum impervious site coverage of 20%, which conflicts with the minimum 30% useable open space requirement.

PARKING LOT DESIGN. 1) There are several areas on the site plan showing parking stall depths of less than 19' when there is no minimum 6'-wide landscape or open area at the head of the spaces. For example, Lot 20 shows head-to-head spaces having a total depth of 36' (i.e., 18' depth per space). Lots 14 and 19 similarly have deficient head-to-head stall depths of 17' and 18'. 2) Additionally, areas with 6'-wide open spaces at the head of spaces are shown with 16.5'-deep stalls, which is less than the minimum 17' depth required for said areas. 3) As previously commented upon, dimension the setbacks from all public right-of-way width and edge of private street pavement to ensure that parking lots maintain a minimum 20' setback from each per UDO requirements.

DEVELOPMENT DATA TABLE. The number of townhome dwelling units listed in the table for Lot 21 still doesn't appear to match what is shown graphically. There appear to be 97 units versus 100 listed in the table. Revise and also update the listed Lot 21 density in the table accordingly.

BUILDING ELEVATIONS. 1) The building elevations from Klover Architects still do not scale correctly. 2) As previously commented upon, the percentage makeup of each exterior material (including glazing) shall be broken out for the primary (i.e., front) facade of each typical commercial building to ensure that it complies with the requirement that no less than 1/2 of the facade area is comprised of 3 different Class 1 or 2 building materials identified under UDO Section 8.060, Table 8.I-1. 3) Dimension the key plans on each of the commercial building elevation sheets for staff to review for compliance the depths (2' minimum) of the projections or recesses required to meet the wall articulation requirements under UDO Section 8.050.B.3.a. 4) All commercial buildings shall have roofline articulation no less than once every 100 linear feet on all sides of the building. Articulation methods are listed under UDO Section 8.050.B.3.b. 5) Provide a proposed color schedule/palette for all of the exterior building materials for the townhome elevations from NSPJ Architects. 6) Specify the specific material type (e.g., cement fiber board, wood, wood composite, vinyl, etc.) for the Board and Batten and Lap Siding style material on the townhome elevations from NSPJ Architects. See UDO Section 8.060, Table 8.I-1 for the list of allowable materials and UDO Section 8.070, Table 8.I-2 for material useage requirements. 7) Color elevations for all four sides of the townhome elevations from NSPJ shall be submitted to review for compliance with the residential building material requirements of UDO Section 8.070, Table 8.I-2.

AMENITY/OPEN AREAS. 1) Provide dimensioned, color building elevations with material callouts for the clubhouse building on Lot 21. 2) What do the rectangular shapes in the vicinity of the northeast corner of Lot 21 and the open area south of center on Lot 22 represent? Are these buildings or shelters?

Sheet C301: See previous applicant letter. Sanitary sewer was not extended to Lot 10, 11, and 12 Maddox Acres as requested. Extend the sanitary sewer to serve these three (3) lots within Maddox Acres. See subsequent comments below for additional extension requirements to tie-into the SE portion of the project where the two (2) southeasternmost townhomes are located. These townhouses are currently draining toward this area.

General Sanitary Sewer Comment: It appears the two (2) southeasternmost townhouse units shown along the SE portion of the project would be better served with sanitary sewer along 16th St. This could be tied-into the sanitary sewer serving lots 10, 11, and 12 Maddox Acres discussed in previous comment letter. Recommend showing this extension along the road adjacent to the SE townhomes and 16th St. to the plat boundary depending on grade, most likely the "bend" in the road where 16th St. becomes SE Willow Rd.

Sheet C.300: a. Sanitary sewer lines were difficult to read, and become pixelated upon zooming-into the document. Revise the sheet to make it clear where the sanitary lines are located and where they flow, and remove the pixelation. b. New water main needs to be extended to the bend in 16th St. where it changes to Willow Rd. This would appear to be the plat boundary.

Sheet C.301: a. Sanitary sewer serving the townhomes in the SE portion of the project appear to be better served from 16th St. to the south rather than extending to the north. This should be connected to the sanitary sewer discussed previously along 16th St. To achieve compliance with extending to the plat boundary for sanitary sewer, it would appear the termination point would be the bend in 16th St. where it becomes Willow Rd. b. Road improvements should be better defined on its own sheet. The road improvements should be designed with curb and gutter and storm sewer improvements, and should be extended from M-291 to the bend in 16th St. where it becomes Willow Rd.

General Comment on All Utility Sheets: Show the proposed line sizes, or alternatively, provide sufficient labeling stating the sizing will be provided during the final design.

Have preliminary profile views been prepared and examined to determine whether the sanitary sewer alignment is compliant with the maximum 20 foot depth rule, utility conflicts, etc.?

Recommend submittal of preliminary profile views for the alternate alignment described above.

Missing an off-site sanitary sewer plan.

Sheet C101 a. This sheet becomes pixelated and illegible while zooming-in, Please fix.

Sanitary sewer line shall be extended along 16th St. to serve all lots within Maddox Acres. Sanitary sewer stubs (i.e., wye connections and stubs) shall be required for each lot. Final connection shall be the responsibility of each lot owner.

ZONING. Revise the "Existing Zoning" information labeled on the cover sheet to include PI, so it reads PI and PMIX as existing.

Legal Description

LEGAL DESCRIPTION. 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.

STREETS. Label the right-of-way widths for the proposed SE Bowery St and common area tract widths for the private streets.

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

LOT DIMENSIONS. Label all proposed property line dimensions for each lot and tract.

SIDEWALKS. Provide pedestrian sidewalk connections between the sidewalks along the public and private streets into the building sites.

DEVELOPMENT STANDARDS. Unless proposed and denoted otherwise, the governing development standards (i.e., setbacks, FAR, density, allowable building height, etc.) for the commercial lots are assumed to be governed under typical CP-2 standards. Similarly, the residential lots are assumed to be governed under typical RP-4 standards, except that the Lot 20 density is shown at 30.2 versus the 25 dwelling unit/acre maximum for the RP-4.

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

SETBACK LINES. Show, label and dimension the building setback lines on all lots.

PARKING LOT DESIGN. No dimension information is provided on the plans. 1) Label the typical parking space dimension for each proposed lot, with a minimum 9' x 19' parking space dimension. Parking space depth may be reduced to 17' when a minimum 6' wide sidewalk or open space is located at the head of the space. 2) Dimension all drive entrances and internal drive aisle widths. A minimum 24' of pavement width (excluding curb and gutter) is required for all drives serving two-way traffic. 3) Dimension the setbacks from all public right-of-way width and edge of private street pavement to ensure that parking lots maintain a minimum 20' setback from each per UDO requirements.

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. There is a label of 'Phase 1' on the Lot 20 multi-family building footprint. Is this an errant note or is the multi-family being phased in some way? For clarity, is all of the area south of SE Bailey Rd intended to be developed in one phase?

DEVELOPMENT DATA TABLE. The number of townhome dwelling units listed in the table for Lot 21 still doesn't appear to match what is shown graphically. There appear to be 97 units versus 100 listed in the table. Revise and also update the listed Lot 21 density in the table accordingly.

LANDSCAPING. The landscape plan provides no calculations for the required street frontage and open space areas and only shows landscaping along the street frontages. No interior open yard landscaping is shown as required. Show the required landscaping calculations and provide all required landscaping in accordance with UDO Sections 8.750, 8.790, 8.810 and 8.820.

TRASH ENCLOSURES. 1) No trash enclosure location or detail is shown for any lot any. Show all proposed trash enclosure locations. All outdoor trash and recycling receptacles, dumpsters, and grease collection containers shall be opaquely screened on all sides by the use of a permanent enclosure, with gates and/or doors for access. The enclosure shall be constructed of permanent materials such as textured block, split faced concrete block, brick, or stone. The colors, materials, and design shall match or otherwise be compatible with the dominant architectural materials and design of buildings on site. 2) Trash enclosure areas shall be improved with a Portland cement concrete pad and a Portland cement concrete approach 30 feet in length, measured from the enclosure opening. The pad and approach shall be improved with a minimum six inches of full depth unreinforced Portland cement concrete constructed on a sub-grade of four inches of granular base course.

DRIVE-THROUGH RESTAURANT QUEUING. The minimum queue length for a drive-through restaurant is 4 vehicles from the pick-up window and 5 vehicles from the order box.

BUILDING ELEVATIONS. 1) None of the building elevations from Klover Architects scale correctly. Revise. 2) The percentage makeup of each exterior material (including glazing) shall be broken out for the primary (i.e., front) facade of each typical commercial building to ensure that it complies with the requirement that no less than 1/2 of the facade area is comprised of 3 different Class 1 or 2 building materials identified under UDO Section 8.060, Table 8.I-1. 3) Dimension the key plans on each of the commercial building elevation sheets for staff to review for compliance the depths (2' minimum) of the projections or recesses required to meet the wall articulation requirements under UDO Section 8.050.B.3.a. 4) All commercial buildings shall have roofline articulation no less than once every 100 linear feet on all sides of the building. Articulation methods are listed under UDO Section 8.050.B.3.b. 5) Provide a proposed color schedule/palette for all of the exterior building materials for the townhome elevations from NSPJ Architects. 6) Specify the specific material type (e.g., cement fiber board, wood, wood composite, vinyl, etc.) for the Board and Batten and Lap Siding style material on the townhome elevations from NSPJ Architects. See UDO Section 8.060, Table 8.I-1 for the list of allowable materials and UDO Section 8.070, Table 8.I-2 for material useage requirements. 7) Color elevations for all four sides of the townhome elevations from NSPJ shall be submitted to review for compliance with the residential building material requirements of UDO Section 8.070, Table 8.I-2.

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.

AMENITY/OPEN AREAS. 1) Provide dimensioned, color building elevations with material callouts for the clubhouse building on Lot 21. 2) What do the rectangular shapes in the vicinity of the northeast corner of Lot 21 and the open area south of center on Lot 22 represent? Are these buildings or shelters?

The TIS submitted is not the most current and a full review of these plans is not possible without the updated report. Once received, a full 10 day review will be required.

Check right turn lane warrants at Stuyvesant St. There are a large number of Drive-thru restaurants and it seems like one would be warranted.

There is no grading shown for 16th Street Improvements. This road is required to be brought up to full urban stnadards for the length of your development under the Unimproved Road Policy. Plans indicate Proposed Road Improvements but none are shown.

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 and local amendments.

Fire Lanes - Marking

IFC 503.3 - Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. All roads fronting the townhomes shall be posted No Parking to allow parking on one side of the street only. All of the turn arounds shall be posted.

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 provide a water model for the area to meet fire flow requirements.

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 that provides coverage for all buildings. Contact the fire department to discuss layout.

Miscellaneous Correction

Show apparatus turning movements for all lots (44 Foot Non-articulating Ladder Truck).

Fire Lane Required

IFC 503.1.1 - Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where: 1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3. 2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided. Adequate access is not provided to the townhomes. Provide access or provide automatic fire sprinkler systems per NFPA 13R or 13D.

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 proposed FDC's and associated hydrant (see Item #4).

Miscellaneous Correction

Provide names for the private streets.