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Outcome |
Est. Completion Date |
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Traffic Review
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Corrections
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02/20/2026
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02/20/2026
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Daniel Fernandez
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Corrective Action Required
TIS has mis classified all the major streets in the study area. The following classifications should be used and the design criteria adjusted as needed.
Douglas Street - Major Arterial
Chipman Road - Major Arterial
Tudor Road - Minor Arterial
Main Street - Commercial Industrial Collector (not included in the study but should be studied for turn lane improvements needed).
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Corrective Action Required
City of Lees Summit policy requires a LOS of C or better. Any movements that drop to a D or less need to be mitigated to the greatest extent possible.
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Corrective Action Required
The Access Managment Code (AMC) requires 660 feet of separation between full access entrances along a Major Arterial. The southern access drive (Access 1 in plans, Access 2 in TIS) is too close and should be a Right In Right Out (RIRO) access only. A raised concete median should be provided along Douglas Street in this area to prohibit left turn movements in and out of this access point.
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Corrective Action Required
Right turn lanes are required at all entrances along a Major Arterial.
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Corrective Action Required
Page 31 of the TIS refers to Farm Road 140 and State Highway MM, which is not part of this study. Please remove.
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Corrective Action Required
Access Drive 3 is too close to Commerce Drive. AMC requires a minimum separation of 300 feet.
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Corrective Action Required
Turn lanes should be evaluated for all points and included in the TIS. This should include anticipated queue lengths.
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Corrective Action Required
There are 3 empty pad sights at the east end of the property along Douglas Street that were not accounted for in the TIS. A use should be assigned for each of these sights and their trip generation should be included in the calculations for the study.
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Planning Review
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Corrections
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02/20/2026
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02/20/2026
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Adair Bright
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Corrective Action Required
Provide a comment response letter.
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Corrective Action Required
REZONING EXHIBIT. Is 917 NW Main Street proposed to be rezoned to CP-2? If so, provide a legal description.
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Corrective Action Required
REZONING EXHIBIT. If Lot 7 of Summit Park is not being rezoned, remove the "proposed zoning" note.
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Corrective Action Required
LEGAL DESCRIPTIONS. All legal descriptions shall be provided in a word document so we can draft the ordinances. We may need different sets of legal descriptions if the rezoning and the PDP are not proposed to cover the same property.
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Corrective Action Required
PDP REQUIREMENTS. Referencing Sheet C-110, if Lots 3, 4, 5, and 7 are included in the PDP, they need lot layouts, setbacks, elevations,e tc. If not, they at least need a conceptual layout and will be required to come back for a PDP at the time of development.
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Corrective Action Required
PHASING PLAN, SHEET C-002. Pertaining to the comment 5, if lots 3, 4, 5, and 7 are proposed as conceptual, it would be beneficial to show them phased as such. They could each be a subsequent phase, or if Lots 3, 4, and 5 will develop at the same time they can be Phase 2 and Lot 7 can be Phase 3.
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Corrective Action Required
PHASING & PLATTING. The PDP can serve as the Preliminary Plat as long as it has all the information required in UDO Sec. 7.100. Since we are exceeding the 3-lot maximum for a minor plat, this will have to be a full preliminary and final plat process. The final platting can occur in phases when the lots are ready to develop.
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Corrective Action Required
PLATTING. It is recommended that Lot 6 be platted solely as the building footprint and to include a blanket access easement for the site along with a shared parking agreement. This will help with maintenance down the road versus having a portion of a parking space on a completely separate property.
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Corrective Action Required
SHEET C-110. The Site Plan Data Chart should identify the proposed subdivision name as well. Currently, it states the subdivision is Summit Park and I am assuming that once this is platted it will have an entirely different subdivision name.
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Corrective Action Required
SHEET C-110. The Site Plan Data Chart uses the phrase "rezoning zoning". Update to just say "proposed zoning".
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Corrective Action Required
SHEET C-110. The acreage of the site is noted at 21.59, however when added up using the acreage listed on each lot it equals 21.36.
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Corrective Action Required
SHEET C-110. Building square footage shall be noted and listed out by lot.
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Corrective Action Required
SHEET C-110. Provide building and parking setbacks dimensioned on the plan. Required building setbacks are in UDO Sec. 6.040. Required parking setbacks are in UDO Sec. 8.620.
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Corrective Action Required
SHEET C-110. By my calculations, I am seeing that the grocery store, Lot 1, and the retail, Lot 6, require 428 parking stalls and there are 417 provided. How were the calculations done?
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Corrective Action Required
SHEET C-110. Assuming the drive-through at the southeast corner of the grocery store is a pharmacy pick-up window, show the stacking spaces. UDO Sec. 8.570 requires 5 stacking spaces.
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Corrective Action Required
SHEET L-100 & L-101. Add the plant schedule to both landscaping sheets.
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Corrective Action Required
SHEET L-100 & L-101. Street frontage plantings shall contain a mix of deciduous and coniferous trees to provide year-round landscaping.
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Corrective Action Required
SHEET L-100 & L-101. UDO Sec. 8.790.B outlines all open yard landscaping requirements. The site is required two shrubs and one tree per 5,000-sf. of lot area excluding building footprint area.
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Corrective Action Required
SHEET L-100 & L-101. The site is required a high impact buffer along the north and south property lines (adjacent to RP-4 & AG). Buffering requirements are in UDO Sec. 8.890 and 8.900.
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Corrective Action Required
SHEET P-100. Provide the concrete base detail of all lights. UDO Sec. 8.250.C notes a maximum base height of 3-ft. and that the base shall be included in the overall max. height of the light fixture.
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Corrective Action Required
SHEET P-100. Per UDO Sec. 8.250.D.1, "All light fixtures on properties within or adjoining residential uses and/or districts shall not exceed 15 feet in height within the perimeter area. For purpose of this standard, the perimeter area shall be measured 100 feet from the property line closest to the residential use and/or district. Outside the perimeter area, the overall height may be increased to 20 feet, measured to the top of the fixture from grade." Sheet P-100 notes mounting heights up to 28-ft.
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Corrective Action Required
SHEET P-100. Provide light fixture details and manufacturer specification sheets.
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Corrective Action Required
ELEVATIONS. Per UDO Sec. 8.080.B, commercial/retail buildings must include 3 different Class 1 and 2 materials that comprise as least 50% of the primary facade(s). Note which materials are meeting that requirement and the percentage of the facade those materials occupy. The material classification table is located in UDO Sec. 8.060. Primary facades are street-facing facades. For the proposed development that would be the west facade of the grocery store.
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Corrective Action Required
ELEVATIONS. Provide more detail on the metal proposed to be used. Non-insulated metal siding and panels is considered a Class 4 material which is prohibited on this building type.
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Corrective Action Required
ELEVATIONS. Provide information about the roofing material. Only Class 1, 2, or 3 materials are allowed.
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Corrective Action Required
ELEVATIONS. Per UDO Sec. 8.080.B, primary facades are required to have an articulation no less than once every 60 linear feet. Wall articulations include, but are not limited to, projections or recesses in the wall plane of at least 2 feet in depth or the use of columns, piers, or equivalent structural or decorative elements that project at least 2 feet beyond the wall plane. Confirm the requirement is being met for the west facade and provide information detailing that.
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Corrective Action Required
ELEVATIONS. Per UDO Sec. 8.050.B.4.i, all commercial and retail building facades that face a public or private street shall have fenestrations with clear glass that occupy no less than 50% of the pedestrian view zone. The pedestrian view zone is defined as the 8-foot-tall area of the subject building's primary façade(s) that is between two feet and ten feet above the adjacent sidewalk or ground level. Since the development has a public street along the rear of the development, I understand this would be difficult to meet. To seek a modification please provide a modification request outlining the request itself and justification for why the code cannot be met.
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Corrective Action Required
SIGNAGE. The site plan showing proposed monument sign locations shall be scaled.
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Corrective Action Required
SIGNAGE. Provide the distance between the proposed monument signs.
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Corrective Action Required
SIGNAGE. UDO Sec. 9.620 allows 2 attached signs per tenant. The plans currently show 5 signs on the grocery store, if I counted correctly. If you would like to request additional signage, that should be included in the modification request.
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Corrective Action Required
SIGNAGE. Provide a modification request for the increased height and size of the monument signs including justification for why the code cannot be met.
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Corrective Action Required
SIGNAGE. The site plan shows "monument sign a" on Lot 5. If that lot is to be owned by someone else in the future, it is recommended to place that sign in a tract or within a sign easement.
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Corrective Action Required
MISCELLANEOUS. Confirm all ground-mounted and building-mounted equipment will be screened from view. On the elevations, dash in the height of any roof-mounted equipment.
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Corrective Action Required
MISCELLANEOUS. Will the kiosk at the gas station be available to customers to enter? Provide the square footage of the building and ensure it meets all architectural requirements outlined in comments 23, 24, 25, and 27.
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Engineering Review
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Corrections
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02/20/2026
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02/20/2026
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Susan Nelson, P.E.
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Corrective Action Required
Please provide more information regarding how the property will be divided now and in future phases.
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Corrective Action Required
How will the outparcels along Douglas be sewered? Plans show existing sanitary sewer along Douglas St. and a proposed connection for the fuel kiosk. There currently are no existing sanitary sewer facilities available along Douglas St. Public utility extensions may be required depending on how the lots are divided and additional utility easements may be needed.
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Corrective Action Required
Provide information regarding the future maintenance plan for the detention basins. Detention basins must be located within a separate tract with common ownership through a property owner’s association that is responsible for future maintenance or within a lot where that specific lot owner is responsible for future maintenance.
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Corrective Action Required
Detention shall be as required by APWA Section 5600, as amended by LS Section 5600, please verify that the appropriate design criteria is used. Show the detention basin emergency spillways on the plans.
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Corrective Action Required
Please be aware that no part of any retaining wall or monument sign, including the associated foundations, may be located within any easement.
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Fire Review
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Corrections
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02/20/2026
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02/20/2026
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Jim Eden
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Code Statement
Corrective Action Required
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 (IFC).
Depending on when building plans are submitted, the 2024 IFC may be in effect (June 2026).
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UST's
Corrective Action Required
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.
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Hazmat
Corrective Action Required
IFC 105.6.20 - A Hazardous materials permit is required for the using, dispensing, transporting, handling, and/or storing of extremely hazardous substances. “Extremely Hazardous Substances (EHS) Facilities” are defined as facilities subject to the provisions of Superfund Amendments and Reauthorization Act of 1986 (SARA TITLE III), Section 302, for storing, dispensing, using, or handling of listed chemicals in excess of their threshold planning quantities (TPQ). See amended Section 5001.4 of the 2018 International Fire Code.
A permit is required for the sale of gasoline or diesel exceeding the Threshold Planning Quantity (EPA), and for the retail exchange of propane.
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FDC
Corrective Action Required
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 where the fire main comes into the grocery store, and show the location of the FDC for the grocery store and retail space.
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Hydrants
Corrective Action Required
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 for the fuel station.
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