Planning Commission recommends Bank of America preliminary plan with setback modification, sanitation question remains

The Lee's Summit Planning Commission on Jan. 22 voted to recommend approval of a preliminary development plan for a new Bank of America branch at 1801 Northwest Chipman Road.

Brian Emrick, representing the applicant, told commissioners the proposal demolishes the existing single‑story building and replaces it with a slightly larger, single‑story prototype branch of about 4,700 square feet, subdivides the 1.41‑acre parcel into two lots, adds two remote ATMs and increases off‑street parking from 25 to 27 spaces while adding a pedestrian connection to the right‑of‑way. "We're proposing to raise the existing bank development and construct a new modern Bank of America branch," Emrick said during his presentation.

Hector So to Jr., the senior planner, entered exhibits and explained staff found the proposal consistent with the city's comprehensive plan for a commercial corridor. He told commissioners the application seeks one modification: reduce the required 20‑foot west parking setback to 6 feet as shown on the plans. "With this new realignment and redesign of the site, they're able to gain an additional 5 feet and yield a 6‑foot setback from the property line," he said.

Commissioners pressed the applicant and staff on several practical details before voting. They asked whether the project would maintain a pedestrian connection to the adjacent John Knox Village, whether to require a vinyl fence along three sides of the site or allow alternatives (a 3‑foot berm with dense plantings), and whether proposed street trees could create sight‑line problems at the Chipman Road intersection. The applicant's architect, Kaylee Berkhofer, confirmed the primary exterior materials will be a brick veneer and metal paneling on the main entry.

A notable unresolved technical item is the public sanitary sewer lateral. Emrick and staff said records do not clearly show the location of the existing lateral; if the lateral cannot be reused, the project may require a public infrastructure plan and a sanitary sewer extension. Hector told the commission the applicant "acknowledged" that the public infrastructure plan process could be needed and would be addressed before permitting.

The commission discussed—but did not adopt—a modification to eliminate vinyl fencing on the south and east sides; several commissioners asked staff to work with the applicant and John Knox Village to explore whether screening with vegetation would be acceptable. The motion to recommend approval of PL2025‑307 passed on a unanimous roll‑call vote of commissioners present.

The recommendation will be forwarded to the City Council for final action. Conditions of approval noted in the staff report include compliance with the submitted plan and any infrastructure requirements that arise from sanitary‑sewer determinations.