Lee's Summit

Miscellaneous Correction

Floodplain Development Permit Application: 1. Please call to setup a meeting to discuss the permit application, as there were numerous issues and omissions on the permit application which would be better discussed on a Teams call.

Miscellaneous Correction

A "No-Rise Certfication" form shall be submitted for the project. Suggest discussing at the Teams meeting discussed above.

Miscellaneous Correction

Previous applicant letter comment: "On all asphaltic concrete sections, KCMMB mix is required. Correction required". Although mix is called-out correctly, the aggregate base was incorrect for the residential collector (i.e., 26th St.). The aggregate base shall be a minimum of 7.5 inches over geogrid. Correction required.

Miscellaneous Correction

Previous applicant letter stated "Typical asphaltic concrete and subgrade sections are outdated. New standards for residential local are 6 inch aggregate over geogrid rather than 10 inch. New standards for residential collector are 7.5 inches aggregate over geogrid rather than 12 inches. Correction not necessarily required, but wanted to make you aware of the downgrade in design criteria." The updated typical sections do not callout aggregate, but rather, "KCMMB base with geo-grid". Did you mean to say "aggregate base with geogrid"? Correction required.

Miscellaneous Correction

All storm lines shall include the HGL for the design storm on the profile view. The design storm shall be called-out, and if the pipe cannot manage the 100 year event without surcharging, a suitable overflow route shall be established on the plans and identified on the plans for the amount the underground system is unable to manage within the pipe. Correction required.

Miscellaneous Correction

In graphic form on the profile view, show how all storm pipes shall be installed after the fill is placed a minimum of 18 inches above the grade of the pipe. Let me know if you need examples from other plans. Correction required.

Miscellaneous Correction

Sheet 18: The 15 inch storm line is entering a pipe below the crown of the receiving pipe. Correction required.

Miscellaneous Correction

Previous applicant letter comment stated "Signage plan was missing. Corrections required." Although a signage plan was provided, we need pavement marking for crosswalks included on this plan. Correction required.

Miscellaneous Correction

Street names are required on all sheets. Corrections required.

Miscellaneous Correction

Typical section views are incorrect in terms of the street names. Go through the plans and add the correct street names to the appropriate section view. For this project, 26th St. is a residential collector, and all others are residential local. Correction required.

Miscellaneous Correction

Storm lid detail is outdated. See the new standard detail on the website, and ensure it is included in the revised plans. Correction required.

Miscellaneous Correction

Sheet 11: The distance between the truncated domes on ramp 8 exceed 5.00 feet to back of curb. Maximum is 5.00 feet. Correction required.

Miscellaneous Correction

General Comment: Type B curb ramps are no longer allowed under PROWAG as a multidirectional ramp. A new design is required which separates each pedestrian route across each intersection. Single direction paths using Type A ramps are unaffected by this new ruling. Corrections required.

Miscellaneous Correction

All street cross pipes beneath collector streets (i.e., 26th St.) shall be either RCP or CPP. Correction required.

Miscellaneous Correction

Rip rap shall be called-out with dimensions such as width, length, taper, depth, and geofabric in addition to the D50 sizing. Calling out a square yardage of rip rap with D50 of 6 inches is insufficient detail. Correction required.

Miscellaneous Correction

Will all lots within Whispering Woods 3rd Plat be outside the limits of the floodplain after obtaining the LOMR-F? That was a condition of approval of the preliminary plan. All lots shall be outside the limits of the 100 year floodplain. A LOMR-F appears to be warranted.

Miscellaneous Correction

Itemized and sealed cost estimate required prior to formal approval. Informational comment.

Miscellaneous Correction

Floodplain Development Permit required prior to formal approval. Informational comment.

Miscellaneous Correction

LOMR-F required prior to formal approval of plat. Informational comment.

Miscellaneous Correction

Sidewalk at the south end of Fern Ct. should be shown "emptying" straight into the cul-de-sac bulb, along with an ADA-accessible detail. In other words, there should be no curvature around the cul-de-sac bulb, but rather, the sidewalk will terminate and direct pedestrian traffic into the cul-de-sac bulb with an ADA-accessible ramp. Correction required.

Miscellaneous Correction

Hydraulic Report dated Dec. 6, 2024 never makes clear the objectives of the report. The response to comments provides some of the objectives, but the report was not revised to include these objectives. I was also missing the "No-Rise Certification", and it appears from the report there is a slight rise upstream of the box culvert. FEMA defines any rise greater than 0.00 feet as a rise in the base flood elevation, and this will need to be addressed. Correction required via a revision to the report, and inclusion of a "No-Rise Certification" within the report.

Miscellaneous Correction

See comment #6 in previous applicant letter. The water main beneath the box culvert cannot remain in the location shown. It is greater than the allowed 7 feet of cover, and it is beneath a concrete box culvert. The allowance of this line to remain "as-is" will impact future maintenance by Water Utilities. Relocation of this line shall be required.

Miscellaneous Correction

The Storm Drainage Report dated Mar. 1, 2025 states within the text that fill will only be brought-into the floodplain fringe. This is not accurate. Fill will be brought-into the floodway, and hence a No-Rise Certification is required. Revision to the report is required.

Miscellaneous Correction

Recommend a meeting to discuss issues related to the No-Rise Certification, the Floodplain Development Permit Application, and other issues as needed.

Miscellaneous Correction

According to the "Hydraulic Report", it appears there is a rise in the base flood elevation upstream of the proposed box culvert. A "No-Rise Certification" (i.e., no rise greater than 0.00 feet) is required, and it would appear this condition has not been met. It is possible additional compensatory storage may be required. Correction required.

Miscellaneous Correction

Recommend a meeting to discuss the plans, the Floodplain Development Permit Application, the "Hydraulic Report", and the lack of a "No-Rise Certificate" for this project.

Miscellaneous Correction

Pipe cannot be curved less than 1200 feet radius. Otherwise the pipe integrity is jeopardized. Provide the location and magnitude of fittings required to ensure the radius of curvature is not less than 1200 feet. Correction required.

Miscellaneous Correction

Sheet 4: Sta 10+00 install four (4) gate valves at the cross. Correction required.

Miscellaneous Correction

Sheet 4: Sta 12+21: Install one (1) valve on the south side of the tee. Corrections required.

Miscellaneous Correction

Sheet 5: Extend water line B and move the hydrant to the next property line to ensure there is sufficient room to provide service connection without crossing extended property line. Correction required.

Miscellaneous Correction

An MDNR construction permit shall be required prior to formal approval. Informational comment.

Miscellaneous Correction

Itemized cost estimate required prior to formal approval. Informational comment.

Miscellaneous Correction

Plan and profile view of the existing water main to be relocated as part of the box culvert project to be provided with these plans. The water main cannot be allowed to remain beneath a box culvert, and is greater than 7 feet in depth. Correction required.

Miscellaneous Correction

Manhole frame and lid is shown in the incorrect location within the pavement. Either lane can be used, but the center of the lid should be positioned in the middle of the driving lane to avoid wheel interference. Correction required.

Miscellaneous Correction

City standard detail for the above-referenced placement of sanitary sewer manholes in pavement was missing. Provide this detail in the revised plans. Correction required.

Miscellaneous Correction

Existing sanitary sewer manhole labeled as A-0 should be relabeled as City manhole number #51-001. Correction required.

Miscellaneous Correction

Use the City standard detail SAN-7 for pipe encasement beneath the creek rather than your standard detail. Correction required.

Miscellaneous Correction

Epoxy-coated ductile iron pipe is required beneath the creek from manhole to manhole. Correction required.

Miscellaneous Correction

Insufficient fall at manhole B3. Skew requires 0.50 feet minimum fall. Correction required.

Miscellaneous Correction

Same comment for B2. Correction required.

Miscellaneous Correction

Segment A-2 to A-1: The fifteen (15) foot easement is insufficient.  Sewer is as deep as 20-21’ deep.  Easement shall be a minimum of forty (40) feet wide. Correction required.

Miscellaneous Correction

The above easement shall be an exclusive sanitary sewer easement. Show on plans and plat. Correction required.

Miscellaneous Correction

See Design and Construction Manual for minimum slopes based on upstream lot numbers. There is insufficient slope for the sanitary sewer line throughout the entire design. Many of these segments are subject to a 1.00% slope requirement based on lot numbers upstream. Correction required.

Miscellaneous Correction

Is manhole A-1 a shallow manhole? If so, a shallow manhole detail is warranted. Corrections required is applicable.

Miscellaneous Correction

MDNR construction permit is required prior to formal approval.

Miscellaneous Correction

Manhole frame and lid is shown in the incorrect location within the pavement. Either lane can be used, but the center of the lid should be positioned in the middle of the driving lane to avoid wheel interference. Correction required.

Miscellaneous Correction

City standard detail for the above-referenced placement of sanitary sewer manholes in pavement was missing. Provide this detail in the revised plans. Correction required.

Miscellaneous Correction

Existing sanitary sewer manhole labeled as A-0 should be relabeled as City manhole number #51-001. Correction required.

Miscellaneous Correction

Use the City standard detail SAN-7 for pipe encasement beneath the creek rather than your standard detail. Correction required.

Miscellaneous Correction

Epoxy-coated ductile iron pipe is required beneath the creek from manhole to manhole. Correction required.

Miscellaneous Correction

Insufficient fall at manhole B3. Skew requires 0.50 feet minimum fall. Correction required.

Miscellaneous Correction

Same comment for B2. Correction required.

Miscellaneous Correction

Segment A-2 to A-1: The fifteen (15) foot easement is insufficient.  Sewer is as deep as 20-21’ deep.  Easement shall be a minimum of forty (40) feet wide. Correction required.

Miscellaneous Correction

The above easement shall be an exclusive sanitary sewer easement. Show on plans and plat. Correction required.

Miscellaneous Correction

See Design and Construction Manual for minimum slopes based on upstream lot numbers. There is insufficient slope for the sanitary sewer line throughout the entire design. Many of these segments are subject to a 1.00% slope requirement based on lot numbers upstream. Correction required.

Miscellaneous Correction

Is manhole A-1 a shallow manhole? If so, a shallow manhole detail is warranted. Corrections required is applicable.

Miscellaneous Correction

MDNR construction permit is required prior to formal approval. Informational comment.

Miscellaneous Correction

Pipe cannot be curved less than 1200 feet radius. Otherwise the pipe integrity is jeopardized. Provide the location and magnitude of fittings required to ensure the radius of curvature is not less than 1200 feet. Correction required.

Miscellaneous Correction

Sheet 4: Sta 10+00 install four (4) gate valves at the cross. Correction required.

Miscellaneous Correction

Sheet 4: Sta 12+21: Install one (1) valve on the south side of the tee. Corrections required.

Miscellaneous Correction

Sheet 5: Extend water line B and move the hydrant to the next property line to ensure there is sufficient room to provide service connection without crossing extended property line. Correction required.

Miscellaneous Correction

An MDNR construction permit shall be required prior to formal approval. Informational comment.

Miscellaneous Correction

Itemized cost estimate required prior to formal approval. Informational comment.

Miscellaneous Correction

The plans for the Pryor Rd. improvements to be constructed by the City will need to be coordinated with these plans. Contact Nikia Chapman Freiberger at 816-969-1800 for a copy of the most recent plans for Pryor Rd. It is recommended a Teams meeting be setup to discuss. Correction required.

Miscellaneous Correction

A LOMR-F appears warranted for this site. Previous work on the first phase of Whispering Woods included this requirement, and many of the lots adjacent to the stream were filled in the corners to remove the lot from the floodplain, and went through the LOMR-F process. Correction required.

Miscellaneous Correction

It is possible a no-rise shall be required depending on the lot corners in Whispering Woods 1st Plat being at the base flood elevation. In other words, no encroachment will be allowed onto adjacent properties from an increase in the base flood elevation caused by fill, unless inundation easement or other appropriate legal instrument is recorded. Informational comment.

Miscellaneous Correction

On all asphaltic concrete sections, KCMMB mix is required. Correction required.

Miscellaneous Correction

Typical asphaltic concrete and subgrade sections are outdated. New standards for residential local are 6 inch aggregate over geogrid rather than 10 inch. New standards for residential collector are 7.5 inches aggregate over geogrid rather than 12 inches. Correction not necessarily required, but wanted to make you aware of the downgrade in design criteria.

Miscellaneous Correction

All storm lines shall include the HGL for the design storm on the profile view. The design storm shall be called-out, and if the pipe cannot manage the 100 year event without surcharging, a suitable overflow route shall be established on the plans and identified on the plans for the amount the underground system is unable to manage within the pipe. Correction required.

Miscellaneous Correction

In graphic form on the profile view, show how all storm pipes shall be installed after the fill is placed a minimum of 18 inches above the grade of the pipe. Let me know if you need examples from other plans. Correction required.

Miscellaneous Correction

Sheet 18: The 15 inch storm line is entering a pipe below the crown of the receiving pipe. Correction required.

Miscellaneous Correction

Signage plan was missing. Corrections required.

Miscellaneous Correction

Street names are required on all sheets. Corrections required.

Miscellaneous Correction

Typical section views are incorrect in terms of the street names. Go through the plans and add the correct street names to the appropriate section view. For this project, 26th St. is a residential collector, and all others are residential local. Correction required.

Miscellaneous Correction

Storm lid detail is outdated. See the new standard detail on the website, and ensure it is included in the revised plans. Correction required.

Miscellaneous Correction

Sheet 11: The distance between the truncated domes on ramp 8 exceed 5.00 feet to back of curb. Maximum is 5.00 feet. Correction required.

Miscellaneous Correction

General Comment: Type B curb ramps are no longer allowed under PROWAG as a multidirectional ramp. A new design is required which separates each pedestrian route across each intersection. Single direction paths using Type A ramps are unaffected by this new ruling. Corrections required.

Miscellaneous Correction

All street cross pipes beneath collector streets (i.e., 26th St.) shall be either RCP or CPP. Correction required.

Miscellaneous Correction

Rip rap shall be called-out with dimensions such as width, length, taper, depth, and geofabric in addition to the D50 sizing. Calling out a square yardage of rip rap with D50 of 6 inches is insufficient detail. Correction required.

Miscellaneous Correction

Will all lots within Whispering Woods 3rd Plat be outside the limits of the floodplain after obtaining the LOMR-F? That was a condition of approval of the preliminary plan. All lots shall be outside the limits of the 100 year floodplain. A LOMR-F appears to be warranted.

Miscellaneous Correction

Itemized and sealed cost estimate required prior to formal approval. Informational comment.

Miscellaneous Correction

Floodplain Development Permit required prior to formal approval. Informational comment.

Miscellaneous Correction

LOMR-F required prior to formal approval. Informational comment.

Miscellaneous Correction

Sidewalk at the south end of Fern Ct. should be shown "emptying" straight into the cul-de-sac bulb, along with an ADA-accessible detail. In other words, there should be no curvature around the cul-de-sac bulb, but rather, the sidewalk will terminate and direct pedestrian traffic into the cul-de-sac bulb with an ADA-accessible ramp. Correction required.

Miscellaneous Correction

A CLOMR-F appears warranted for this project similar to what was required for previous phases of this project. Even though it may be possible within the context of our Floodplain Development Ordinance to fill within the floodplain adjacent to the floodway, a rise of 1.00 feet or less is possible due to the fill by definition of a floodway, and it is possible the 100 year floodplain limits may encroach-upon adjacent properties in Whispering Woods Phase 1 and 2. It appears the previous phase of the project had corner elevations very close to the base flood elevation, and it will be necessary to show any new fill brought into the floodplain limits will not cause an encroachment of the 100 year floodplain on adjacent properties. Correction required.

Miscellaneous Correction

A floodplain development permit shall be obtained from the City Floodplain Administrator prior to any work within the floodplain. The floodplain permit application shall include all plans and studies necessary for the City Floodplain Administrator to make a decision. Correction required.

Miscellaneous Correction

Sheet 8: The detention basin/sedimention pond shown in the northeast portion of the project does not make sense when shown superimposed upon the stream. What is the plan for diverting the stream at this location? As shown, it appears to hit the backside of the dam which does not appear to be a good design. Correction required.

Miscellaneous Correction

Have you obtained any documentation from USACE concerning the stream described in the above comment? The stream in question is located in the northeast portion of the project, within the limits of the temporary sediment basin. Correction required.

Miscellaneous Correction

All temporary sediment basins should be lined with turf reinforcement mat. Correction required.

Miscellaneous Correction

All skimmers used on the project shall include a site-specific design rather than a generic standard detail. Sizing of the skimmer, etc. is required. Correction required.

Miscellaneous Correction

Elevation callouts are required on key contours shown on the grading plan. Correction required.

Miscellaneous Correction

Elevation callouts are required on the temporary sediment basins, including grading, top of dam, bottom of basin, slope of basin bottom, emergency spillway, etc. Corrections required.

Miscellaneous Correction

Sheet 6: Graphical scale is incorrect. Corrections required.

Miscellaneous Correction

Sheet 5: 100 year floodplain is called-out but does not appear accurate based on what I am seeing. Corrections required.

Miscellaneous Correction

Itemized and sealed cost estimate required prior to formal approval. Informational comment.

Miscellaneous Correction

Floodplain Development Permit Application: 1. Please call to setup a meeting to discuss the permit application, as there were numerous issues and omissions on the permit application which would be better discussed on a Teams call.

Miscellaneous Correction

A "No-Rise Certfication" form shall be submitted for the project. Suggest discussing at the Teams meeting discussed above.

Miscellaneous Correction

Previous applicant letter comment: "On all asphaltic concrete sections, KCMMB mix is required. Correction required". Although mix is called-out correctly, the aggregate base was incorrect for the residential collector (i.e., 26th St.). The aggregate base shall be a minimum of 7.5 inches over geogrid. Correction required.

Miscellaneous Correction

Previous applicant letter stated "Typical asphaltic concrete and subgrade sections are outdated. New standards for residential local are 6 inch aggregate over geogrid rather than 10 inch. New standards for residential collector are 7.5 inches aggregate over geogrid rather than 12 inches. Correction not necessarily required, but wanted to make you aware of the downgrade in design criteria." The updated typical sections do not callout aggregate, but rather, "KCMMB base with geo-grid". Did you mean to say "aggregate base with geogrid"? Correction required.

Miscellaneous Correction

Previous applicant letter comment stated "Signage plan was missing. Corrections required." Although a signage plan was provided, we need pavement marking for crosswalks included on this plan. Correction required.

Miscellaneous Correction

Floodplain Development Permit required prior to formal approval. Informational comment.

Miscellaneous Correction

LOMR-F required prior to formal approval of plat. Informational comment.

Miscellaneous Correction

Plan and profile view of the existing water main to be relocated as part of the box culvert project to be provided with these plans. The water main cannot be allowed to remain beneath a box culvert, and is greater than 7 feet in depth. Correction required.

Miscellaneous Correction

MDNR construction permit is required prior to formal approval.

Miscellaneous Correction

According to the "Hydraulic Report", it appears there is a rise in the base flood elevation upstream of the proposed box culvert. A "No-Rise Certification" (i.e., no rise greater than 0.00 feet) is required, and it would appear this condition has not been met. It is possible additional compensatory storage may be required. Correction required.

Miscellaneous Correction

Recommend a meeting to discuss the plans, the Floodplain Development Permit Application, the "Hydraulic Report", and the lack of a "No-Rise Certificate" for this project.