| Review Type |
Outcome |
Est. Completion Date |
Completed |
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Record Drawings Review
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No Comments
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11/24/2021
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11/23/2021
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Gene Williams, P.E.
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Record Drawings Review
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Corrections
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11/12/2021
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11/12/2021
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Gene Williams, P.E.
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Engineering Review
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No Comments
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09/20/2021
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09/17/2021
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Gene Williams, P.E.
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Engineering Review
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Corrections
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07/29/2021
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07/29/2021
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Gene Williams, P.E.
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Engineering Review
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No Comments
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11/20/2020
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11/19/2020
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Gene Williams, P.E.
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Traffic Review
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No Comments
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12/01/2020
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11/13/2020
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Mike Weisenborn
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Engineering Review
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Corrections
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11/05/2020
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11/04/2020
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Gene Williams, P.E.
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Corrective Action Required
Please refer to the previous comment letter. The sidewalk along the unplatted property on the east side of Swan Creek Rd. must be constructed with the project (i.e., not by the homebuilder). Please provide appropriate notes and cross-hatching to ensure this is done during construction.
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Corrective Action Required
Please refer to the previous comment letter. The cross-hatching on the south ADA-accessible ramps appears to show these will be constructed by the homebuilder. Please revise the cross-hatching.
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Traffic Review
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No Comments
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11/05/2020
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10/22/2020
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Michael Park
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Traffic Review
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Corrections
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10/08/2020
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10/08/2020
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Gene Williams, P.E.
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Corrective Action Required
End of Road Signing shall be OM4-3 (18") and requires four signs for each installation (spacing not to exceed 6'); evenly spaced signs.
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Engineering Review
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Corrections
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10/08/2020
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10/07/2020
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Gene Williams, P.E.
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Corrective Action Required
Sidewalks that are adjacent to unplatted property (i.e., the northeast corner of the intersection and the short section just east of Lot 50) must be clearly shown to be constructed with the improvements. All other sidewalks (i.e., adjacent to platted property) may be deferred until building permits are issued. It is recommended that a separate hatch pattern be designated for the sidewalk to be constructed with these improvements, versus those to be constructed in the future by others.
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Corrective Action Required
ADA-accessible ramps must be clear shown to be constructed with the improvements. A note is provided concerning this requirement, but is not clear and should be emphasized to ensure it is not missed.
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Corrective Action Required
Why are wings shown on the ADA-accessible ramps? Standard procedure for the City is to eliminate the wings, and grade to the new ramp. As long as the slope is within tolerance, there is no need to provide these wings. They only serve to increase maintenance costs for the City.
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Corrective Action Required
Sheet 5 shows a stilling basin at the end of the road. How will this basin drain? It would appear to not drain if installed, and will lead to mosquito issues.
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Corrective Action Required
The Master Drainage Plan is titled as "Grading Plan". This should be titled as "Master Drainage Plan" since this is an Ordinance requirement.
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Corrective Action Required
The rear yard swales shown on the Master Drainage Plan are not sufficiently detailed. They are only shown in plan view, and the City requires profile views for the beginning, the end, and along selected key points, including lot corners and locations of field inlets. Suffient labeling must be provided for the swale. Hydraulic grade line calculations must be provided for the swale for the 100 year event, along with flow information for each section.
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Corrective Action Required
MBOEs that are shown on Sheet 5 do not meet the requirements of the Design and Construction Manual. For instance, Lot 46 is shown with an MBOE of 993.0. The proposed grade within the rear yard swale is shown as 995.84. Assuming a 0.5 foot delta for the hydraulic grade line at this point, the MBOE is more than 3 feet lower than the 100 year water surface elevation. The City requires a minimum of 2.0 feet between the calculated 100 year water surface elevation, and the MBOE, and therefore does not comply.
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Corrective Action Required
In regard to the above comment, the following may be used if deemed appropriate by the engineer. The City will consider the placement of a "diversion berm" along the rear of these lots, which serves to provide a swale and a diversion from upstream drainage. For purposes of design, this "diversion berm" should be designed to have a minimum of 2.0 feet freeboard between the calculated 100 year water surface elevation, and the top of the berm. With those design considerations in mind, the proposed MBOEs might be acceptable, but without the specific swale/diversion berm design details, the City cannot provide comment at this time.
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Corrective Action Required
If diversion berms are being proposed in accordance with the above comment, please ensure there are sufficient details in terms of plan view, profile view, and notes.
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Corrective Action Required
At a minimum, the City recommends at least two (2) MBOEs per lot: one (1) for the rear, and one (1) for the front. If deemed necessary by the engineer, side lot MBOEs may also be utilized, with interpolation allowed between these MBOEs. If this is desired, then sufficient notes must be provided on the Master Drainage Plan which specify interpolation be allowed for these multiple MBOEs.
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Corrective Action Required
The reason for these strict requirements concerning the Master Drainage Plan, is that the City's permit technicians will be reviewing the as-graded Master Drainage Plan during the plot plan review process. They will be verifying the information shown on the as-graded Master Drainage Plan, and ensuring that all proposed grades, swales, and diversion berms shown on the as-graded Master Drainage Plan match what is proposed on the plot plan, in addition to the "good lot grading practices" required by the individual plot plans.
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Engineering Review
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Corrections
|
08/21/2020
|
08/21/2020
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|
Gene Williams, P.E.
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Corrective Action Required
Please see Traffic Engineering comments related to the sidewalk, collector versus residential local access road, end of road treatment, and geometry issues with k vales and slope issues.
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Corrective Action Required
Please provide a stormwater memorandum or abbreviated study which provides a briefing of the stormwater issues for the project, including past activities related to the construction of 40 hour extended detention basins, the waiver to the stormwater peak attenuation requirements, and how this particular portion of Whispering Woods fits within the overall plan for the entire subdivision. In particular, the stormwater memorandum should specifically discuss the lack of detention along the rear lots of 34 through 51, and how the new grading in accordance with the Master Drainage Plan will reduce the drainage area converging toward the south off-site properties. and how the peak runoff will be reduced to "at or below" existing peak runoff after grading so the off-site properties will not be negatively-impacted.
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Corrective Action Required
A Master Drainage Plan was not provided within the plans. The Master Drainage Plan has specific requirements, and we would recommend the applicant review the previous approved plans for Whispering Woods 1st Plat for specific details required for a Master Drainage Plan.
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Corrective Action Required
If the above plan is not available to the applicant, we can supply a copy if needed. Please ensure that all swales are properly detailed, along with all off-site grading to construct the swales during construction of other improvements. Also ensure that all existing and finish grades are provided for lot corners, and basement type is specified for each lot, and the Minimum Building Opening Elevation (MBOE) is specified for each lot, or multiple MBOEs shown with a note specifiying that interpolation be used along the lot line where multiple MBOEs are shown.
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Corrective Action Required
Sheet 5: The grading plan is unclear how drainage from upstream areas will be managed at the near the north end of SW Swan Creek Rd. It would appear additional stormwater control measures are needed in this area, such as additional field inlets, curb inlets, pipe, etc.
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Corrective Action Required
Sheet 5: The same comment above applies to the east end of SW 27th St.
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Corrective Action Required
Sheet 5: The same comment applies to the south end of SW Swan Cir. It appears this configuration will have an adverse impact on the adjacent property to the south of SW Swan Creek Rd.
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Corrective Action Required
Sheet 9: This is not a four way stop controlled intersection, and as such, these details must be revised. SW Swan Creek Rd. is a collector, and is not under stop control. As such, the ADA-accessible route across SW Swan Creek Rd. may match the proposed road grade up to 5.0%. The ADA-accessible route across SW 27th St., however, is limited to a 1.5% design slope with a minimum width of 5.0 feet across the entire road. Please make appropriate changes to this sheet, and also make appropriate changes to the street plan and profile to reflect these standards, especially in regard to the location of the ADA-accessible route across the stop-controlled intersection at SW 27th St.
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Corrective Action Required
Sheet 9: There are several references to a running slope of the ADA-accessible ramps as over 7.5%. The City of Lee's Summit has adopted a more stringent standard of 7.5% rather than 8.33%. Please revise.
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Corrective Action Required
Sheet 9: Sidewalk is only required along one (1) side of SW 27th St. since this is a local access road. Sidewalk is required on both sides of SW Swan Creek Rd., however, since this is a residential collector.
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Corrective Action Required
Sheet 15: The typical section views need to be revised to residential collector on Swan Creek Rd., and residential local access on SW 27th St. Please see the latest Design and Construction Manual requirements for each. Please be aware that CG-1 straight back curb and gutter is required for residential collector streets, and CG-2 curb and gutter is required for local access roads.
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Corrective Action Required
Sheet 15: In addition to pavement requirements, the City requires the use of chemically-stabilized subgrade or geogrid in addition to compacted subgrade to 95% proctor.
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Corrective Action Required
Standard Detail Sheets: It appeared the end of road treatment detail was missing. Please see Traffic Engineering comments related to this requirement.
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Corrective Action Required
A separate erosion and sediment control plan is required, with a separate cover sheet and separate drawings.
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Traffic Review
|
Corrections
|
08/21/2020
|
08/18/2020
|
|
|
Michael Park
|
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Corrective Action Required
Update Typical Section for Swan Creek Rd description to Residential Collector from Local and revise curb to CG-1 for Swan Creek Rd.
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Corrective Action Required
Remove the Stop Sign & Street Name Sign installations from SW Swan Creek Rd at SW 27th Street. Only 27th Street should have stop signs and only one set of street name signs required (not necessary above both stop signs).
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Corrective Action Required
Add end of road sign treatment (object markers); set of 4 evenly spaced object markers per City standards, at the end of all dead end streets.
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Corrective Action Required
Maximum grade on Swan Creek Rd shall not exceed 8%, per collector standards in Design and Construction Manual.
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Corrective Action Required
K value on Swan Creek Rd shall be at least 12 for all vertical crests.
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