Lee's Summit

A new field inlet is called-out as "109". The stormwater collection system was designed what appears to be the 10 year event, and it is unclear what the 100 year event will show within the underground system. It should be noted that the minimum level of service for all stormwater systems within the City of Lee's Summit is the 100 year event, with an overflow system designed for the system in the event the 100 year event cannot be managed by the underground system. Lot 13 and Lot 14 therefore should include an MBOE which is a minimum 2.0 feet above the calculated 100 year water surface elevation interpolated along this water surface. An overflow route shall be established and a design provided for this overflow system. Alternatives include the design of a stormwater system that is capable of managing the 100 year event without surcharging (i.e., defined as being a minimum of 6 inches below the lowest throat opening of any field inlet). The City would prefer the system be capable of managing the 100 year event without surcharging, and it would appear this could be achieved with relative ease. If this can be achieved, the MBOEs along Lots 13 and Lot 14 would not be necessarily required. Please evaluate, and revise as appropriate.

Wouldn't the new field inlet 109 be better configured with additional openings? As proposed, it appears only one (1) opening to the north is proposed. Please evaluate, and revise as necessary with the previous comment in mind.

Please see previous applicant letter comment 1. It does not appear the stormwater memorandum was submitted. It shall be signed and sealed by a design professional registered in the State of Missouri.

Please see comment 5 in previous applicant letter. No callouts were provided on whether an "as-graded" plot plan is required for the lots on the MBOE table shown on Sheet 3. Please indicate on the table (or other means) which lots require an "as-graded" plot plan. This information is needed by our development technicians during the plot plan review phase.

Please see comment 12 in previous applicant letter. Drainage along Ranson Rd. will likely be a significant problem without an underground storm system installed to manage the stormwater. This will become even worse during the future phase. Stormwater will be managed via the ditch along Ranson Rd., and will lead to further deterioration of Ranson Rd. Normal procedure is to look 4 lots upstream, and install a field inlet. There may be a possibility of routing some of the stormwater to the west. Please re-evaluate this situation, since it is not considered an acceptable alternative for long term maintenance.

Street name signs shall be a mix of upper and lower case. The City's detail sheet has been updated on our website.

A stormwater memorandum is required. It shall document this phase and other phases of the overall development and perhaps reference the overall overall stormwater report. Please provide a signed and sealed stormwater memorandum.

Sheet 3: A callout for an overflow swale is shown, yet the contour lines do not reflect a swale being installed. Please revise this sheet in this area to reflect the installation of an overflow swale at B-B, and also include additional cross-sections along this emergency overflow route. Finally, profile views of each cross section are required. Generic cross-sections as depicted on this sheet are not sufficient. Please revise.

Sheet 3: Additional cross-sections are required to denote the location of the swale A-A. These shall be placed at key locations, at the beginning, end, and selected intervals along the swale. Graphic representation of each cross-section is required. Generic cross-section profile views are not sufficient. Please revise.

Sheet 3: MBOE designation was missing on the table. Please see guidance provided on previous project (e.g., The Manor at Bailey Farms 1st Plat) concerning MBOE designation for lots. At present, it is unclear whether the underground system is capable of managing the 100 year event since HGL was not provided. MBOEs shall be established for all lots adjacent to emergency overflow swales, swales, or other features if the underground system is unable to meet the criteria sent previously. Please revise.

Sheet 3: The table was missing the lots requiring an "as-graded" plot plan. Please revise.

Sheet 3: It appears a swale is being constructed along the eastern boundary of the project in Tract A. No cross-section callouts were provided, nor were any profile views of the cross-section callouts provided, nor any calcualtions of the hydraulics within the swale. Please revise as appropriate.

Sheet 6: Geometry is acceptable, but not reviewed due to lack of any details. Please be aware that "wings" on ADA-accessible ramps are not allowed in the City of Lee's Summit. Grading shall be required at no more than 3 to 1 slope to the ramp. Please provide a complete plan for the ADA-accessible ramps. Ensure all elevation callouts, running slope callouts, and cross-slope callouts are provided on the ADA-accessible ramps.

There was no indication in the plans concerning the start and stop point of sidewalk construction. All ADA-accesible ramps shall be shown to be constructed with these improvements, and all sidewalk along unplatted property and common area tracts shall be constructed with these improvements. Provide sufficient notes showing the exact start and stop points for construction of ADA-accessible ramps and sidewalk.

Sidewalk north of Lot 24 shall be constructed along with these improvements since it is located along unplatted property. Please see above comment concerning the placement of notes and symbols to delineate the start and stop point of all sidewalk construction.

Sheet 10: HGL for the design storm was not provided on the profile views. Recommend the 10 year event be at or below the crown of pipe, and the 100 year event at least 0.5 feet below any opening. If the underground system cannot manage the 100 year event without surcharging (as defined as being less than 0.5 feet below any opening such as a throat in a curb inlet or field inlet), then an emergency overflow swale shall be required. Please be aware that emergency overflow swales are still suggested even if this criteria is met. Please revise as appropriate.

Sheet 11: Asphaltic concrete pavement type was missing. Please see Design and Construction Manual for specific choices, and revise as appropriate.

It would appear an underground storm system is warranted along Ranson Rd. to eliminate the swale within Tract A. Please analyze and revise as appropriate. Ensure appropriate easements are dedicated on the plat and shown on the plans.

It would appear additional underground stormwater system is warranted within the rear of the lots north of Windbreak Dr. Please analyze and revise as appropriate. Additional easements along the rear of these lots is also warranted to place the public storm lines and field inlets within the rear lots. Ensure this is carried-through to the plat.