Lee's Summit

As-graded plan required prior to issuance of any occupancy permit. The as-graded plan shall be submitted, and the City shall review prior to acceptance. Informational comment.

Please refer to comment #1 in the previous applicant letter. During our telephone conversation, it was understood there was going to be a discussion concerning the prohibition of fences in the rear yard to prevent flooding, and in particular, there was going to be discussion concerning the use of open wrought iron fences or other fences that will pass stormwater. The main concern is the density of this development, and the modifications that were granted during the Preliminary Development Plan to allow for the increased density of this development. The long swale along the western and northern boundary of the project is concerning, since there are no additional underground systems to collect and convey stormwater.

We are still recommending additional inlets and underground piping to mitigate the concerns discussed above. This would pertain to the western property boundary as well as the northern property boundary, where the swale is shown being installed very close to buildings.

The Master Drainage Plan was submitted in response to the previous applicant letter. However, there are issues with the Master Drainage Plan as follows: 1) MBOEs should be called-out, not MLOs since the City of Lee's Summit does not recognize or define an MLO, 2) all lots should include an MBOE due to the density of the development, 3) MBOEs shall be a minimum of 2.0 feet above the calculated 100 year water surface elevation, 4) it would appear at least one (1) field inlet and associated piping is required west of Lot 19, and one (1) field inlet and associated piping west of Lot 2, 5) it would appear additional field inlets are required along the northern swale to collect and convey stormwater to the east, and 6) sideyard swales should be specifically called-out on the Master Drainage Plan due to the density.

The private fire access road geometry looks acceptable, but there are no other details such as drainage, grading, etc. for the private fire access road. Please provide these details in the resubmittal.

Swale sections shown on the Master Drainage Plan should be shown explicitly from the start of the swale to the end, with cross-sections along intervals to be selected by the engineer. Please update.

Lot corner finish elevations shall be shown for each lot within the project. Please update and revise.

Is the placement of swales within such a small distance from structures a good idea? There is concern the swales are too close to the proposed structures, especially those shown on Lots 1, 4, 7, 10, 13, 16, 19, 22, 25, 28, and 31. It appears the proposed structures on these lots will be within 5 feet of the swale bottom. Please evaluate and revise if appropriate.

A stormwater memorandum shall be required which describes the stormwater detention being provided outside the limits of the plat. This is required for documentation purposes, and shall describe why detention is not being constructed for this portion of the project, but rather, shall be provided by other adjacent portions of the project.

Informational Comment: It is our understanding that a second street access point is required with a new connection to Blue Pkwy. just west of the roundabout. This will change the geometry of the overall street plan, as well as the water line plans and the sanitary sewer plans.

Profile Views of Storm Lines: Please show the hydraulic grade line for the design storm event on the profile view of the storm lines. If the system cannot manage the 100 year event without surcharging (i.e., defined as being less than 6 inches from the throat of an inlet), an overflow route shall be established and minimum building opening elevations shall be established for all habitable structures along the overflow route. The opening elevations shall be a minimum of 2.0 feet above the 100 year water surface elevation in this instance.

A typical section view of the pavement shall be provided for the pavement, with stationing shown for beginning and end. The typical section shall meet the requirements shown in the Design and Construction Manual for construction of streets.

Sheet 13: ADA-accessbile ramps shall be detailed with: 1) runiing slope callouts not to exceed 7.5% design slope, 2) cross-slope callouts not to exceed 1.5%, 3) ADA-accessible route across stop-controlled intersection with a minimum of 5 foot width and 1.5% cross-slope. Please revise as appropriate.

Private alley appears to be shown without curb and gutter. Curb and gutter should be shown for the private alleys. Please revise as appropriate.

Informational Comment: If the development is being platted as separate lots, a Master Drainage Plan shall be required. The Master Drainage Plan is normally a part of the street and stormwater plans. Further discussion is being held about the applicability of this development being in the form of separate lot ownership, and hence may affect the requirement for a separate Master Drainage Plan.

Area inlets are called-out within the private alley. There does not appear to be a detail within the plans for an "Area Inlet". The City has a standard detail for a field inlet, but this does not appear appropriate for an alley. Please review and revise as appropriate, and ensure there are sufficient details contained in the plans for construction.

Field inlet 1001: This field inlet was called-out on Sheet 18 without any corresponding callouts for the number and cardinal direction of openings. Please callout the openings for this field inlet.

The swale along the west side of the property which begins at approximately lot 11 and ends at the aforementioned field inlet is long. Details concerning this swale, such as flow rate, depth of flow, and vertical distance to building openings were not provided. This information is typically shown on the Master Drainage Plan discussed previously, but regardless of whether a Master Drainage Plan is required or not, this swale shall be designed with a minimum 2.0 foot freeboard between the 100 year water surface elevation and any building opening along the swale. Please evaluate and revise as appropriate.

The same comment above also applies to the swale along the north side of the development. Please evaluate and revise as appropriate.

Turf reinforcement mat should be shown for all swales described above. Please revise as appropriate.

Depending upon how this development is platted, sidewalks along "lot lines" may be required during construction rather than individual builders. The notes on the plans state the sidewalks will be constructed by others unless otherwise noted. Please evaluate and revise as appropriate.

A trenching and backfill detail appeared to be missing. Please provide a trenching and backfill detail for the storm lines, and ensure the new standard of 12 inches aggregate over the top of pipe is shown.

It appears some of the stationing for storm sewer structures were missing. Please ensure the plans show the stationing on the revised plans.

Sheet 5: The drainage map shows the limits of "Onsite 4" ending at the west property line. Is there any drainage from offsite areas that will contribute to the flows within the western or northern swales? It is difficult to determine from the plans as the offsite contours are not labelled. Please evaluate and review, and revise if appropriate.

The same comment as above applies to the northern property line. The drainage area appears to abruptly terminate at the property line. Are there any offsite contributors to flow within the northern swale? Please evaluate and review, and revise if appropriate.

Informational Comment: An itemized and sealed Engineer's Estimate of Probable Construction Costs shall be required prior to formal approval. The Engineering Plan Review and Inspection Fee is based on this estimate.

Street name signs should be a mix of upper and lower case letters, per City standard details.