Lee's Summit

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) Action required- When the existing parking lot is modified or removed, a portion of the lot shall remain as required fire access to the building and fire hydrant. A turn around will also be required.

The Preliminary Development Plan was missing the off-site work on the county road to replace a culvert. Within the Preliminary Develpment Plan, please show the general location of the culvert to be replaced in relation to the parking lot.

I cannot support the waiver in its current form. There is no compelling justification provided in the summary other than tree preservation, difficulty in constructing a basin, and the proximity to Longview Lake. The following suggestions are provided for a waiver to be supported: 1) demonstration that the increase in peak flows will be managed by the downstream system including any new upgrades to culvert at the county road, without any significant affects on downstream properties managed by the USACE, 2) re-doing the waiver request to state "SEE ATTACHED" on the template page under "...the following articulates my request for review and action, 3) revising the summary document to focus on the dowstream effects of the parking lot without detention, and an analysis of the route across USACE property until it ultimately enters Longview Lake, and 4) an estimate of the increase in the HGL for the 2, 10, and 100 year events downstream of the project (i.e., on USACE property). I would recommend keeping the waiver request simple, and focused on these items. For example, a portion of the waiver request discusses the concept plan (i.e., New Longview Concept Plan"), but this discussion and exhibit shown within the waiver doesn't support any waiver being granted due to changes in the Design and Construction Manual that have occurred since 2002. I would also disagree with the statement contained within the text of the waiver request "...this plan shows single family residential homes on all sides of the mansion", as the 2002 concept plan shows a 1.5 acre clear area to the west of the mansion. In any case, I don't think the inclusion of this 2002 concept plan will help with the City Engineer granting the waiver. Suggest keeping the request short, concise, and relevant to measurable quantities.

What is the current conditon of the existing culvert at the county road? Would it be better to remove and replace this culvert with a larger culvert? Please evaluate and review.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) Action required- When the existing parking lot is modified or removed, a portion of the lot shall remain as required fire access to the building and fire hydrant. A turn around will also be required.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) Action required- When the existing parking lot is modified or removed, a portion of the lot shall remain as required fire access to the building and fire hydrant. A turn around will also be required.

Staff has concerns with placing a light pole in the middle of the parking lot as proposed. This is a hazard to vehicles and diminishes the overall usefulness of parking stall. Can light coverage be accomplished by removing this pole and utilizing double light heads on the other two light poles? This would be staffs preferred method.

The results of the stormwater study show the culvert at the road crossing immediately downstream of the project is not capable of managing the 10 year event without overtopping in either the existing condition or the proposed condition. The results of the stormwater study appear to show the flooding situation becomes worse. This fact by itself, I cannot support any waiver to stormwater detention for this site.

The stormwater study appears to imply the downstream culvert is acting as the outlet structure of a detention basin. None of the design parameters of this detention basin appear to meet any of the requirements in terms of freeboard, emergency spillway, storage volume, or release rates. Therefore, I do not consider this culvert as an outlet structure, nor do I consider the area upstream of this culvert a dry detention basin.

There may be an opportunity to consider waiving detention for this project if downstream improvements are made to the existing culvert crossing. This would include the removal and replacement with a suitable culvert across the road crossing. Please be aware coordination would be needed between the County and your firm.

It appears the rain gardens were deleted from the preliminary design, and were replaced by a series of 5.5 foot wide nfiltration trenches around the perimeter of the parking lot. Based on the contours provided, it does not appear stormwater will enter the infiltration trench, but rather, will sheet flow across the trench and continue on its way down the 3:1 slope. If an infiltration trench is being proposed, suitable grading plan shall be provided which shows how the stormwater will be able to enter the trench, and be absorbed by the trench. I see no practical way how this can be achieved unless the infiltration trench is expanded in width, and provided with sufficient depth to allow for infiltration. Please provide an updated design showing an expanded width, subgrade design, and embankment fill around the trench to force stormwater to stand within the infiltration trench so that subsequent infiltration can occur.

Has there been any consideration to construction of pervious pavement? This by itself would negate the necessity of detention waivers, downstream improvements, and water quality measures constructed around the periphery of the parking lot.

The Governing Body may approve a preliminary development plan that modifies one or more of the restrictions or regulations found in the UDO. A preliminary development plan that contains proposed modifications from one or more of the restrictions or requirements of the UDO, may be recommended for approval or approved, as the case may be, if the Governing Body concludes that the development proposed by the preliminary development plan will provide sustainable value to the City, incorporates sound planning principles and design elements that are compatible with surrounding properties and consistent throughout the proposed project, effectively utilize the land upon which the development is proposed, and further the goals, spirit and intent of The UDO. It is the intent of this subsection that the Commission and the Governing Body evaluate the proposed preliminary development plan to determine if, as a whole, it is consistent with the approval criteria set forth herein and the purposes of the design standards as established by the UDO. The stated justification of financial cost that you have provided for the requested curb modification does not address how the proposed modification incorporates sound planning principles and design elements that are compatible with surrounding properties. Nor does it address how the modification will further the goals, spirit and intent of the UDO requirements. Additionally, the stated justification of abolishing the curbing requirement to allow for sheet flow in lacking. The same outcome can be accomplished by less drastic means. Rather than eliminating the required curbing wholesale, curbing can be designed with notches that allow for surface water to flow into the proposed rain gardens. As proposed, the requested modification for the use of ribbon curb and wheel stops can not be supported. Modification of the curbing shall be limited to areas directly adjacent to the rain gardens and shall be modified in the least extreme way posable. Curbing modification along the driveway, parking lot islands and along the eastern boundary shall be complainant with UDO requirements.

Four ADA parking stalls must be provided in a parking lot or facility with 76-100 stalls. Of these ADA stalls, at least one must be van accessible. If it is your intention to provide the required ADA stalls on the existing parking lot to the east you will need to show this on a plan sheet. ADA requirements are calculated individually for each lot. The existing parking lot has 74 stalls total (70 standard stalls and 4 ADA stalls). The new lot is required to provide 4 ADA stalls, with 1 of these being van accessible. Please show how you will be providing the required 8 ADA stalls. These new stalls must be ADA compliant in terms of cross slops and accessible routes. ADA parking spaces may be permitted to be located in different parking facilities if substantially equivalent or greater accessibility is provided in terms of distance from an accessible entrance or entrances, parking fee, and user convenience. Please also provide a narrative, on a plan sheet or by separate document, how the ADA requirements above are being satisfied by consolidating the stalls to the east lot.

Please show how will you be directing patrons to the ADA stalls. Additional signage may be required.

The property description on the cover sheet states it was obtained via the Jackson County Parcel Viewer. This is not a reliable source. Often times these descriptions are abbreviated or out of date. Please update the legal description which accurately describes the limits of the property from a reputable source.

Please show the location of all oil and gas wells, whether active, inactive, or capped. If none are present, please add a note stating so and cite you source of information.

Please label the dimensions of the driveway entrances.

All light fixtures on properties within or adjoining residential uses and/or districts shall not exceed 15 feet in height within the perimeter area. For purpose of this standard, the perimeter area shall be measured 100 feet from the property line closest to the residential use and/or district. Outside the perimeter area, the overall height may be increased to 20 feet, measured to the top of the fixture from grade. Please reduce the overall height of the proposed parking lot lighting to 20’ or less.

Please add the Impervious coverage of the lot (new & existing) to the site development data table.

Tree planting areas shall be no less than 10 feet in width. No tree shall be located less than 4 feet from the back of curb. All parking lot landscape islands, strips or other planting areas shall be curbed with minimum 6-inch-high curbs. Please label the width and curb type of the landscape islands.

The requirement to utilize CG-1 curb and gutter is a Planning requirement. Please see Planning comments related to the CG-1 curb and gutter. No waiver can be granted by Development Engineering regarding CG-1 curb and gutter, as this will need to be discussed with Planning.

The proposed pavement design shall be supported by a geotechnical study and report. This study and report shall be based on actual soil samples obtained from the project site. If interested in pursuing a different design than shown within the Unified Development Ordinance (UDO), let me know and I will send the parameters to use in the geotechnical report and study. The geotechnical report and study shall provide a recommended pavement design that is equal to or better than the standard design withini the UDO.

The detention waiver request is incomplete and does not include a clear rationale for approval of the waiver. Recommend the following: 1) remove any reference to being "cost prohibitive", 2) discuss the culvert crossing at the point of interest, and a quantitative evaluation of the capacity of this culvert to convey the increase peak flows, 3) re-wording the rationale to remove grammatcial errors (e.g., "this close proximity to Longview Lake would be greater served to not withhold the increase in stormwater runoff..." doesn't appear to make sense), 4) recommend deleting the entirety of the rationale included in the template form and simply state "see attached", 5) on the attachment, provide a signed and sealed summary of the request, along with citations of the Design and Construction Manual to be waived, and a clear explanation of why peak attenuation of stormwater for the 2, 10, 100 year event is not necessary based on an evaluation of intervening property from the project to Longview Lake, including the culvert crossing being capable of managing the increase in peak flows, and 6) an exhibit showing the location of the project, the point of interest, the culvert crossing beneath the road, and any intervening property between the project and the actual lake (i.e., Longview Lake shoreline).

The summary discussed above should include a discussion of the water quality measures (i.e., engineered rain gardens with amended soil). The useage of the phrase "water quality measures such as..." should be clarified. The phrase "such as" is vague, and the City Engineer will need to see definitive measures discussed within the waiver request.

Please do not submit the entire stormwater report as an attachment or exhibit within the waiver document. It is, however, acceptable to reference the stormwater study.

The primary interest of the City Engineer when evaluating the waiver will be: 1) to ensure no intervening property is adversely impacted by increased stormwater flow, 2) the downstream receiving system is capable of managing the increase in stormwater flows without overtopping the road, and 3) specific water quality measures shall be constructed.

Fire Lanes

IFC 503.2.1 - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm) Action required- When the existing parking lot is modified or removed, a portion of the lot shall remain as required fire access to the building and fire hydrant. A turn around will also be required.