December 2, 2008
Mr. Jeff Skidmore, P.E.
Schlagel and Associates, P.A.
14920 West 107th Street
Lenexa, KS 66215
PRELIMINARY STORMWATER MANAGEMENT STUDY
119TH AND QUIVIRA OFFICE PARK
SWC 119TH STREET AND QUIVIRA ROAD
ESR 2008-00071
PRE-APP 33-2007-21
Dear Mr. Skidmore:
We have reviewed the Preliminary Stormwater Management Study dated
November 13, 2008 for the proposed daycare facility. Staff has found that the study is
missing information that is necessary prior to proceeding to the Planning Commission
with the Preliminary Development Plan. Please submit the revised study no later
than the close of business day on Monday, December 22, 2008. If that deadline is
met and the study is acceptable, we will do our best to keep the project on the
January 12, 2009 Planning Commission agenda. If the deadline is missed, submit
the study at least three weeks prior to the date of the Planning Commission
Meeting that will consider the Preliminary Development Plan. Our comments are
as follows:
Analysis of Existing System
1.
The narrative indicates that the property was removed from the floodplain with a
LOMR approved in 2002; however, since that time, the Indian Creek Watershed
Study was completed, and the property has been determined to be located in the
floodplain.
2.
Because the property is located in the floodplain according to the Indian Creek
Watershed Study, a flood study needs to be provided that includes the fill that
would be required to raise the building out of the floodplain based on the new
models. The model should verify that the fill does not create a rise in the flood
elevations off of the property.
_____________________________________________________________________________
Engineering Services  913-895-6223  FAX: 913-895-5016
Mr. Jeff Skidmore, P.E.
Schlagel and Associates, P.A.
February 13, 2016
Page 2
3.
The overflow path of the existing storm sewer pipe located to the west of the
building should be analyzed to verify that obstructions/structures are not placed in
the overflow path and that the proposed building will not flood.
4.
Indicate that the finished floor elevation of the building is 2.5 feet above the
FEMA flood elevation according to the existing FIRM panel. This will change
once the Indian Creek Watershed Study is incorporated and the new maps are
adopted.
5.
The proposed retaining wall will not be allowed to be located over the public
drainage easement, so this design may not be feasible. Grading may need to
take place within the floodway in order for this building to be built as designed.
Onsite Drainage System / Identification of Downstream Drainage Issues
6.
The existing drainage system is required to be analyzed in this document per
ES Policy #3-01.
Stormwater Detention
7.
Correct the typo in the first sentence of this section. It should read “…our ability
to connect into the existing underground…”
8.
Remove the wording “it is our understanding” from the first sentence of this
section. Replace it with “it is our recommendation that detention is not
required…”
Stream Buffers
9.
This section does not address whether or not stream corridor is required on this
property. If it is, then provide the required stream corridor setback. If not, then
indicate the reason why it is not required.
FEMA Requirements
10.
The language in this section may change if it is determined that grading within the
floodway is required because the retaining wall is not allowed within the public
drainage easement.
11.
Although there may not be any FEMA requirements on this property, a Floodplain
Development Permit will be required for the work within the floodplain.
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Mr. Jeff Skidmore, P.E.
Schlagel and Associates, P.A.
February 13, 2016
Page 3
Appendix D & E
12.
Provide a flood analysis of the developed property to ensure that no rise in the
flood elevations occur off of the property. Also provide the overflow analysis
through the lot for the 100-year storm to ensure that the proposed building will not
flood.
Appendix F
13.
The existing drainage easement is 25’ according to our records, and the site plan
provided shows the easement as 19’. Narrowing the easement to accommodate
the building will not be allowed. The easement shall remain 25’ wide centered on
the pipe per City standards.
Please address the above comments in a revised Preliminary Stormwater Management
Study submitted by the end of business on Monday, December 22, 2008. If you have
questions, please contact me at (913) 895-6054 or by email at
pam.fortun@opkansas.org.
Pam Fortun, P.E.
Civil Engineer II
mb
c: Peggy Sneegas, P.E. - Assistant Director, Planning and Development Services
Tony Meyers, P.E. - Supervisory Civil Engineer
David Miller, P.E. - Supervisory Civil Engineer
Michael D. Ackerley, P.E. - Civil Engineer II
Alysen Abel, P.E. - Civil Engineer II
Keith Gooch, Senior Planner
Pre-Application File: 33-2007-21 - 119th and Quivira Office Park
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