January 16, 2009
Doug Clements
Price Brothers Construction, Inc.
12721 Metcalf - Suite 200
Overland Park, Kansas 66213
STONEPOST VALLEY APARTMENTS , 13521 HAUSER STREET, OVERLAND
PARK, KANSAS, PLAN REVIEW NUMBER PRS2008-00545
The Planning and Development Services Department reviewed the plans submitted on
December 23, 2008. The following comments are from various divisions within the
Planning and Development Services Department.
When resubmitting your plans, include a cover letter complete
with project name, address, and plan review number, and
indicate how you have addressed each plan review comment.
Please refer to the enclosed guidelines (Attachment A) and
sample cover letter (Attachment B).
Building Safety Division - Plan Review
The following comments are from the Building Safety Division-Plan Review. Direct any
questions regarding these issues to Chad Hoth at (913) 895-6265.
1.
Prior to obtaining the permit, a pre-construction meeting must be scheduled with
the Building Safety Division. The purpose of the meeting will be to help the
contractor(s) coordinate inspection activities by explaining critical inspection
issues and timeframes, permit conditions, and stipulations. For questions or to
schedule the meeting, please contact Therese Lyons, Development Coordinator,
at (913) 895-6237.
2.
The accessible routes within the site shall be provided and indicated from the
accessible parking, to the public sidewalks and streets, to each accessible
building entrance served per Section 1104.1 and 1104.2 of the International
Building Code.
Building Safety Division/Plan Review  913/895-6205  Fax 913/895-5016
Doug Clements
January 16, 2009
Page 2 of 16
3.
Provide point elevations along the indicated accessible route and the running
and cross slopes that meet the requirements for the accessible routes per
Section 403.3 of ANSI A117.1-2003.
4.
Accessible routes with a clear width less than 60 inches shall provide passing
intervals of 200 feet maximum per Section 403.5.2 of ANSI A117.1. Passing
spaces shall be 60 inches by 60 inches or a T-shaped turning space.
5.
Provide detail of stairs on plans including handrail per Section 1009.3 and
1012.1 of the IBC.
6.
Accessible parking ramps shall be designed per Overland Park standard details
and per detail on Sheet C15.1.
http://www.opkansas.org/_Assets/pds/details/priv_sidewalk.pdf
7.
Provide detail plan for retaining wall on the south side of Building 7. - Not shown
on Sheet C6.2.
Current Planning Division
The following comment is for the Current Planning Division. Questions regarding these
issues should be directed to David Dalecky at (913) 895-6218.

Sheet C3.3 - The alternately colored pavement (crosswalk) shall be moved
northerly to be outside of the radius of the drive intersection. The sidewalk ramp
and sidewalk links in the commercial part of the project can be adjusted slightly
to connect to the alternately colored pavement.
Overland Park Fire Department
Overland Park Fire Department approved plans as submitted.
Engineering Services Division
The following comments are from the Engineering Services Division. Any questions
regarding these issues should be directed to Alysen Abel at (913) 895-6009.
Note: When resubmitting your plans, you must include a cover
letter indicating how you have addressed each plan review
comment. Please include the case number with this transmittal.
Doug Clements
January 16, 2009
Page 3 of 16
Administrative Items:
1.
General: Comments and stipulations contained in the Final Development
approval must be addressed and any resulting changes in the plans must be
submitted and the revised Construction Plans approved prior to issuance of any
permits. For your reference, the stipulations that are applicable to this submittal
are listed in the following text: (Note: Numbering refers to the original
stipulation numbering contained in the Planning Commission finding):
f.
Prior to the issuance of a Site Development or Building Permit, whichever
comes first, a Stormwater Treatment Maintenance Agreement shall be
submitted, reviewed and approved by the engineering staff with the
associated recording fees paid by the owner/developer.
h.
Prior to the issuance of a Certificate of Occupancy, the owner shall have
a Certificate of Completion and Compliance submitted for all constructed
stormwater treatment facilities. Subsequently, the owner shall have a
maintenance certification submitted one year after construction is
completed, and every two years thereafter. The certification shall be on a
form as approved by the city and shall be performed by a registered
professional engineer in the State of Kansas, unless the director
approved other qualified individuals to perform the certification.
i.
Prior to the release of the Performance Surety, the applicant shall provide
“as-built” plans for all constructed stormwater treatment facilities.
2.
General: Submit a copy of the KDHE permit application required for land
disturbance activities on sites greater than one acre.
3.
General: Submit a separate set of construction drawings that include the Public
Storm Sewer Improvements. The determination of Public vs. Private systems is
outlined in the City’s Stormwater Conveyance Facilities Design Criteria. The
commercial development north of the residential development would be
considered a separate property, since it was platted separately. The anticipated
public storm lines are: Lines A, J, M, N, O, and P.
4.
General: Submit construction specifications for the stormwater treatment
facilities.
Plan Review Comments:
5.
General: Include Temporary Traffic Control Plans for the 137th Street Lane
Closure.
Doug Clements
January 16, 2009
Page 4 of 16
6.
General: Include Temporary Traffic Control Plans for the Pflumm Road Right
Turn Lane Pavement Marking.
7.
General: Include Pavement Marking Plans for the Pflumm Road Right Turn
Lane.
8.
General: Show the preliminary location of the future storm sewer associated
with the future commercial development on the north side of the Private Drive.
9.
General: Many of the storm inlet tops are located within the sidewalk. Either
divert the sidewalk around the inlet tops, or provide a construction detail for
inlets within the sidewalk to prevent differential settlement.
10.
General: Include information for the removal or connection into the existing
storm sewer system.
11.
General: All public improvements must be RCP. HDPE is only allowed on
private systems less than or equal to 24” diameter. Update the Private
Development and Public Improvement Plans accordingly.
12.
General: Include survey information for the existing storm sewer structures
located along the north side of 137th Street.
13.
General: Include construction details for the standard trench widths for HDPE
pipe. These details can be obtained by the pipe vendor.
14.
General: Use the current “2008 Edition” of the Standard Details. These details
are available on our website (www.opkansas.org).
15.
General: Include the following Standard Details:
a.
b.
c.
d.
e.
f.
Area Inlet Protection
Temporary Sediment Basin
Concrete Curb & Gutter
Manhole Cover
Metal Handrail Detail
Rock Ditch Check
These details are available on our website (www.opkansas.org). Include the
entire detail with the City’s logo.
16.
General: Include construction details for the storm sewer structures at
Structures A8 and J5.
Doug Clements
January 16, 2009
Page 5 of 16
17.
General: Retaining Wall ‘A’ crosses between Storm Sewer Structures A15 and
A16. The pipe between these structures is anticipated to be public storm sewer.
The City does not allow retaining walls over public storm sewer. Revise the
grading plan to avoid this conflict.
18.
General: The location of Building 2 crosses the public drainage easement of the
anticipated public storm sewer between Storm Sewer Structures J4 and J5.
Modify the storm sewer alignment to allow adequate space for the storm sewer
easement. The easement should be measured with the outside diameter of the
pipe plus 15-feet, rounded to the nearest foot.
19.
General: According to the City’s specifications, for curb inlets located adjacent
to a parking lot, the top of the curb inlet shall be cast in place and anchored to
the walls. Include construction notes on the plans for the contractor to install
cast-in-place inlet tops.
20.
General: Revise the label throughout the plans for Noland Road to read “Noland
Road (Private Drive)”.
21.
General: Include construction details for the steps located along the concrete
sidewalk.
22.
General: The three commercial drive entrances should be designed per the
Commercial Drive Standard Detail. The slope of the drive entrance shall be
graded towards the street. Revise the plans to show these entrances properly.
23.
General: Use the City’s Standard Details for the configuration of the ADA
Ramps.
a.
b.
c.
Reconfigure the ADA sidewalk ramps on the south side of the intersection
of Private Drive A, adjacent to Building #2 (ADA Ramp Detail #6).
Reconfigure the ramp located on the north side of the drive entrance off
of Noland Road, south of Building #13.
Reconfigure the ramp located on the south side of Private Drive A off of
Noland Road, north of Building #13.
24.
General: Include a metal cover on the concrete flumes located within the
sidewalk.
25.
General: Include a 5-foot wheelchair passing square along the 4-foot sidewalk
when the length exceeds 200 feet.
26.
General: The sidewalk located at approximately 3+50 along Private Drive A
should have a width of 5 feet. The sidewalks located at the back of curb needs
to be wider to allow shy distance between the cars and pedestrians.
Doug Clements
January 16, 2009
Page 6 of 16
27.
Sheets C3.2-3.7: Include call-outs for the location of the concrete flumes.
28.
Sheet C3.3: Include a dimension for the width of Private Drive B.
29.
Sheet C3.6: Include the width on the drive aisle located between Building #7
and Building #8.
30.
Sheet C3.6: Include information on the plans for the relocation of the street light
located in the commercial drive entrance off of Noland Road.
31.
Sheet C3.7: Include the width of the drive aisles located between Building #14
and Building #13.
32.
Sheets C4.2-4.7: Include additional information in the legend for the hatch
patterns associated with the proposed curb.
33.
Sheets C4.2-4.7: Include the following spot elevations:
a.
b.
c.
d.
e.
f.
g.
h.
i.
34.
Include the top elevations of the storm sewer structures.
Include the top of curb elevations for the furthest edge of the first regular
parking space adjacent to an accessible parking space or accessible
aisle. These locations are adjacent to accessible ramps leading into the
buildings. Including the additional spot elevations will help ensure the
contractor has installed the accessible ramps properly.
Include additional spot elevations along Private Drive A. Include spot
elevations at the curb inlets, crosswalk and radius points along the curb.
Include spot elevations along the proposed sidewalk.
Include spot elevations along the proposed retaining walls.
Include spot elevations on the proposed sidewalk ramps.
Sheet C4.3: Include a spot elevation on the north side of Private Drive B,
across the street from Inlet M1.
Sheet C4.4: Include a spot elevation on the north side of the proposed
trash enclosure.
Sheet C4.5: Include a spot elevation at the flume located between
Building #12 and Building #15.
Adjust the following spot elevations:
a.
b.
Sheet C4.2: The top of curb elevation (TC 1015.30) located at the rear of
the accessible parking space on the northwest corner of Building #4 is
incorrect. Modify the spot elevation accordingly.
Sheet C4.2: Adjust the spot elevation for structure K1-2 located on the
north side of Building #2. There needs to be positive flow to drain the
surface water to the adjacent stormwater treatment facility.
Doug Clements
January 16, 2009
Page 7 of 16
c.
d.
e.
f.
g.
35.
Include dry curb at the following locations:
a.
b.
c.
36.
Sheet C4.4: The entire length of the parking area located between the
Clubhouse and Building #9 should be dry curb. Modify the plans
accordingly.
Sheet C4.6: The entire length of the curb of the drive aisle located south
of Building #13 should be dry curb. Modify the plans accordingly.
Sheet C4.6: The curb on the north side of the drive aisle located north of
Building #14 should be dry curb. Modify the plans accordingly.
Move the following spot elevations to the proper locations:
a.
b.
c.
37.
Sheet C4.4: Adjust the spot elevation for structure A7. It does not match
the top elevation noted on the Storm Sewer Plan sheets.
Sheet C4.3: Adjust the spot elevation for structure J13-1. It does not
match the top elevation noted on the Storm Sewer Plan sheets.
Sheet C4.4: Adjust the spot elevation for structure C1. It does not match
the top elevation noted on the Storm Sewer Plan sheets.
Sheet C4.6: Adjust the spot elevation for Structure A17. It does not
match the top elevation noted on the Storm Sewer Plan sheets.
Sheet C4.6: Adjust the spot elevation for Structure A16. It does not
match the top elevation noted on the Storm Sewer Plan sheets.
Sheet C4.5: Move the finish grade elevation (FG 1063.45) located on the
northeast corner of Building #12 to the proper location.
Sheet C4.5: Move the finish grade elevation (FG 1063.75) located on the
northwest corner of Building #12 to the proper location.
Sheet C4.5: Move the finish grade elevation (FG1064.20) located on the
southeast corner of Building #12 to the proper location.
Show the following features on the plans:
a.
b.
Sheet C4.5: Show the 1064 contour around Building #12.
Sheet C4.5: Show the finish floor elevation for Building #11.
38.
Sheets C5.1-5.8: Include a grading plan detail for the Clubhouse.
39.
Sheet C4.5: Evaluate the grading on the sidewalk located south of Building #15.
The longitudinal slope exceeds the 1:12 maximum.
40.
Show the following features on the plans:
a.
b.
Sheets C5.1-5.8: Show the spot elevations at the sidewalk entrances of
the building.
Sheets C5.9-5.10: Show the proposed storm sewer structures.
Doug Clements
January 16, 2009
Page 8 of 16
c.
d.
e.
f.
Sheets C5.9-5.10: Include the street names and building numbers in
each detail to identify the location of the sidewalk ramps.
Sheets C5.9-5.10: Show existing and proposed contours.
Sheets C5.9-5.10: Show a legend with the hatching indicated on the ADA
ramps. Include a call-out on the plans for the location of truncated
domes.
Sheet C5.9 (Detail #3): Show the proposed retaining wall.
41.
Sheets C5.9-5.10: Include a general layout sheet that shows the locations of the
ADA Ramp Details.
42.
Adjust the following spot elevations:
a.
b.
c.
d.
e.
43.
Show the following features on the plans:
a.
b.
44.
Sheet C5.4 (Building #8): The spot elevation shown on the middle
sidewalk entrance (P 1059.52) does not match the elevation shown on
the Grading Plan. Modify the elevation accordingly.
Sheet C5.7 (Building #14): The spot elevations shown along the garages
on the east side of the building (P 1063.38) do not match the elevation
shown on the Grading Plan. Modify the elevations accordingly.
Sheet C5.9 (Detail #4): The pavement elevation (P 1061.89) located on
the south side of the ramp does not match the elevation shown on the
Grading Plan. Modify the elevation accordingly.
Sheet C5.9 (Detail #6): The pavement elevation (P 1056.91) located on
the ramp in the southwest corner of the intersection is incorrect. Modify
the elevation accordingly.
Sheet C5.9 (Detail #7): The pavement elevations on the north sidewalk
ramp on the southern drive aisle do not match the elevations shown on
the Grading Plan. Modify the elevations accordingly.
Sheet C6.2: Include the street names and building numbers in each
detail to identify the location of the retaining walls.
Sheet C6.2: Include a detail for the retaining wall located in the
southwest corner of Building #7.
Adjust the following spot elevations and contours:
a.
b.
c.
Sheet C6.2 (Wall A): Adjust the elevations on the west side of the
retaining wall to match the proposed contours.
Sheet C6.2 (Wall A): Move the spot elevations for the top and bottom of
wall to line up with the wall.
Sheet C6.2 (Wall A): Adjust the contours located in the middle portion of
the retaining wall (TW 1069.50) to match the spot elevations. The
contours lines overlap in this area.
Doug Clements
January 16, 2009
Page 9 of 16
45.
Include the following spot elevations:
a.
b.
46.
Sheet C6.2 (Wall A): Include spot elevations on the eastern half of the
retaining wall.
Sheet C6.2 (Wall B): Include spot elevations for the top and bottom of
wall.
Show the following features on the plans:
a.
b.
Sheets C7.1-7.4: Include the building numbers in the plan view.
Sheets C7.1-7.4: Show the proposed storm sewer structures.
47.
Sheets C7.1-7.4: Include elevations of the existing and proposed grades at 25foot intervals in the profile view.
48.
Sheet C7.1: Include the slope of the road from Station 2+04.62 to 5+50 in the
profile view.
49.
Sheet C7.3: The commercial entrance design standards require that the
entrance be graded between 2% and 4% towards the street. Update the profile
view to incorporate this standard.
50.
Sheet C7.3: The roadway profile shows the construction going to the center of
Noland Road. Update the profile to tie into the existing roadway at the west side
of Noland Road, just past the limits of the commercial entrance.
51.
Sheet C7.4: The low point elevation is show in the profile view as 1057.76. The
top elevation of the Inlet M1 is shown as 1058.00 on the Storm Sewer Plan
sheets. Update the elevations accordingly.
52.
Adjust the following finish floor elevations:
a.
b.
c.
d.
e.
Sheet C8.1: The finish floor elevation of Building #12 does not match the
Site Plan. Update the elevation accordingly.
Sheet C8.1: The finish floor elevation of Building #5 does not match the
Site Plan. Update the elevation accordingly.
Sheet C8.1: The finish floor elevation of Building #7 does not match the
Site Plan. Update the elevation accordingly.
Sheet C9.1: The finish floor elevation of Building #12 does not match the
Site Plan. Update the elevation accordingly.
Sheet C9.3: The finish floor elevation of the Clubhouse does not match
the Site Plan. Update the elevation accordingly.
Doug Clements
January 16, 2009
Page 10 of 16
53.
Include the following finish floor elevations:
a.
b.
54.
Sheet C8.1-8.2: Include the finish floor elevation of the Clubhouse.
Sheet C9.1: Include the finish floor elevation of the Clubhouse.
Correct the scale on the following sheets:
a.
b.
Sheet C9.3: The scale on this sheet is incorrect. Update accordingly.
Sheets C10.5-10.6: The scale on this sheet is incorrect. Update
accordingly.
55.
Sheets C10.1-10.2: Include the street names and building numbers in the plan
view.
56.
Sheets C10.1-10.2: Include outlet protection at the end section of the proposed
storm sewer system.
57.
Sheets C10.1-10.2: Include a protection grate on the end section that are sized
24-inches or larger.
58.
Sheets C10.1-10.2: Include the direction of the openings for the area inlets.
59.
Sheets C10.1-10.2: Non-setback inlets are required on structures adjacent to
parking stalls. Many of the inlets shown on the internal parking area (not along
Private Drive A or Private Drive B) will need to be Non-Setback Curb Inlets.
Update the plans accordingly.
60.
Sheet C10.1-10.2: Include handrails on end sections that are sized 42-inches or
larger.
61.
Adjust the size of the following structures:
a.
b.
Sheet C10.1: The size of Inlet A6 is shown as a 6’x6’ inlet. The inlet may
need to be increased to accommodate the size and angle of the pipe
entering the northwest corner of the structure. Another option would be to
allow the pipe to enter at the corner of the structure, which would require
additional information on the plans. Update the plans accordingly.
Sheet C10.1: The size of Inlet A10 is shown as a 4’x4’ inlet. The inlet
may need to be increased to accommodate the size and angle of the pipe
exiting the southwest corner of the structure. Another option would be to
allow the pipe to enter at the corner of the structure, which would require
additional information on the plans. Update the plans accordingly.
Doug Clements
January 16, 2009
Page 11 of 16
62.
Sheet C10.2: The flowline elevation is called out in the note for Inlet J8 instead
of the Top Elevation. Include the top elevation on the plan sheet.
63.
Sheet C10.2: Inlet J14 is called out as a Setback Curb Inlet. Update the plans
to show this structure as a Junction Box.
64.
Sheets C10.3-10.4: Include top elevations for the storm sewer structures in the
profile view.
65.
Sheets C10.3-10.4: When a structure has more than 2 pipes, include the
direction of the pipes.
66.
Sheets C10.3-10.4: Show the hydraulic grade line within the pipe profiles.
67.
Sheet C10.3: The City’s standards indicate the storm sewer structures should
be at least 4-foot in depth. Structure A8 is less than the 4’ minimum. Adjust the
profile accordingly.
68.
Sheet C10.3: The City’s standards indicate the storm sewer pipe should have a
minimum of 18-inches of cover. Some of the pipes along Line A have less than
the 18” minimum cover. Adjust the profile accordingly.
69.
Include the following information on the plans:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
70.
Sheets C10.5-10.6: Include the street names and building numbers in the
plan view.
Sheet C10.5: Include the flowline information on Structure J1.
Sheet C10.5: Include the bend information on the pipe bend between
Structure J1 and Structure J1-1.
Sheet C10.5: Include structure information on Structure J1-1.
Sheet C10.5: Include flowline information on Structure J5.
Sheet C10.5: Include structure information on Structure G3.
Sheet C10.6: Include flowline information on Structures A8 and A9.
Sheet C10.6: Include the flowline information on Structure E2.
Sheet C10.6: Include information on the structure installed at Structure
E2-1.
Sheet C10.6: Include a call-out on the plans for the pipe bend located
between Structure K1-2 and K1-3.
Revise the following plan details:
a.
b.
Sheet C10.5: The flowline for Structure B2 does not match the Storm
Sewer Profiles. Update the flowline information.
Sheet C10.5: The drain basin at Structure B3 is not large enough to
handle a 24” pipe. Increase the size of this structure.
Doug Clements
January 16, 2009
Page 12 of 16
c.
d.
e.
f.
g.
Sheet C10.6: The flowline for Structure E1 does not match the Storm
Sewer Profiles. Update the flowline information.
Sheet C10.6: The flowline for Structure E5 does not match the Storm
Sewer Profiles. Update the flowline information.
Sheet C10.6: The top elevation for Structure J13-2 does not match the
Site Plan. Update the plans accordingly.
Sheet C10.6: The flowlines for Structure J12 and J13 do not match the
Storm Sewer Profiles. Update the flowline information.
Sheet C10.6: The pipe diameter of the pipe between Structure E5 and
E7 is incorrect. Update the plans accordingly.
71.
Sheet C11.1: Show the location of the 100-year overflow paths. Include
overflow swale calculations, swale typical sections and building minimum low
openings (MLO) as appropriate.
72.
Sheet C11.1: Darken the watershed boundary for the drainage areas to each
structure.
73.
Sheets C12.1-12.2: Show the future storm sewer upstream of the proposed
storm sewer system.
74.
Sheet C12.1: The runoff of Structure G1 is greater than the capacity of the
associated 15” pipe. Increase the size of the pipe to accommodate the runoff.
75.
Sheet C12.1: The elevation of the hydraulic grade line for Structure A8 exceeds
the maximum allowable HGL. Adjust the storm sewer to reduce the HGL within
the system.
76.
Sheet C12.1: The elevation of the hydraulic grade line for Structure J5 exceeds
the maximum allowable HGL. Adjust the storm sewer to reduce the HGL within
the system.
77.
Sheets C13.1-13.2: Remove the Inlet Protection for the inlets located along
135th Street and Pflumm Road.
78.
Sheets C13.1-13.2: Since the limits of the disturbed area is over 10 acres, a
sediment basin will be required. Include the location of the sediment basin.
Temporary sediment traps can be located in the location of the stormwater
treatment facilities. Design guidelines and standard details for sediment basins
are located on the City’s website (www.opkansas.org).
79.
Sheets C13.1-13.2: Include a project narrative describing the work to be done
with this project.
80.
Sheets C13.1-13.2: Include the total disturbed area.
Doug Clements
January 16, 2009
Page 13 of 16
81.
Sheets C13.1-13.2: The erosion and sediment control staging chart does not
match. The “remove after stage” is different from chart to chart. Update the
tables accordingly.
82.
Sheets C13.1-13.2: Include protection at the existing storm sewer structures
located on the north side of 137th Street.
83.
Sheet C13.2: Install rock check dams in the channels after they have been
graded. Remove the dams prior to final stabilization.
84.
Sheet C13.2: Update the BMP description to include “seed, sod and mulch” in
the staging chart. The areas disturbed within the City right-of-way will need to
be sodded.
85.
Sheet C13.2: Include the construction of the stormwater treatment facilities in
the staging chart.
86.
Sheet C13.2: Indicate the locations of the inlet protection of the area inlets and
drain basins with a symbol.
The plans provided did not adequately address the design of the proposed stormwater
treatment facilities, so these comments are only a cursory review. Additional detailed
comments should be expected when these plans are resubmitted. Please provide the
stormwater treatment facility information on separate plan sheets within the plan set.
The following comment(s) are from the Engineering Services Division. Questions
regarding these issues should be directed to Pam Fortun at (913) 895-6054.
1.
Provide a drainage map that clearly indicates the sub-watershed to each
stormwater treatment facility (STF), including total area and CN. The drainage
map provided is not legible.
2.
Provide the design flow or design volume to each STF as appropriate.
3.
Provide Operation and Maintenance plans for each STF.
4.
Provide detailed construction specifications.
5.
Provide the location and dimensions of all proposed STF/Es.
6.
Provide unique identifiers for each STF (bioretention cells can be denoted as BR
#1 and Rain Gardens as RG #1).
7.
Provide percolation test results for each STF.
Doug Clements
January 16, 2009
Page 14 of 16
8.
Provide a Maintenance Agreement for all proposed STFs. The standard
agreement language is available on our website (www.opkansas.org).
9.
In general, the following information should be provided for all proposed rain
gardens:
a.
b.
c.
d.
e.
f.
g.
h.
i.
10.
Drainage area to facility
Square footage of rain garden
Detailed cross-section (WQv, 10%, 1% elevations)
Maximum ponding depth (6” maximum)
Proposed engineered soil mix (24” minimum)
Minimum 3” of aged shredded hardwood mulch
Grading plan that includes the bottom and overflow elevations
Overflow path or structure indicated on plan (indicate elevation if structure
is used)
Actual square footage of facility based on 6” ponding depth and water
quality volume (not done in Preliminary Stormwater Management Study)
In general, the following information should be provided for all proposed
bioretention cells:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
k.
l.
m.
o.
p.
q.
Drainage area to the facility
Detailed plan view showing facility dimensions, features, and underdrain
layout
Pretreatment for each facility (as shown, the inflow to the facilities is NOT
sheet flow as indicated in the Preliminary Stormwater Management
Study)
A length to width ratio of approximately 2:1
Detailed cross-section (WQv, 10%, 1% elevations)
Maximum ponding depth (6” maximum)
Grading plan that includes bottom and overflow elevations
Proposed bioretention soil mix (30” minimum)
Minimum 3” aged shredded hardwood mulch
Side slopes 3:1 or flatter
10’ on center maximum longitudinal underdrain spacing
Transverse underdrains required if width is greater than 20’ (10’ on center
maximum spacing)
One clean out every 50 feet and at each end of pipe run
Filter fabric overlaying gravel blanket (only over underdrain)
Overflow path or structure indicated on plan (include elevation if structure
is used)
Actual square footage of facility based on 6” depth and total water quality
volume (area determined in Preliminary Stormwater Management Study
is for BSM only)
Doug Clements
January 16, 2009
Page 15 of 16
11.
Sheet L1 – Clearly label all proposed bioretention cells with a unique identifier.
12.
Sheet L2:
a.
b.
Indicate the BSM boundaries for both bioretention cells.
The bioretention plant mixes indicated are not acceptable. The planting
plan should be provided for each cell that clearly indicates the specific
planting area for each species.
13.
Sheet L3 – See comments 12.a. and 12.b. above.
14.
Sheet L4:
a.
b.
15.
The planting details for both rain gardens do not match the plant lists
provided. The lists should contain all plants called out in the details.
There is a proposed storm sewer structure located in the planting area for
Rain Garden B. As proposed, this layout will not work. The BMP edge
detail and plantings should not conflict with this structure.
Sheet L5:
a.
b.
c.
The planting details for both rain gardens do not match the plant lists
provided. The lists should contain all plants called out in the details.
Because of the smaller size of the proposed rain gardens on this sheet, it
is highly recommended that the plant species be limited even further.
Indicate the BSM boundary for the bioretention cell. Provide a unique
identifier for this facility.
The following comments are from the Engineering Services Division. Questions
regarding these issues should be directed to Mark Stuecheli at (913) 895-6026.
1.
Increase the width of the 137th Street driveway to 20 feet b-b on both sides of
the landscape median and provide 30-foot curb return radii to allow for large
trucks to use the drive without tracking over either the median or the curb
returns. The attached sketch shows those revisions.
Conditions
Permit applicants must obtain a Johnson County Contractor License prior to issuance
of a building permit in the City of Overland Park. For more information, please contact
Johnson County Contractor Licensing, (913) 715-2233, 111 South Cherry, Room 1056,
Olathe, Kansas 66061, or http://contractorlicensing.jocogov.org.
Doug Clements
January 16, 2009
Page 16 of 16
If you have questions or alternatives to discuss on the above-mentioned items, please
contact the appropriate person above, or contact me at this office, (913) 895-6265.
CHAD HOTH – PLANS EXAMINER
cm
Enclosures
c: Seth Reece, Olsson Associates, 7301 W. 133, Suite 200, Overland Park, KS 66213