Total parking in front of the 24 Hour Fitness facility will be 145 spaces, including 6 handicap spaces. The shopping center also has cross access parking easements between individual tenants so that more than adequate parking will be provided for the fitness center.

The applicant is also proposing to augment plantings within the right-of-way adjacent to Jaycee Drive, including crabapple trees to the west of the parking lot and white pines adjacent to the west side of the building. Staff will work with the applicant during the building permit process to make sure that their placement complies with the street tree ordinance found in SMC 2.44.080, and to make sure that landscaping will not create a sight obstruction problem for motorists at either entrance to the site.

In total, 18 new deciduous trees, 8 pine trees, 4 ornamental trees and 64 shrubs will be added to the site. All plant sizes meet minimum requirements of the landscape ordinance, and all disturbed areas are noted as being replanted with grass sod.

The new entry canopy will be constructed of support columns covered with real tan stucco (T 013/ Beach), with taupe (T 028/Fieldstone) accents bands. Upper portions of the canopy, including the canopy face, will be constructed of EIFS colored tan to match primary portions of the canopy supports.

All existing red metal portions of the front façade will be removed, and the new canopy will be outfitted with a new standing seam metal roof colored sierra tan. The remaining CMU portions of the front, side and rear facades will be painted off-white (SW 7011 Natural Choice)

Plans indicate that all existing metal mandoors, overhead doors and downspouts will be painted to match the adjacent wall. In all, proposed building revisions will be a refreshing update to the area and will greatly improve a building that has been vacant for nearly two years.

The site plan also indicates a wide pedestrian (8 to 12 feet) area along the front edge of the building to further aid customer access, and to provide a protected area between pedestrians existing the building and vehicles pulling into the angled parking stalls. With the exception of the drive aisle located at the northeast corner of the site, all driveway widths and parking stall dimensions meet minimum requirements of the zoning ordinance. The northeastern drive width is dimensioned at 20 feet, versus the 24-foot width required for two-way traffic. This can easily be corrected by either reducing the width of the traffic island adjacent to the trash enclosure, or by eliminating one parking stall in this location and shifting the island four feet to the south. In conjunction with submittal of the final plat, the applicant shall submit a revised site plan that provides the required 24-foot wide drive aisle at the northeastern corner of the site.

a) The applicant is responsible for replacing the right-of-way fence along Shawnee Mission Parkway that was removed when the site was filled and the public storm sewer was constructed. The required fence may be either a standard Kansas Department of Transportation (KDOT) right-of-way fence, or a decorative fence approved by the Planning Commission upon the recommendation of the City Engineer.

b) Although much of the development site was filled when it was used as a demolition landfill, the site still lies inside the Mill Creek Special Flood Hazard Area (SFHA), which has a Base Flood Elevation (BFE) between 789 and 790 feet (NGVD29). The property owner has not sought or obtained a Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA). Therefore, the applicant is required to prepare a HEC-RAS model based on a fully-developed watershed demonstrating that the proposed fill will not result in any increase greater than 0.1 foot in the BFE on any upstream, downstream, or adjacent property during the occurrence of a regulatory flood. Engineering staff believes it is critical that the applicant undertake this study as soon as possible because the possibility exists that neither Lots 4 nor 7 can be developed. This study must be submitted to Engineering staff for review and approval prior to the issuance of a grading permit.

c) Data is now available from the final draft of the Mill Creek Watershed Study. The study provides data for the theoretical peak discharges during the 25-year and 100-year return period storms based on both the existing and ultimate development of the watershed. This latest data indicates that these selected storms will produce flood elevations at the development site as follows:



Station	25-Year Flood Elevations (Feet, NGVD88)	100-Year Flood Elevations (Feet, NGVD88)
	Existing Conditions	Ultimate ConditionsExisting ConditionsUltimate Conditions
3.766	784.91	787.00787.98789.71
3.822	785.38	787.32788.58790.05


d) City standards stipulate that no habitable building on a newly platted lot shall be placed within 90 feet of an open channel, as defined by the bank lines or the limits of the theoretical peak discharge during a 25-year return period storm whichever gives the greater channel width. At this location on Mill Creek, the limits of the 25-year storm will govern development of the site. The flood elevation produced by this storm will vary between 787 feet and 787.32 feet (NGVD88), which is roughly located at the top of the existing embankment at the west end of the development site.

No fill material may be placed within the floodway portion of a SFHA. At this location on Mill Creek, the boundary of the existing floodway is roughly at the toe of the existing embankment. Therefore, no additional fill material may be placed at the west end of the development site. This means that the conceptual buildings shown on Lots 4 and 7 of the original site plan must be moved at least 90 feet east of the top of the existing embankment at the time site plans are submitted for approval of their construction. The area west of the new locations may be used for parking;

e) City standards also stipulate that the lowest point at which water may enter a habitable building constructed next to an open channel shall be at least 2 feet higher than the flood elevation produced by the theoretical peak discharge during a 100-year return period storm. Therefore, the finished floor elevations for the habitable buildings on this development site shall be no lower than roughly 892.05 feet (NGVD88)

The building will be constructed primarily of red brick veneer (Acme #137 Burgundy), with a 3-foot tall wainscot of rough-faced 8” x 8” concrete masonry units (maroon) along the base of the structure. A single row of cream, rough-faced CMU’s will separate the wainscot from brick portions of the building. The same color palette and materials will be carried through to the north, east and west elevations as well.

An aluminum storefront window system will be installed along the entire length of the front façade with bronze colored frames. The window sections are divided periodically by red brick columns to match other portions of the wall. These columns form the support for four wall projections that are added to break up the mass of the wall. The projections will be built with hipped roofs to dress up the roofline and add some architectural detail to the building. Metal, standing seam awnings (colored sierra tan) will also be installed above long window sections to integrate the wall and roof colors and tie building together.

Two additional roof gables are included at either end of the east and west elevations to provide additional interest to the structure. All sections of the roof will be constructed of pre-finished standing seam metal that is sierra tan in color.

The architectural plans incorrectly note that metal mandoors will be colored tan to match the roof. Policy requires that these doors be colored burgundy to match the adjacent wall. In conjunction with submittal of the final plat, the applicant shall submit revised building elevations that indicate that all mandoors and downspouts will be colored burgundy to match adjacent finishes on the building.

The landscape plan for Lot 6 shows a total of eighteen (18) street trees (Pin Oak and Red Sunset Maple) within and adjacent to the private street. Based on the frontage, 18 trees are required. Aside from the evergreen trees on the berm, the applicant has also provided 41 open space trees within the open space area between the berm and pavement areas. Based on the usable open space area of the site, the plan exceeds the 22 open space trees that are required by the zoning ordinance.

More than six percent of all parking areas have been landscaped with islands, and all islands will be planted with one to two trees to provide shade within the parking lot. All disturbed areas in required front, side and rear yard areas shall be planted with sod in accordance with SMC 17.57.035. All site landscaping shall be planted prior to issuance of the final certificate of occupancy.

The divided entrance at Barker includes three planting beds with a combination of shrubbery and flowers. Plant species include yews, rhododendron, blue chip junipers, hostas and stella de oro lilies. Planting beds depicted within the entry median and on the north side of the divided approach shall be installed in conjunction with the first phase of development.

The landscape plan for the center depicts construction of a solid, 6-foot wooden fence along the north property line behind the Parkwoods subdivision. At locations where no fence exists, new fencing will be provided to tie into and match existing adjacent fences.

The applicant is responsible for obtaining such permits as may be required by the Kansas Department of Health and Environment (KDHE) for grading activities covered by the Environmental Protection Agency’s National Pollutant Discharge Elimination System Permit Program. The issuance of any grading permit shall be subject to the applicant obtaining such permits as may be required by the KDHE.

4. In accordance with the definition of outdoor seasonal displays, the merchandise allowed in the display area includes bedding plants, landscape plants, bagged products such as potting soil, mulch, and other soil amendments and garden stone. The height of the display shall not exceed five (5) feet.

5. The outdoor seasonal display area located within the parking lot shall be permitted between May 1, 2003 and the Tuesday after Labor Day (September 2, 2003).

6. In accordance with code requirements, the display area will remain clean, and broken bags will promptly be removed from the display area.

7. A special event permit shall be obtained prior to construction of the outdoor seasonal display area in the parking lot.

8. The applicant had a similar display that was approved by the Planning Commission last year. Staff found the display was constructed in compliance with City Codes, and was kept clean. No complaints have been received regarding the outdoor seasonal display area.

9. The store will also have an outdoor seasonal display on the sidewalk area in front of the building as permitted by City Code. This display area shall be constructed to allow pedestrian traffic on the sidewalk and not block the area for public use. In no event shall less than four (4) feet of unobstructed area from the outside edge of the sidewalk toward the building be provided. No display may be undertaken in the landscape islands within the parking areas. The outdoor seasonal display areas on the sidewalk adjacent the front (west side) of the building is permitted from March 15, 2003 through October 31, 2003.

a) The conceptual street layout shown on the revised final plat is acceptable. In fact the new alignment is better than the original. Also, the proposed centerline grades and vertical curves shown on the revised preliminary centerline profile submitted with this plat are generally acceptable. Engineering staff will work with the applicant to resolve any design issues prior to approving the preliminary street plan-profile sheets for this development.
· The applicant is responsible for extending Monticello Terrace the entire distance to the north line of the development site.
· The property on the north side of the development site is now under different ownership. Engineering staff believes that the new owner would be agreeable to granting the applicant an easement to allow the temporary turnaround to be constructed on that property.
· The applicant is responsible preparing an intersection analysis for 83rd Street and Monticello Terrace to evaluate the traffic impact generated by the development will have at the intersection and to identify those improvements needed on either street to handle turning movements better. The study must be submitted to Engineering staff for review and approval prior to the approval of the street improvement plans. The applicant is responsible for making those improvements identified in the study.
· The applicant is also responsible for submitting an intersection analysis for the entrance to the complex to determine whether a southbound left-turn lane is desirable on Monticello Terrace. If required a turning lane needs to be a minimum 100-150 feet long plus an 8:1 taper.
· The proposed extension of Monticello Terrace will require some improvements to 81st Street. This stub street was created by KDOT when they last improved K-7 Highway. The street does not really serve a public purpose. Engineering staff would support the applicant’s efforts to vacate this street. If vacated, then the entire right-of-way would revert to the owner of Lot 1, K-7 Commercial Center. Also, if the street were vacated, then the applicant could construct a new commercial driveway approach at this location instead of the street improvements discussed below.

b) Monticello Terrace will be designed to the following geometric design standards for a minor service collector:
· The right-of-way width will be 60 feet.
· The street will be designed for a minimum safe speed of 35 mph.
· The centerline grades will be a minimum of 1 percent and a maximum of 10 percent.
· Vertical curves will be designed for a minimum stopping sight distance of 250 feet (K=46.4, crest; K=48.6, sag).
· Horizontal curves will be designed with a minimum radius of 425 feet.
· A tangent segment having a minimum centerline length of 100 feet will be provided between reverse curves. A tangent segment will be provided at all street intersections from the beginning of the curb returns to the centerline of the intersecting street.

c) The portion of 81st Street required to be improved for this development will be designed to the following geometric design standards for a local service street:
· The street will be designed for a minimum safe speed of 30 mph.
· The centerline grades will be a minimum of 1 percent and a maximum of 10 percent.
· Vertical curves will be designed for a minimum stopping sight distance of 200 feet (K=28.8, crest; K=35.3 sag).
· Horizontal curves will be designed with a minimum radius of 275 feet.
· A tangent segment having a minimum centerline length of 100 feet will be provided between reverse curves. A tangent segment will be provided at all street intersections from the beginning of the curb returns to the centerline of the intersecting street.

d) Both Monticello Terrace and the improved portion of 81st Street will be improved to the following roadway standards:
· The roadway will have atypical width of 36 feet wide measured from back-of-curb to back-of-curb. The roadway will be a minimum of 40 feet wide wherever left-turn lanes are required.
· The radii of the curb returns at an intersection will be 30 feet.
· The street pavement will be a minimum thickness of either 10 inches of asphalt or 8 inches of concrete.
· Type “A” curbs are required.
· The right-of-way behind the curb will be graded to a typical cross-section having a gradient of ¼-inch to ½-inch per foot.
· A sidewalk is required on one side of the street, placed one-foot inside the right-of-way, with sidewalk ramps installed to ADA standards at the intersections including at the top of a T-intersection.
· Pavement markings will be provided as specified by the Manual of Uniform Traffic Control Devices (MUTCD).

e) The applicant is responsible for submitting preliminary street plan-profile sheets to Engineering staff for review and approval prior to making the recording copies of the final plat.

f) The applicant is responsible for submitting a release or approval (approved by the City Attorney as to form) from the Kansas Pipeline Company to permit Monticello Terrace to cross their easement before preparing the recording copies of the final plat. Both Engineering staff and the pipeline company need to approve the design of the proposed crossings. Engineering staff will not accept the street until the pipeline company approves the construction of the proposed crossings. Additionally, a similar release or approval from Williams Natural Gas Company needs to be submitted to allow the construction of a street above their underground storage field.

g) Sidewalks should be placed on the side of a street closest to the nearest existing or planned elementary school. For this development, a sidewalk is required on the east side of Monticello Terrace.

h) The applicant is responsible for paying for City-installed street name signs prior to the issuance of a Public Improvement Permit for constructing the streets.

Although not shown on the plat, K-7 Highway is also considered a “front” yard. Therefore, the plat must include a 50-foot building setback line adjacent to the right-of-way line for all of lot 5. Prior to hearing by the Governing Body, the final plat shall be revised to reflect the required 50-foot building setback line. No structures associated with any future development of this lot may intrude into the required building setback.

a) The conceptual design of the driveway approaches shown for this development is generally acceptable. Engineering staff will work with the applicant to resolve any design issues prior to approving the preliminary street plan-profile sheets for this development.
· The proposed entrance to the complex is wider than 31 feet. Engineering staff would support allowing this wider approach if specifically approved by the Planning Commission. The three-lane approach will be 40 feet wide, measured from back-of-curb to back-of-curb, and will be striped for a 14-foot wide entry lane and two 11-foot wide exit lanes.
· The applicant is responsible for removing and replacing the existing driveway approach on Lot 4, K-7 Commercial Center with a standard commercial driveway approach. If possible, the new approach should be aligned with the centerline of 81st Street.
· Understanding that security and sight distance will be issues, the applicant should consider whether a separate entrance for buses should be provided onto Monticello Terrace just south of the bus barn. This would eliminate the bus traffic in the employee parking lot.
· All driveway approaches will be constructed as a part of the street improvements, including the proposed entrance to Lot 5, if sufficient information is available.

b) Commercial driveway approaches will be designed according to Standard Detail 21-10, and the following:
· An undivided approach will be a minimum of 25 feet wide and a maximum of 31 feet wide, measured from back-of-curb to back-of-curb. A divided approach may have a maximum width of 53 feet, measured from back-of-curb to back-of-curb. The median for a divided approach will be a minimum of 4 feet wide, measured from back-of-curb to back-of-curb.
· The total width of all approaches will not exceed 20 percent of the street frontage.
· Curb returns will have a minimum radius of 15 feet and a maximum radius of 25 feet.
· No portion of an approach will extend across the prolongation of a side lot line.
· An approach will have a minimum separation of 125 feet from a street intersection, measured from back-of-curb to back-of-curb. An approach will have a minimum separate of 90 feet, measured from centerline to centerline, from another approach on the same property.
· Stormwater collected on a public street is not allowed to drain onto adjoining properties. An approach will have a slope of ¼-inch to ½-inch per foot toward the street. Beyond the right-of-way, the centerline gradient of the driveway should not exceed a slope of plus 12 percent or minus 8 percent.
· An approach will be paved with a minimum thickness of 6 inches of concrete or 8 inches of asphalt.
· Depressions for sidewalk ramps will be installed only at those locations where a sidewalk will be placed.

c) The street improvement plans must include a detail of each type of driveway approach, as well as, details of each type of curb to be used. Although both materials are acceptable, the applicant needs to specify on the plan whether the contractor will use asphalt or concrete for paving the approach.

a) The conceptual storm drainage system shown for this development is generally acceptable, as are the preliminary drainage area map and the preliminary table summarizing the hydrologic and hydraulic analysis of the site and the upstream tributaries. Engineering staff will work with the applicant to resolve some design issues prior to approving the preliminary storm drainage plan-profile sheets for this development.
· The applicant is responsible for submitting separate calculations for all times of concentration greater than 5 minutes.
· The times of concentration used for drainage points 9 and 19 shall be based on Lot 5 being fully developed without detention. Unless better information is available, the applicant shall adhere to the City standards for calculating travel time for an unimproved watershed.
· An area inlet may be required at drainage point 4 to ensure that the storm sewer is deep enough to be extended farther south with existing Monticello Terrace is improved.
· The existing private storm drainage system on Lot 4, K-7 Commercial Center needs to be connected to the public storm sewer along Monticello Terrace.
· The applicant is responsible for obtaining such permits as may be required by KDOT for that portion of the drainage system located within the right-of-way for K-7 Highway.

b) The applicant is responsible for submitting preliminary storm drainage plan-profile sheets to Engineering staff for review and approval prior to making the recording copies of the final plat.

a) The plat needs to be drawn at a larger scale to allow a more complete review. However, it appears that several dimensions, lot lines, easement offsets, right-of-way width, etc., are missing.
b) The 5-foot wide utility easement along the west side of Monticello Terrace needs to be removed.

The maintenance building is proposed to be constructed of a four-foot tall wainscot of light brown (Carmel), rough-faced concrete masonry units on all sides, with flat metal wall panels above. The applicant has chosen the Stylwall II architectural wall panel system, which is a 24-guage panel that is 16 inches in width. The panels are affixed to the wall with concealed fasteners, and the panel is slightly fluted (7/16” of an inch at 4-inch intervals). This is said to prevent “oil-canning” that is found `with some other types of architectural metal wall panels.

Although requested, planning staff has not seen a sample of the product. Because of the concern over the use of metal panels, and the design policy that requires them to be flat, staff is reluctant to recommend approval of the panel without reviewing a sample. The plans originally approved in 1996 indicated the panel would be flat, and there are flat panels available with the strength to eliminate “oil-canning”. The Planning Commission shall review the panel sample at the meeting and determine if it complies with design policy. If a sample is not provided at the meeting, then staff recommends the item be tabled to the April 21, 2003 meeting. Or, if the Planning Commission is comfortable with staff approval of the panel, then the sample shall be submitted to staff for review prior to consideration of the final plat by the Governing Body.

Plans indicate that all metal mandoors, gutters and downspouts will be colored light brown to match adjacent walls.

More than six percent of all parking areas have been landscaped with islands, and all islands will be planted with trees to provide shade within the parking lot. All disturbed areas in required front, side and rear yard areas shall be planted with sod in accordance with SMC 17.57.035 as indicated on the site plan. All site landscaping shall be planted prior to issuance of the final certificate of occupancy.

A proposed 6-foot chain link fence is shown to enclose the new athletic field areas, to match into existing fencing that was constructed in the first phase.

a) The conceptual storm drainage system shown for this development is generally acceptable, as are the preliminary drainage area map and the preliminary table summarizing the hydrologic and hydraulic analysis of the site and the upstream tributaries. Engineering staff will work with the applicant to resolve some design issues prior to approving the site development plans submitted for a building permit.
· The applicant is responsible for submitting separate calculations for all times of concentration greater than 5 minutes. The applicant also needs to verify the times of concentration for all drainage areas having a proportionally large impervious surface near the inlet.
· Drainage point 24 will most likely need to be eliminated and replaced by a storm sewer to directly serve Lot 4, K-7 Commercial Center.
· The applicant needs to verify that the overland flow does not exceed 10cfs to any inlet.

b) The applicant is responsible for submitting a storm drainage plan as an integral part of the site development plans to be submitted for a building permit

a) The detention facility required for this phase of the development will be designed in accordance with Division 4600, Storm Drainage, of the Shawnee Manual of Technical Specifications and Design Criteria. The required improvements are as follows:
· A detention basin is required to have sufficient capacity to store the post-development runoff that exceeds the pre-development allowable release rate for a 25-year storm.
· The discharge from a detention facility will not exceed the maximum allowable release rate for a 2, 10, and 25-year storm.
· The stormwater drainage system downstream of a detention facility is required to have sufficient capacity to convey the undetained runoff from the required design storm.

b) The applicant is responsible for submitting a stormwater detention plan as an integral part of the site development plans to be submitted for a building permit.

c) Before the City will accept a completed detention facility, the licensed engineer responsible for its design must certify that it has been constructed per the approved plans. The certification required for a detention facility includes:
· Storage capacity of the basin for the four design storms;
· Discharge flowline elevation;
· Pool elevations for the four design storms;
· Emergency spillway elevation; and,
· Proper construction of the primary (restrictor) and secondary (spillway) discharge facilities.

d) The property owner is responsible for the continued maintenance of the detention facility, which shall be a condition of approval for the development. The maintenance required for a detention facility includes:
· Removal and clearing of debris;
· Cutting of vegetation;
· Restoration of eroded areas;
· Removal of silt;
· Repair of structural facilities; and,
· When required by the City Engineer, re-certification by a licensed engineer that the detention basin has full storage capacity and that all structural facilities are fully functional.

a) The conceptual grading plan shown for this development is generally acceptable. Engineering staff will work with the applicant to resolve any design issues prior to approving the site development plans submitted for a building permit.

b) The applicant is responsible for submitting a rough grading and siltation control plan as an integral part of the site development plans submitted for a building permit.
· The plan must accurately show contours of the existing ground elevations and details of area drainage and terrain, including identification of areas with existing or proposed gradients greater than 33 percent. The plan must also show contours of the finished ground elevations to be achieved by the proposed grading activities plus all grading within public rights-of-way, typical cross-sections of all proposed drainage channels and swales, and the maximum depth of fill material below or within 15 feet of a proposed building or structure. Existing and proposed contours must be shown at 2-foot intervals and must extend at least 200 feet beyond the boundaries of the site.
· The plan must show the type and location of all proposed siltation control measures, which will include at least one temporary construction entrance. Engineering staff may require the plan to show additional measures, including diversion channels and siltation basins, at such locations as may be necessary to retain eroded material on the site. Also, the plan must include general notes on installing and maintaining siltation control measures and restoring vegetation on disturbed areas, an installation schedule, details of any special grading activities, and standards details of all siltation control measures.

The applicant is responsible for obtaining such permits as may be required by the Kansas Department of Health and Environment (KDHE) for grading activities covered by the Environmental Protection Agency’s National Pollutant Discharge Elimination System Permit Program. A copy of the application for any required permit or a letter of release must be submitted to Engineering staff prior to the issuance of a grading permit.

a) The conceptual design of the driveway approach shown for this development is generally acceptable. Engineering staff will work with the applicant to resolve any minor design issues prior to approving the site development plans submitted for a building permit.

b) Commercial driveway approaches will be designed according to Standard Detail 21-10, and the following:
· An undivided approach will be a minimum of 25 feet wide and a maximum of 31 feet wide, measured from back-of-curb to back-of-curb. A divided approach may have a maximum width of 53 feet, measured from back-of-curb to back-of-curb. The median for a divided approach will be a minimum of 4 feet wide, measured from back-of-curb to back-of-curb.
· The total width of all approaches will not exceed 20 percent of the street frontage.
· Curb returns will have a minimum radius of 15 feet and a maximum radius of 25 feet.
· No portion of an approach will extend across the prolongation of a side lot line.
· Stormwater collected on a public street is not allowed to drain onto adjoining properties. An approach will have a slope of ¼-inch to ½-inch per foot toward the street. Beyond the right-of-way, the centerline gradient of the driveway should not exceed a slope of plus 12 percent or minus 8 percent.
· An approach will be paved with a minimum thickness of 6 inches of concrete or 8 inches of asphalt.
· Depressions for sidewalk ramps will be installed only at those locations where a sidewalk will be placed.

c) The site development plans submitted for a building permit must include a detail of each type of driveway approach, as well as, details of each type of curb to be used. Although both materials are acceptable, the applicant needs to specify on the plan whether the contractor will use asphalt or concrete for paving the approach.

The front elevation is characterized by a projecting front entry, with a half-arched canopy above the entry door. A tall, glass window system will be provided to the east of the entrance. The same window system is carried around to the northern portion the east elevation of the building as well.

EIFS portions of the building above the masonry are shown with a background of light cream (Dryvit-Steph’s Mood 463A), with arched insets of light gray (Dover Sky 104). These insets help to break up the monotone appearance of the wall and will add architectural interest to the elevation facing Shawnee Mission Parkway. There is some discrepancy between the Steph’s Mood color referenced on the elevations and the “natural white/dryvit 103” sample submitted for review. Staff will work with the applicant during the building permit process to insure that contrasting colors of EIFS will be utilized on the building.

Each side (east and west) elevation features a gabled end to accommodate a pitched roof. The roof will be covered with blue (Harbor Blue) 24-gauge standing seam metal panels. Plans submitted for a building permit shall indicate that all downspouts, gutters and mandoors shall be colored to match the adjacent wall.

The landscape plan also shows a total of 25 additional maple, redbud and pine trees within the building setback area adjacent to Shawnee Mission Parkway and around the perimeter of the site to satisfy open space tree requirements

The entrance to the building and western foundation have been further accented by groupings of little princess spirea and sea green juniper shrubs. More than six percent of the parking lot has been landscaped with traffic islands including trees and additional shrub plantings.

All areas disturbed have been shown to be planted with grass sod in accordance with SMC 17.57. All plant sizes meet minimum requirements of the landscape ordinance.

a) The conceptual storm drainage system shown for this development is generally acceptable, as are the preliminary drainage area map and the preliminary table summarizing the hydrologic and hydraulic analysis of the site and the upstream tributaries. Engineering staff will work with the applicant to resolve any minor design issues prior to approving the site development plans submitted for a building permit.
· The applicant should verify the extent of the offsite area within the right-of-way for Shawnee Mission Parkway that drains onto the development site.
· Consideration should be given for the use of composite runoff coefficients, which might reduce the design flows to the point where drainage point A-1 could be eliminated.
· The offsite area draining to drainage point A-2 from the adjoining lot should be considered as a temporary drainage pattern until that lot is developed. Accordingly, a runoff coefficient of 0.3 could be used for this area.
· The northerly boundary for drainage area A-3 is not clearly shown.
· Consideration should be given to moving drainage point A-3 to the main access drive. Engineering staff is concerned about the routing of storms larger than a 25-year event.
· The applicant should explore the possibility of extending the existing storm sewer across the northwest corner of Lot 6 instead of constructing an entirely new line along the street. A structure would still be needed for future expansion of Lot 6. Also, a public drainage easement would be required for the extension.
· If the extension suggested above is not possible, then the new storm sewer within the street right-of-way between the existing curb inlet and the proposed junction box must be constructed as a public improvement.

b) The applicant is responsible for submitting a storm drainage plan as an integral part of the site development plans to be submitted for a building permit.

a) The conceptual grading plan shown for this development is generally acceptable. Engineering staff will work with the applicant to resolve any minor design issues prior to approving the site development plans submitted for a building permit.
· The area between the street and the parking lot should be graded to drain to either the parking lot or the street, and not to the storm sewer near the northwest corner of the lot.
· The purpose for placing a silt fence along the south lot line is unclear.
· Silt fence needs to be placed beyond the grading limits at the northwest corner of the development site instead of just around the parking lot.

b) The applicant is responsible for submitting a rough grading and siltation control plan as an integral part of the site development plans submitted for a building permit.
· The plan must accurately show contours of the existing ground elevations and details of area drainage and terrain, including identification of areas with existing or proposed gradients greater than 33 percent. The plan must also show contours of the finished ground elevations to be achieved by the proposed grading activities plus all grading within public rights-of-way, typical cross-sections of all proposed drainage channels and swales, and the maximum depth of fill material below or within 15 feet of a proposed building or structure. Existing and proposed contours must be shown at 2-foot intervals and must extend at least 200 feet beyond the boundaries of the site.
· The plan must show the type and location of all proposed siltation control measures, which will include at least one temporary construction entrance. Engineering staff may require the plan to show additional measures, including diversion channels and siltation basins, at such locations as may be necessary to retain eroded material on the site. Also, the plan must include general notes on installing and maintaining siltation control measures and restoring vegetation on disturbed areas, an installation schedule, details of any special grading activities, and standards details of all siltation control measures.

According to the applicant, the family’s storage needs have outgrown the size of the existing shed, and they desire to replace the existing structure with a 36’ x 60’ (2,160 square foot) single-story accessory building on the property within the rear yard. If this application were reviewed under the newly proposed guidelines for accessory structures, the structure would be limited to a size of 1,750 square feet, based on the 4.9-acre lot.

Again, the location chosen is where a smaller shed is currently located. Residentially zoned properties are allowed only one detached accessory building per lot. Therefore, in conjunction with construction of the new accessory building, the existing shed shall be removed from the property.

The applicant has indicated that the building will be used as a woodworking shop for personal enjoyment, and for storage of a large boat and trailer, snowmobiles and trailer, lawn equipment and tractors used to maintain the large lot. Because the accessory building will be used for storage of trailers that must be pulled by a vehicle, a hard-surface driveway is required to access the building. Plans submitted for a building permit shall include an extension of the existing asphalt drive so that a hard surface driveway connection is provided to Woodland.

It must be noted that the referenced setbacks relate to zoning requirements only. As stated, this lot is adjacent to Clear Creek, which places it within a designated FEMA floodplain area. If this application for an oversized accessory structure is approved, the property owner must be aware that the accessory building’s location must comply with all FEMA requirements for structures located within the floodplain. A final determination on the exact location and finished floor elevation shall be determined in conjunction with submittal of a building permit, and the final location shall be reviewed and approved by the Engineering Division.

The subject property is located at the northwest corner of Johnson Drive and Rosehill Road, just north of the existing (former) KC Analytical office building. The property is a tract of 5.16 acres, which makes up lot 2 of the KC Analytical plat. The property is zoned PO (Professional Office), and nursing homes/intermediate care facilities are allowed in the PO district with approval of a special use permit.

Regimented rectangular window openings with paned glass, over-story window dormers and overhangs will also be incorporated into the building’s design to provide “breaks” in the larger fields of stucco found on the building’s exterior. The applicant has also provided an additional base layer of brick on all elevations so that stucco portions of all walls are separated at least one foot from the ground. The elevation facing Rosehill has been designed with greater amounts of brick to enhance the building’s appearance from the street.

The tallest peak on the building will rise approximately 35 feet above finished grade, thereby not exceeding the maximum 45-foot height limitation of the PO zoning district. Multiple rooflines will be moderately pitched, with hipped roof peaks on the wing-wall extensions. All roof surfaces will be covered with 25-year laminate shingles (“weathered wood” by Celotex).

All gutters will be colored tan to match the fascia, and all downspouts will be colored to match the wall located behind.

Landscaping with the second phase will be enhanced even more, with dense flowering and evergreen shrub plantings within the courtyard and adjacent to the front of the building. Species include viburnum, sprirea, hydrangea and holly to name a few. Likewise, groupings of Chanticlear Pear, River Birch and columnar White Pine trees (totaling 22 trees) will be planted adjacent to the north property line.

A note on the landscape area indicates that all areas disturbed by construction will be planted with grass sod in accordance with Shawnee Municipal Code (SMC) 17.57.035.

The trash enclosure was constructed with the skilled nursing facility in the first phase.

a) The conceptual storm drainage system shown for this phase of the development needs to be revised to reflect the additional improvement proposed for the site. Although a preliminary drainage area map and a preliminary table summarizing the hydrologic and hydraulic analysis of the site and the upstream tributaries were shown for these improvements on the original site development plans, this information, in final form, must be shown on the site development plans for this phase of the development.

b) The applicant is responsible for submitting a storm drainage plan as an integral part of the site development plans to be submitted for a building permit.

c) All private storm drainage improvements shall be constructed according to the standards in the Shawnee Manual of Technical Specifications and Design Criteria.

a) The conceptual grading plan shown for this phase of the development needs to be revised to reflect the additional improvement proposed for the site. Engineering staff will work with the applicant to resolve any minor design issues prior to approving the site development plans submitted for a building permit.

b) The applicant is responsible for submitting a rough grading and siltation control plan as an integral part of the site development plans submitted for a building permit.

Associate Planner Allmon stated that for informational purposes the applicant has indicated to staff that as a result of meeting with neighbors the applicant is planning on replacing the entire wood fencing at the north end of the site as well as plant some trees in the rear yard areas of some of the single family homes to the north of the site. He noted that the applicant has worked and will continue to work with the surrounding neighbors.

The curved line of curbing currently found at the north end of the site will be straightened and reconstructed with new curbs. This will allow a 24-foot drive aisle between the north curb line and the canopy overhang. The rear (south) edge of the existing ATM island is located 48’6” from the canopy overhang, and is located approximately 55 feet to the base of the closest gasoline island. A minimum 26-foot drive aisle will exist between the eastern curb line and the canopy overhang.

The applicant has submitted sketches showing the turning movements for some design vehicles (passenger cars, delivery trucks, and fuel trucks) within the expanded parking lot. The sketches show that these design vehicles should have sufficient room to maneuver although the space is limited for a fuel truck between the gas pumps and the parking stalls next to the building. The orientation of the addition has changed from the direction originally anticipated when the Commerce ATM was being considered.

The canopy fascia will be constructed of khaki colored metal panels, with a red trim band at the bottom. Provided no signage is located on the north or east sides of the building, one CONOCO sign may be placed on the north and east elevations of the canopy. The four support columns are proposed to be constructed of brown colored brick veneer to match the color of the convenience store. All signage shall meet requirements of SMC 5.64.

a) The right-of-way for Melrose Lane is only 20 feet wide measured from the centerline. The applicant is responsible for dedicating an additional 5 feet to satisfy the minimum width required for a local residential street.

b) Although the south half of the development site fronting on Melrose Lane is improved with curb and gutter, the north half is still a ditch-section roadway. Therefore, the applicant is responsible for extending the existing curbline to the north property line using a Type ‘A’ curb although the existing street pavement should not require an overlay. The right-of-way behind the curb will be graded to a typical cross-section having a gradient of ¼-inch to ½-inch per foot. The applicant is also responsible for constructing a sidewalk along this entire frontage.

c) The applicant proposes to rebuild the four commercial driveway approaches providing access to the development site. The existing entrance at the southwest corner of the site will be removed and a new entrance constructed roughly 110 feet east of its present location to enhance circulation within the parking lot. However, this new location does not properly align with the existing median break between Shawnee Mission Parkway and the frontage road. Therefore, the applicant is responsible for shifting this median break and the corresponding left-turn median. The alterations will be designed and constructed to City roadway standards for a major arterial.

a) The conceptual design of the driveway approaches shown for this development is generally acceptable. Engineering staff will work with the applicant to resolve any design issues prior to approving the site development plans submitted for a building permit.
· The south entrance on Melrose Lane appears to be slightly wider than the maximum width allowed for a two-lane undivided approach and will need to be modified.
· A non-standard curb return may be required on the north side of the north entrance on Melrose Lane because of its proximity to 62nd Street.

b) Commercial driveway approaches will be designed according to Standard Detail 21-10, and the following:
· An undivided approach will be a minimum of 25 feet wide and a maximum of 31 feet wide, measured from back-of-curb to back-of-curb. A divided approach may have a maximum width of 53 feet, measured from back-of-curb to back-of-curb. The median for a divided approach will be a minimum of 4 feet wide, measured from back-of-curb to back-of-curb.
· The total width of all approaches will not exceed 20 percent of the street frontage.
· Curb returns will have a minimum radius of 15 feet and a maximum radius of 25 feet.
· No portion of an approach will extend across the prolongation of a side lot line.
· An approach will have a minimum separation of 125 feet from a street intersection, measured from back-of-curb to back-of-curb. An approach will have a minimum separate of 90 feet, measured from centerline to centerline, from another approach on the same property.
· Stormwater collected on a public street is not allowed to drain onto adjoining properties. An approach will have a slope of ¼-inch to ½-inch per foot toward the street. Beyond the right-of-way, the centerline gradient of the driveway should not exceed a slope of plus 12 percent or minus 8 percent.
· An approach will be paved with a minimum thickness of 6 inches of concrete or 8 inches of asphalt.
· Depressions for sidewalk ramps will be installed only at those locations where a sidewalk will be placed.

c) The site development plans submitted for a building permit must include a detail of each type of driveway approach, as well as, details of each type of curb to be used. Although both materials are acceptable, the applicant needs to specify on the plan whether the contractor will use asphalt or concrete for paving the approach.

Primary parking for the facility will remain on the south side of the main building and will be shared between the two buildings.

The existing brown metal gabled roof projections at the building entrances will disappear behind a new metal screening system. A sample of this screening system has been submitted that shows it to be heavy aluminum product with rounded edges. The primary entrance will also be rebuilt with gray decorative masonry (arriscraft calcium silicate) above the entrance doors and at either side of the window system. This is a high quality masonry unit similar to the renaissance stone used on the Community America bank. The remaining brick found on the west elevation and existing CMU’s on the east and north elevations will not be altered in conjunction with the remodel.

The two-story bank building will be constructed primarily of light red brick on the first floor, with cream acrylic stucco above. These materials and colors will tie the building to the Millennium building remodel to create a campus-like setting. The roof will be flat and will be equipped with internal roof drains and downspouts so that they are not visible from the outside.

The west side of the south (front) elevation is comprised primarily of clear insulated window glazing in a curtain-wall framing system that also wraps around to a portion of the west elevation. Each end (east and west) is accented with a solid gray decorative masonry wall (arriscraft calcium silicate). The masonry wall on the east elevation will screen the view of the eastern most drive-thru lane and will serve to enclose a stairwell to the second floor. The drive-thru canopy will be constructed of brick columns to match the remainder of the building, and will have office space above.

The combination of glass, brick and other masonry creates a building of quality design that will substantially upgrade the area. The use of clay brick as a primary material and acrylic stucco as a secondary material on both buildings conforms to building materials suggested in draft documents for the Downtown Architectural Design Guidelines.

Frontage and open space trees shown on the landscape plan meet minimum code requirements. Based on the street frontage along Melrose, a total of 9 trees are required. Nine trees (River Birch, Snow Crabs and Spruce) are shown. Ten trees are also required along Shawnee Mission Parkway, while 11 trees are shown on the plan. In addition to the street trees, the applicant is providing 40 additional site trees within the parking lot and adjacent to both buildings to fulfill the open space tree and parking lot landscape requirements of the ordinance. Species of large trees indicated on the landscape plan include Ash, Honeylocust, Maple, and River Birch while flowering ornamental trees include Magnolia and Crabapples. Mature trees along the north and east property lines will remain.

The applicant is also proposing to plant evergreen shrubs, flowering shrubs and decorative grasses as foundation and entry accents. Species include junipers, holly, sweetspire and various types of decorative grasses. Landscape beds will be further enhanced with flowering perennials such as liriope, wintercreeper, and hostas.

All plant sizes meet the minimum requirements of the landscape ordinance. Other than landscape islands that will be filled with decorative river rock, all disturbed areas in the required front, side and rear yard areas are shown to be planted with grass sod in accordance with Shawnee Municipal Code (SMC) 17.57.035.

a) The conceptual grading plan shown for this development is generally acceptable. Engineering staff will work with the applicant to resolve any minor design issues prior to approving the site development plans submitted for a building permit.

b) The applicant is responsible for submitting a rough grading and siltation control plan as an integral part of the site development plans submitted for a building permit.
· The plan must accurately show contours of the existing ground elevations and details of area drainage and terrain, including identification of areas with existing or proposed gradients greater than 33 percent. The plan must also show contours of the finished ground elevations to be achieved by the proposed grading activities plus all grading within public rights-of-way, typical cross-sections of all proposed drainage channels and swales, and the maximum depth of fill material below or within 15 feet of a proposed building or structure. Existing and proposed contours must be shown at 2-foot intervals and must extend at least 200 feet beyond the boundaries of the site.
· The plan must show the type and location of all proposed siltation control measures, which will include at least one temporary construction entrance. Engineering staff may require the plan to show additional measures, including diversion channels and siltation basins, at such locations as may be necessary to retain eroded material on the site. Also, the plan must include general notes on installing and maintaining siltation control measures and restoring vegetation on disturbed areas, an installation schedule, details of any special grading activities, and standards details of all siltation control measures.

a) Part of the development site is in the Special Flood Hazard Area (SFHA) for Turkey Creek tributary. The SFHA nearest the building pad for the proposed bank has a Base Flood Elevation (BFE) between 944 and 946 feet (NGVD29) as illustrated on the Flood Insurance Rate Map (FIRM) for Johnson County, Kansas (Map Number 20091C0089F). The limits of the regulatory floodplain at this particular location can be more precisely determined using the channel profiles in the companion Flood Insurance Study (FIS). Engineering staff has concluded that the BFE at the proposed building pad is between 945.0 and 945.5 feet (NGVD29). Additional property is in a Zone X (shaded), which identifies areas of a 500-year flood and areas of a 100-year flood with average depths of less than one foot. The stylized boundaries of these two flood areas cover about half the site.

b) Although the existing ground elevation of the building pad is higher than the BFE, except possibly at its extreme southeast corner, the applicant is proposing to place additional fill material on the site. Also, the proposed building pad is located inside the stylized boundary of the regulatory floodplain. Therefore, the applicant is required to prepare a HEC-RAS model showing that the proposed fill for the parking lot will not result in any increase greater than 0.1 feet in the BFE on any upstream, downstream, or adjacent property during the occurrence of a regulatory flood.

c) The applicant needs to obtain either a Letter of Map Amendment (LOMA) or a Letter of Map Revision based on Fill (LOMR-F) to remove the site from the regulatory floodplain. Otherwise, the proposed building’s lowest floor, including the basement, must be elevated at least 2 feet higher than the BFE or the building must be flood proofed to the same elevation. Also, flood insurance will be required for any federally-insured loan unless a LOMA or LOMR-F is issued by FEMA.

d) Given the proximity of the development site to the Turkey Creek tributary, the applicant will be required to submit a certificate of elevation prior to the issuance of a certificate of occupancy, unless a LOMA or a LOMR-F is obtained from FEMA.

e) The applicant is responsible for obtaining such permits as may be required by the Kansas Division of Water Resources (DWR) for any grading activities covered by KSA 24-126 to alter, modify or relocate any watercourse within the 100-year floodplain of any creek having an upstream watershed larger than 240 acres, or to change the grade or place any fill material in a SFHA. A copy of the application for any required permit or a letter of release must be submitted to Engineering staff prior to the issuance of a grading permit.

a) The conceptual storm drainage system shown for this development is generally acceptable, as are the preliminary drainage area map and the preliminary table summarizing the hydrologic and hydraulic analysis of the site. Engineering staff will work with the applicant to resolve some design issues prior to approving the site development plans submitted for a building permit.
· The existing storm drainage system on this development site does not comply with the City current standards. The new improvements proposed for this development are not intended to bring the entire site into compliance. Instead, they are limited to the improvements needed for Melrose Lane and for the new building.
· The required drainage system must be designed to convey the 25-year return period storm instead of the 10-year storm stated on the preliminary drainage table.
· The rainfall intensity figures on drainage summary table need to be increased by 10 percent to account for the rainfall intensity factor (f=1.1).
· The applicant needs to verify that drainage area 100 is correctly shown. Engineering staff is concerned that a larger area may be draining to the existing curb inlet unless a low point is being created across the north end of the drive-up lanes.
· The proposed storm sewer cross under Melrose Lane will be a public improvement. All the other storm sewers will be private improvements.

b) The applicant is responsible for submitting a storm drainage plan as an integral part of the site development plans to be submitted for a building permit.

c) Although Engineering staff has just received data for the first preliminary draft of the Turkey Creek Watershed Study, the FEMA FIS data is still considered to be more reliable at this time. Also, this tributary’s watershed is considered to be fully developed and has not changed much since the FIS was completed.
· The new study provides data for the theoretical peak discharges for several design storms, but does not include data for the 25-year return period storm. The available data indicates that a 100-year return period storm will produce flood elevations between 948.03 and 948.28 feet (NGVD88) at the development site.
· City standards stipulate that the lowest point at which water may enter a habitable building constructed next to an open channel shall be at least 2 feet higher than the flood elevation produced by the theoretical peak discharge during a 100-year return period storm. The building’s proposed finished floor elevation is 948.5 feet, which is 3 feet higher than the BFE and at least 0.25 feet higher than the flood elevation currently predicated by the watershed study. Because of the preliminary nature of the watershed study, Engineering staff recommends that building’s finished floor elevation should be at least 949.0 feet (NGVD88), which should be roughly 1 foot higher than the predicted flood elevation.
· City standards also stipulate that no habitable building on an existing platted lot shall be placed within 60 feet of an open channel, as defined by the bank lines or the limits of the theoretical peak discharge during a 25-year return period storm whichever gives the greater channel width. At this time, Engineering staff believed that the discharge from a 25-year storm should be contained within or nearly within the channel, which is roughly 200 feet south of the proposed building. However, by interpolating the preliminary data from the watershed study, the flood elevation produced by this design storm could be 947 feet (NGVD88), more or less, which would place its boundary near the south line of the development site.
· The applicant is advised that once the watershed study is completed, the data will be used to update the current FEMA FIS. This means that the possibility exists that in the future flood insurance may be required for the proposed building.