| Review Type |
Outcome |
Est. Completion Date |
Completed |
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Planning Review
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Corrections
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04/19/2016
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04/20/2016
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Ron Seyl
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Engineering Review
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Corrections
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04/19/2016
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04/19/2016
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Gene Williams, P.E.
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Corrective Action Required
Please provide the location of the stream buffer on the final plat.
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Corrective Action Required
Please provide the location of the special flood hazard boundary, along with key base flood elevations for the 1% annual floodplain.
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Corrective Action Required
Please be aware that easement locations may need to be adjusted based on comments related to the engineering plans for this development.
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DE C&O #01 Eng Plans – FP/PP
Corrective Action Required
All required engineering plans and studies, including water lines, sanitary sewers, storm drainage, streets and erosion and sediment control shall be submitted along with the final plat and approved prior to the approval of the final plat. All public infrastructure must be substantially complete, prior to the issuance of any building permits.
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DE C&O #02 Master Drainage Plan
Corrective Action Required
A Master Drainage Plan (MDP) shall be submitted and approved in accordance with the City’s Design and Construction Manual for all areas of the development, including all surrounding impacted areas, along with the engineering plans for the development. The MDP shall address drainage level of service issues on an individual lot basis.
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DE C&O #03 Eng & Insp Fees
Corrective Action Required
All Engineering Plan Review and Inspection Fees shall be paid prior to approval of the engineering plans and prior to the issuance of any infrastructure permits or the start of construction (excluding land disturbance permit).
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DE C&O #04 Cert FA or Escrow
Corrective Action Required
All subdivision-related public improvements must have a Certificate of Final Acceptance prior to approval of the final plat, unless security is provided in the manner set forth in the City's Unified Development Ordinance (UDO) Section 16.340. If security is provided, building permits may be issued upon issuance of a Certificate of Substantial Completion of the public infrastructure as outlined in Section 1000 of the City's Design and Construction Manual.
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DE C&O #05 As-Graded MDP
Corrective Action Required
The As-graded Master Drainage Plan shall be submitted to and accepted by the City prior to the issuance of any building permits for the development.
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DE C&O #07 Easements
Corrective Action Required
All permanent off-site easements, in a form acceptable to the City, shall be executed and recorded with the Jackson County Recorder of Deeds prior to the issuance of a Certificate of Substantial Completion. A certified copy shall be submitted to the City for verification.
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DE C&O #08 Changes to MDP
Corrective Action Required
A restriction note shall be included on the final plat stating: “Individual lot owner(s) shall not change or obstruct the drainage flow paths on the lots, as shown on the Master Drainage Plan, unless specific application is made and approved by the City Engineer."
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Corrective Action Required
A floodplain development permit will be required prior to any work within the 1% annual chance floodplain.
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Corrective Action Required
A United States Army Corps of Engineers (USACE) permit may be required for work within any designated wetlands or navigable waters of the United States.
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Fire Review
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Approved with Conditions
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04/19/2016
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04/19/2016
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Jim Eden
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Code Statement
Corrective Action Required
All issues pertaining to life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to the safety to fire fighters and emergency responders during emergency operations, shall be in accordance with the 2012 International Fire Code .
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Misc.
Corrective Action Required
D107.1 One- or two-family dwelling residential developments.
Developments of one- or two-family dwellings where the number of dwelling units exceeds 50 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 50 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the International Fire Code, access from two directions shall not be required.
2.The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official.
Action required: The second access to the subdivision shall be maintained at Blackstone and Pryor. If it has been removed or not properly maintained, no more than 50 building permits will be issued until the second access is provided (Stoneybrook).
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Traffic Review
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No Comments
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04/19/2016
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04/07/2016
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Michael Park
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Traffic Review
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No Comments
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03/25/2016
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Michael Park
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Planning Review
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Corrections
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03/21/2016
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Hector Soto Jr.
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Corrective Action Required
VACATION OF RIGHT-OF-WAY. A condition of approval for the most recent preliminary development plan (Appl. #PL2015-130) for Napa Valley was that a vacation of right-of-way application for the portion of SW Blackstone Place between SW Pryor Rd and SW Benziger Dr would be submitted and approved prior to the approval of any final plat. No such application has been received by the City to date.
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Corrective Action Required
PLAT BOUNDARY.
- Only show the property on the plat drawing that is actually being platted. Do not show the future phases of the subdivision that will be included in future plats.
- It is staff's understanding that the Lots shown as 79, 80, 89 and 90 will be omitted from this plat. Revise the drawing accordingly.
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Corrective Action Required
VICINITY MAP. A vicinity map shall be added to the plat.
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Corrective Action Required
PLAT TITLE.
- Add the words "Final Plat" above the plat title to identify the plat type.
- Add the lot numbers to the plat title and reflect this revision throughout the plat as necessary. The lot numbers shall begin with 89. Revise the lot numbers as necessary.
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Corrective Action Required
The comments below are based on the initial plat drawing submitted on March 7, 2016. The subsequent 11"x17" color submittal was at a scale that was illegible, and thus staff could not review it.
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Legal Description
Corrective Action Required
LEGAL DESCRIPTION.
- Please submit an electronic copy of the legal description. Microsoft Word document or selectable text PDF are the preferred file formats. The legal description can be emailed to the planner's email address above.
- The legal description shall include the acreage contained with said description.
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Corrective Action Required
STATE PLANE COORDINATES. Label the State Plane Coordinates at the plat boundary corners.
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Corrective Action Required
LOT DIMENSIONS. Label the west property line dimensions for Lots 103 and 104, as well as the south property line dimensions for Lots 91 and 92.
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Corrective Action Required
ACCESS RESTRICTION.
- Add a note to the plat stating that no direct vehicular access is allowed from Lots 102 and 116 onto SW Stoney Brook Drive.
- Notate Lots 102 and 116 with a symbol that references the note described above.
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Corrective Action Required
EASEMENTS.
- It there a reason that Lot 104 needs a specifically defined drainage easement (D/E) along the west property boundary as opposed to a general utility easement? If needed, the drainage easement needs to be defined and dedicated as part of this plat.
- There appear to be no easements along the SW Blackstone Place frontage of Lots 108, 109 and 114-116. Easements shall be provided, labeled and dimensioned along the street frontage as necessary.
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Corrective Action Required
SIDEWALKS.
- 4' sidewalks are shown. All sidewalks shall be a minimum 5' in width.
- Sidewalks shall be provided along both sides of SW Stoney Brook Drive.
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Corrective Action Required
STREETS.
- Provide a street name for the cul-de-sac.
- Label the ROW width for the portion of the street entering the cul-de-sac.
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Corrective Action Required
COMMON AREA TRACT.
- Include the detention area associated with the development of this phase as a platted common area tract. Said tract shall be labeled as tract "N".
- Include a note on the plat dedicating the ownership and maintenance of Tract N to the homeowners association.
- No final plat shall be recorded by the developer until the Director of Planning and Codes Administration and the City Attorney have reviewed and approved the declaration of covenants and restrictions pertaining to common property as prepared in accordance with Section 5.520 of the UDO, and until the Director has received certification from the Missouri Secretary of State verifying the existence and good standing of the property owners’ association required by Section 5.510 of the UDO. In addition, the approved Declaration of Covenants, Conditions and Restrictions shall be recorded prior to the recording of the final plat.
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Corrective Action Required
ADDRESSES. All lots and common area tracts shall be labeled with the respective addresses. Address shall be provided by staff at the applicant's meeting.
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Corrective Action Required
CURVE TABLE NOTATIONS. Relocate the notations on the actual plat drawing for curves C15, C16, C28, C31, C32 and C33. The notations overlap depicted sidewalks, which makes the notations difficult to read.
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Corrective Action Required
PROPERTY OWNER/NOTARY PARAGRAPHS.
- Clarify the ownership of the subject property. The application lists "Choyce, LLC" as the property owner, but the plat indicates that Keith Wehmeir and Kevin Hidgon (as individuals) plus Toscono Investements, LLC (Keith Wehmeir) are the owners.
- A separate notary paragraph shall be provided for each individual and entity property owner signature.
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Corrective Action Required
CITY SIGNATURE BLOCK.
- Revise the City Engineer's name to read, George M. Binger, III, P.E.
- Revise the City Clerk's name to read, Denise R. Chisum, MMC.
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Engineering Review
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Corrections
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03/25/2016
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03/17/2016
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Gene Williams, P.E.
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Corrective Action Required
The detention basin is not shown as being platted. Since the detention basin is being constructed as part of Napa Valley 2nd Plat, it should be platted as a separate tract.
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Corrective Action Required
Since the detention tract will be part of this plat, and since a portion of the detention tract appears to be within the limits of the 1% floodplain, the limits of the floodplain should be shown on the plat.
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Corrective Action Required
A floodplain note should be provided.
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Corrective Action Required
Four (4) foot sidewalks are called-out, but five (5) foot sidewalks are required.
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Corrective Action Required
It appears sidewalk is required on both sides of Stoney Brook Drive.
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Corrective Action Required
The oil and gas well note is not sufficient. Please perform an investigation into the existence of abandoned oil or gas wells on the property, and discuss the method used to perform this investigation (i.e., the report on file with the Development Center, or the Missouri Department of Natural Resources database of oil and gas wells).
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Corrective Action Required
Street frontage easements should be provided across all lots within the subdivision. The minimum width along any street frontage, including cul-de-sacs, is ten (10) feet. Additional width may be required depending on depth of a City utility (i.e., sanitary sewer or storm line).
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