[Ord. No. 552 §4.1, 11-21-2006]
A. Upon
Board's approval of a preliminary plan, four (4) copies of improvement
plans for subdivision or any part thereof shall be submitted for review
to the City Engineer.
B. Improvement
plans for phased subdivisions shall be reviewed as though they were
being submitted for the complete subdivision. Certain improvement
may be required outside of individual phases to insure adequate completion
of necessary facilities.
C. The plans,
which detail the construction and types of site improvement materials
to be used in conjunction with the development of a subdivision, shall
be prepared by an engineer. Any alterations of common land or improvements
within the common land will require the submission of detailed improvement
plans and will be considered a required improvement.
D. Improvement
plans shall be prepared on an exhibit not to exceed twenty-four (24)
inches by thirty-six (36) inches and shall contain the following information:
1. Title
page, which shall include a key map showing the relationship of the
area to be subdivided to the tract and which shall reflect areas of
the tract previously subdivided plus adjacent streets. In addition,
the name, address and telephone number of the developer and engineering
firm, as well as an engineer's seal and signature.
2. North
arrow and graphic scale on each plan sheet.
3. One
(1) or more bench marks, in or near the subdivision, to which the
subdivision is referenced. The identity and elevation shall be based
on U.S.G.S. data. Site bench mark shall be tied into an approved bench
mark.
4. List
of the standards and specifications followed, citing volume, section,
page or other references.
5. Grading
and paving details conforming to City standard specifications and
requirements.
6. Details
of streets including: location and width of all proposed public or
private rights-of-way and private roadway easements, existing and
proposed sanitary sewers, drainage channels, swales, storm sewers,
including adequate natural discharge points, detention facilities.
7. The
developer shall submit an erosion and siltation control plan for the
entire site development and all interim phasing. The plan shall indicate
the location and type of facilities proposed. No grading operations
shall be commenced prior to approval of the plan. The City Engineer
may require modification or additions to the plan should the proposed
measures not adequately control erosion and siltation. The developer
shall maintain all facilities until improvements are accepted.
8. Plans
and profiles shall be at a scale of not less than one (1) inch equals
fifty (50) feet horizontal and one (1) inch equals ten (10) feet vertical.
9. If the
required scale does not permit the entire development to be shown
on one (1) plan sheet, an additional sheet shall be added showing
the entire development at the largest scale possible.
[Ord. No. 552 §4.2, 11-21-2006]
A. The procedure
for reviewing improvement plans shall be as follows:
1. There
shall be submitted copies of paving and street grade plans, together
with drainage maps and runoff sheets for stormwater and sanitary sewer
plans. The Missouri Department of Natural Resources shall be included
as one (1) of the reviewing agencies when the tract to be developed
requires a sanitary treatment facility. Corrections or additions shall
be made, if required. Subsequent to final approval by the City Engineer,
the plans shall be forwarded to the Building Commissioner for verification
of compliance with applicable provisions of this Chapter and appropriate
zoning requirements. Nothing in this Chapter shall prevent the developer
from submitting improvement plans to other agencies prior to improvement
plans being submitted to the City Engineer. Payment of inspection
fees and final approval of the plans by all reviewing agencies constitutes
authority to proceed with construction of improvements necessary to
serve the development.
2. Approval
of improvement plans by the respective agencies described above shall
be valid for a period of two (2) years from the date of approval.
If construction has not commenced within said two (2) year period,
all approvals shall be null and void.
3. The
Planning Commission may, upon a developer's petition, grant an extension
of time. If the construction of the improvements will not be completed
within the two (2) year period or such longer period as the Planning
Commission may permit, a resubmission of the improvement plans to
the appropriate agencies will be required. Any request for such an
extension must be filed with the City Engineer prior to expiration
of approvals.
[Ord. No. 552 §4.3, 11-21-2006]
A. After
the improvement plans have been approved and all inspection fees paid,
but before approval of the record subdivision plat, the division shall
either:
1. Complete
the improvements in accordance with the approved plans under the observation
and inspection of the appropriate agency, or
2. Post
a land subdivision bond or enter into an escrow agreement in accordance
with the provisions hereafter set forth. The land subdivision bond
or escrow agreement shall be prepared and executed on forms furnished
by the City and shall be submitted to the Board of Alderpersons for
approval. The land subdivision bond or escrow agreement shall be approved
by the City Engineer and the City Attorney prior to being submitted
to the Board.
B. A land
subdivision bond shall be issued by a surety company or a title insurance
company and shall insure or guarantee, to the extent of the amount
specified by the City Engineer in its estimate of the cost thereof,
the construction and completion of the required improvements shown
by the approved improvement plans.
C. An escrow
agreement shall provide that there shall be deposited with the escrow
agent, to be held in an escrow account by the escrow agent, subject
to audit by the City:
1. A cash
amount not less than; or
2. An irrevocable
letter of-credit or commitment from a lending institution to the escrow
agent guaranteeing the availability of a sum which shall be not less
than; or
3. Certificates
of deposit, Treasury bills or other readily negotiable instruments,
the type of which has been approved by the City Attorney, endorsed
to the escrow agent and the cash value of which shall be in an amount
not less than one hundred ten percent (110%) of the amount specified
by the City Engineer's estimate of the cost of the improvements as
reflected by the approved improvement plans.
D. Escrow
agreement shall remain in effect or the escrowed sum shall be held
in the escrow account by escrow agent until such time as the City
Engineer shall, by written authorization to surety or escrow agent,
release the surety from the obligation of bond or the escrow agent
from his obligation to retain escrowed sum in the escrow account,
which release may be partial, as improvements are completed and approved;
provided however:
1. The
City Engineer shall authorize the release of the surety or escrow
agent from all or any part of its obligation only upon receipt of
the requisite written notification from the inspecting agency; and
2. In no
case shall the City Engineer authorize release of more than ninety
percent (90%) of amount of the bond or escrow sum originally being
held and designated as the City Engineer's estimate of the cost of
the improvements until improvements have been completed in a satisfactory
manner, approved by the City Engineer and accepted or approved by
resolution of the Board of Alderpersons.
E. The term
of land subdivision bond or the escrow agreement shall not exceed
two (2) years in duration subject to the following:
1. If,
at the end of the two (2) year period, all improvements reflected
by the approved improvement plans have not been completed, subject
to the review and approval of the Board of Alderpersons, the City
Engineer may extend the term of land subdivision bond or escrow agreement
for a period not to exceed one (1) additional year at each extension
if, after review by the City Engineer, such longer period is necessary
to facilitate adequate and coordinated provisions for transportation,
water, sewerage, schools, parks, playgrounds or other public requirements.
If improvements have not been completed at the end of the two (2)
year period or as extended by the City Engineer, the City Engineer,
at the direction of the Board, may:
a. Require
the surety to perform on the bond and pay to remit to the City such
amount as shall be equal to the lesser of the amount required to complete
the improvements or the amount not theretofore released; or
b. Require
the escrow agent to remit to the City in cash or negotiable instruments
constituting the escrow sum, as the case may be, the balance in the
escrow account required to complete the improvements and the balance,
if any, in the escrow account which exceeds such amount shall be returned
to the developer; or
c. Require
the developer to submit a new land subdivision bond or escrow agreement
which has been recalculated in order to allow for any inflation in
the case of constructing improvements.
2. If the
surety fails to perform on the bond or the escrow agent fails to remit
the amount required within thirty (30) days after written request,
the City Engineer may recommend to the Board that the City Attorney
take immediate action to require performance by the surety under the
bond or to secure the payment by the escrow agent of the amount required.
F. To be
eligible, escrow agents and sureties shall be approved by the City
Attorney. All escrow agents and sureties shall annually provide the
City with a certificate of good standing issued by the State of Missouri.
All escrow agents and sureties shall be subject to spot audits by
the City under the supervision of the Director of Finance. If the
escrow agent or surety fails to comply with any of the provisions
of the escrow agreement or the land subdivision bond, the escrow agent
or surety shall not thereafter be allowed to act as escrow agent or
surety for any subdivision improvement in the incorporated area of
Greendale for a period of two (2) years.
[Ord. No. 552 §4.4, 11-21-2006]
After the sanitary sewers, storm sewers, sidewalks and pavement
have been constructed and installed, but before the City Engineer
recommends acceptance, the developer shall submit as-built drawings
of the above improvements on reproducible mylar stock.