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City of Manchester, MO
St. Louis County
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Table of Contents
Table of Contents
[Ord. No. 99-1145 Art. 7 §1, 9-20-1999]
Before the final drawings of any commercial or industrial area shall be approved by the Commission, the developer of such area shall design the improvements described in this Subsection. Before the drawings are finally approved, the developer of the commercial or industrial area must post a surety bond or escrow agreement form approved by the City Attorney of Manchester, which bond or escrow agreement will insure to the City that the improvement will be completed by the developer within two (2) years after the final approval of the drawings. The amount of the bond or escrow agreement shall not be less than the estimated cost of the improvements and the amount of the estimated cost of the improvements must be approved by the Building Official. Said estimate shall be prepared by the developer of the commercial or industrial project. If the improvements are not completed within the specified time, the Board of Aldermen may use the bond or funds in escrow or any necessary portion thereof, to complete the same.
Should the developer of the commercial or industrial area desire to provide a surety bond, the bond form should be approved by the City Attorney of Manchester.
Should the developer of the commercial or industrial area desire to provide an escrow agreement, it shall:
Be approved by the City Attorney as to legal form.
Be executed by the Mayor subject to the approval of the Board of Aldermen.
Guarantee the improvement set forth in the approved final drawings by providing for a deposit with a qualified escrow depositary of that sum of lawful money of the United States of America which the Board of Aldermen shall approve after the estimate of the cost of said improvement has been reviewed by the Building Official.
Provide that the escrowed sum shall be held in special escrow account by the escrow holder, subject to audit by the City of Manchester.
The escrowed sum shall be held by the escrow holder, as in the agreement provided, until such time as the Mayor shall, upon approval by the Board of Aldermen, by written authorization (resolution) addressed to the escrow holder, release the escrow sum. Should it be necessary for the City to complete the improvements as provided in the approved drawings, the Mayor, upon the approval of the Board of Aldermen, shall release the escrow sum for disbursement by the escrow holder for the payment of labor and material used in the construction and installation of the improvements guaranteed as the work progresses. In no case shall an authorization be given for the release, nor shall the escrow holder release more than ninety percent (90%) of the escrow sum until said improvements and installations have been completed in accordance with the provisions of this Chapter and accepted by ordinance by the Board of Aldermen.
The minimum improvements installed in any commercial or industrial area before the drawings can be finally approved shall be as follows:
The developer of the commercial or industrial area shall grade and improve all new streets and alleys (if any) within the commercial or industrial area. The Building Official shall be provided with sample corings of the streets in said commercial or industrial area, along with a report by an accredited testing laboratory recognized by the St. Louis County Highway Department as competent to perform such tests, establishing that said streets meet the requirements of ordinances of the City of Manchester applicable thereto. The paving on such new streets shall be concrete and the paving on such streets are to have a minimum thickness of concrete as required by City ordinance in a minimum width as required by the Building Official.
The developer of the commercial or industrial area shall grade and improve all parking lots and service drives in compliance with requirements of the City of Manchester ordinances, consisting of the following: vertical concrete curbs, granular base with asphalt overlay and/or poured concrete, striping and appropriate marking and concrete bumper blocks.
All commercial or industrial areas shall be served by public water system. The developer shall show to the Commission prior to approval of the final plat that mains and hydrants have been installed or security provided in lieu thereof to the satisfaction of the public utility, and that required hydrants have been located by the standards of the Missouri Inspection Bureau and the Manchester Fire Protection District.
The developer of the commercial or industrial area shall install sanitary sewers and provide a connection for each commercial or industrial location. Industrial users shall be serviced by individual manholes for each building. Such installations shall be in accordance with the standards and specifications of the St. Louis County Public Works Department, the Commission, Building Official, and Missouri Department of Natural Resources.
Storm sewer improvements shall be designed and constructed to standards and specifications approved by the Commission with the advice of the Building Official.
Street lights shall be installed along all streets in the commercial or industrial area. Location, type and number of lights required shall be as set by the Commission after receiving recommendations from Ameren UE. Street lights shall be supported only on concrete standards and all cables and connections shall be installed underground. Developers or builders shall pay installation cost and the first (1st) year rental on street lights installed within their respective business location where the street will be dedicated to the City of Manchester.
Sidewalks shall be required for pedestrian circulation and access to all business locations within the commercial or industrial area. Sidewalks four (4) feet wide, four (4) inches thick except at entrances shall be constructed on both sides of streets where the development fronts on existing or new streets to be constructed. Such sidewalks or foot paths shall be kept open for pedestrian circulation and their continuous maintenance shall be guaranteed by the property owner.
All commercial or industrial developments shall have an appropriate cover of undisturbed existing vegetation, seed with straw, fresh cut sod, plugs or spot sod as may be provided by the ordinances of the City of Manchester. Existing trees shall be preserved, if possible, while making improvements and grading. One (1) three-inch hardwood tree shall be planted for each two thousand five hundred (2,500) square feet of improved surface area.
The Commission shall review the plans submitted against the standards and requirements governing the review of architecture and site planning of subdivision regulations.
Street names shall be erected at all street intersections on diagonally opposite corners so that they will be on the far right-hand side of the intersection for traffic on the more important streets. Signs indicating both the streets should be erected at each location mounted as close to the corner as practical, facing traffic on the cross street, with the nearest portion of each sign not less than one (1) foot nor more than ten (10) feet back from both curb lines. The street names shall be on extruded aluminum signs six and one-half (6½) inches wide, double faced with four (4) inch white upper case street names and two (2) inch white upper case standard abbreviation letters on green engineer grade Scotchlite or equal background.
The developer of the commercial or industrial area shall pay to the City of Manchester an amount equal to two percent (2%) of the estimated cost of improvements consisting of: paving, storm drainage, sanitary sewers and site grading to defray the cost of processing the developer's application and reviewing plans and for inspection of improvements during the construction. Such review shall be good for a period of two (2) years from date of escrow agreement acceptance. Inspection shall be made by the Building Official.
All telephone/power/cable lines shall be located underground in easements which shall be provided for that purpose. The location of transformers and similar facilities shall be shown with screening on drawings submitted for approval by the Commission.
Before the final plan for the development shall be approved, the developer shall submit to the Commission a statement from the local Postmaster approving the names of the proposed streets and the proposed system of postal addresses along such streets located within the development. Extensions of existing streets shall continue the names of such streets as they presently exist.