[Ord. No. 659 §1, 5-2-2011]
In any case in which a developer installs or causes the installation
of water, wastewater or electrical power and intends that such facilities
shall be owned, operated, or maintained by the City, the developer
shall transfer to the City the necessary ownership or easement rights
to enable the City to operate and maintain such facilities.
[Ord. No. 659 §1, 5-2-2011]
A.
It
shall be unlawful for anyone to drill a water well within the incorporated
limits of the City of Strafford, Missouri, when a City water line
is located within one thousand (1,000) feet of the property line of
the property to be served.
B.
If
the water source is available to the property owner, then such property
owner must discontinue use of his private well and connect to the
City water supply — the source being "available" when within
one hundred (100) feet of said property line.
C.
In
any particular case where the property owner can show by reason of
exceptional topographical or other physical conditions that the literal
compliance with the requirements of the above provisions would cause
practical difficulty or exceptional and undue hardship, the Board
of Aldermen may modify such requirements to the extent deemed just
and proper, so as to relieve such difficulty or hardship, provided
such relief may be granted without detriment to the public interest
and without impairing the intent and purpose of the above regulations
or the desirable general development of the neighborhood and community
in accordance with the ordinances hereinabove set forth. Any modification
thus granted shall be elaborated upon in the minutes of the Board
of Aldermen setting forth the reasons, which, in the opinion of the
Board of Aldermen, justified the modification.
D.
Where
new water service is required, the maximum distance the City will
furnish material and labor to install water mains shall be one hundred
(100) feet beyond the existing water main. Installation of any water
main beyond above mentioned one hundred (100) feet shall be at the
expense of the party desiring water service.
E.
Whenever
an extension of the City Water Department distribution system is necessary
in order to serve an applicant whose premises are located within an
area served by the City, the City shall extend its water mains along
any public highways which are laid out in which grades have been established
and which are dedicated to public use within its service area, provided:
1.
Such applicant requesting extension of the City water distribution
system shall execute and deliver, without cost to the City, such easement
indentures as in the opinion of the City are, or may be, required
at the time such extension is made or may be required in the future
to extend the water distribution system to an applicant located adjacent
to the premises to be served by such extension.
2.
Upon there being deposited with the City a non-refundable cash deposit
which equals in the amount the estimated cost of extending the water
distribution system to the applicant, said amount shall include the
cost of a performance bond as well as a one (1) year maintenance bond
on said extension.
F.
Where the provisions of Subsection (E) above are otherwise satisfied and the applicant concerned has promptly and faithfully performed in the past all contractual obligations with the City and he is desirous of directly constructing at his own expense a water distribution extension rather than depositing estimated costs with the City and having the City construct such extension, the Board of Aldermen may approve such extension; provided that the authorized agent of the applicant, as shown by an executed power of attorney on file with the City, executes a form of contract acceptable to the City, which, among other provisions, provides that:
1.
In its entirety the extension is constructed in strict accord with
the construction specifications, drawings and plans prepared by or
on behalf of the City; and approval of such extension is given by
the DNR.
2.
All work on construction and extension shall be at the applicant
sole cost and subject to inspection by and approval of the City, that
such construction is in strict accord with the extensions, constructions,
specifications, drawings, and plans; and all expenses incurred by
the City, as a result of the extension, including, but not limited
to, preliminary engineering, preparation of specifications, drawings,
performance bonds, one (1) year maintenance bond, plans and inspection
of construction, shall be paid by the applicant.
3.
That upon construction being completed to the satisfaction of the
City prior to connection of the extension to the existing water distribution
system, all right, title and interest therein of the applicant shall
be conveyed to the City, free of lien or of any other encumbrance
prior to such conveyance, and the City shall be furnished evidence
satisfactory to it that the contractor and subcontractors, if any,
of the extension have paid and discharged all indebtedness incurred
by them, or any of them, for materials furnished or for work and labor
done in connection with and performance and completion of the extension
project.
4.
In any particular case where the applicant for water service can
show reason of exceptional topographical or other physical conditions
that the literal compliance with the requirements of the above provisions
would cause practical difficulty or exceptional and undue hardship,
the Board of Aldermen may modify such requirements to the extent deemed
just and proper, so as to relieve such difficulty or hardship; provided
such relief may be granted without detriment to the public interest
and without impairing the intent and purpose of the above regulations
or the desirable general development of the neighborhood and community;
modification thus granted shall be spread upon the minutes of the
Board of Aldermen setting forth the reasons which, in the opinion
of the Board of Aldermen, justified the modifications.
[Ord. No. 659 §1, 5-2-2011]
Every principal use and every lot within subdivision shall be
served by a wastewater disposal system that is adequate to accommodate
the reasonable needs of such use or subdivision lot and that comply
with all applicable health regulations.
[Ord. No. 659 §1, 5-2-2011]
A.
Where
a public sanitary or combined wastewater disposal system is not available
under the provision of Strafford ordinances, the building wastewater
disposal system shall be connected to a private wastewater disposal
system complying with the provisions of this Article.
B.
Before
commencement of construction of a private wastewater disposal system,
the owner shall first obtain a written permit signed by the City Administrator.
The application for such permit shall be made on a form furnished
by the City, which the applicant shall supplement by any plans, specifications,
and other information as is deemed necessary by the City Administrator.
A permit and inspection fee shall be paid to the City at the time
the application is filed.
C.
A permit
for a private wastewater disposal system shall not become effective
until the installation is completed to the satisfaction of the City
Administrator. He shall be allowed to inspect the work at any stage
of construction and in any event, the applicant for the permit shall
notify the City Administrator when the work is ready for final inspection
and before any underground portions are covered. The inspection shall
be made within seventy-two (72) hours of the receipt of notice by
the City Administrator.
D.
The
type, capacities, location and layout of a private wastewater disposal
system shall comply with all recommendations of the DNR of the State
of Missouri and the Missouri Water Pollution Board. No septic tank
or cesspool shall be permitted to discharge to any natural outlet.
E.
At such time as a public wastewater disposal system becomes available to a property served by a private wastewater disposal system as provided in Subsection (D), a direct connection shall be made to the public wastewater disposal system in compliance with this Chapter, and any septic tanks, cesspools, and similar private wastewater disposal facilities shall be abandoned and filled with suitable material.
F.
The
owner shall operate and maintain the private wastewater disposal facilities
in a sanitary manner at all times at no expense to the City.
G.
When
a public wastewater disposal system becomes available, the building
wastewater shall be connected to said wastewater disposal system within
sixty (60) days and the private wastewater disposal system shall be
cleaned of sludge and filled with clean bank-run gravel or dirt. Wastewater
service will be charged after sixty (60) days whether or not connections
have been made.
H.
Approved
type privies may be temporarily erected and maintained on construction
sites with the approval of the City Administrator.
[Ord. No. 659 §1, 5-2-2011]
A.
No
unauthorized person shall uncover, make any connections with or opening
into, use, alter or disturb any public wastewater disposal system
or appurtenance thereof without first obtaining a written permit from
the City Administrator.
B.
The
owner of any house or building, or his representative, shall obtain
a wastewater connection permit at the Strafford City Hall before any
wastewater construction is started.
C.
Before
starting on construction of a house or building connection, the owner,
or his representative, shall check with the City Administrator to
be sure of the location of the tee joint provided for their particular
house or building. In connecting to the tee joint, a trench shall
be opened over the tee for a distance of four (4) feet each way, and
in the event a tee is not available, a connection shall be made under
direct supervision of the City Administrator.
D.
All
costs and expenses incident to the installation and connection of
the building wastewater disposal system shall be borne by the owner.
The owner shall indemnify the City from any loss or damage that may
directly or indirectly be occasioned by the installation of the building
wastewater disposal system.
E.
A separate
and independent building wastewater disposal system shall be provided
for every building; except where one building stands at the rear of
another on an interior lot and no private wastewater disposal system
is available or can be constructed to the rear building through an
adjoining alley, court, yard, or driveway, the building wastewater
disposal system from the front building may be extended to the rear
building and the whole considered as one (1) building wastewater disposal
system.
F.
Old
building wastewater disposal system may be used in connection with
new buildings only when they are found on examination and test by
the City Administrator to meet all requirements of this Chapter.
G.
No
person shall make connection of roof downspouts, exterior foundation
drains, area way drains, or other sources of surface runoff or ground
water to a building wastewater disposal system or building drain which
in turn is connected directly or indirectly to a public sanitary wastewater
disposal system.
H.
The
connection of the building wastewater disposal system into the public
wastewater disposal system shall conform to the requirements of the
building and plumbing code or other applicable rules and regulations
of the City as set out herein. All connections shall be made gas-tight
and water-tight. Any deviation from the prescribed procedures and
materials must be approved by the City Administrator before installation.
I.
The
applicant for the building wastewater disposal system permit shall
notify the City Administrator when the building wastewater disposal
system is ready for inspection and connection to the public wastewater
disposal system. The connection shall be made under the supervision
of the City Administrator or his representative.
J.
All
excavations for building wastewater installation shall be adequately
guarded with barricades and lights so as to protect the public from
hazard. Streets, sidewalks, parkways and other public property disturbed
in the course of the work shall be restored in a manner satisfactory
to the City.
[Ord. No. 659 §1, 5-2-2011]
A.
Whenever
an extension of the City Wastewater Department distribution system
is necessary in order to serve an applicant whose premises are located
within an area served by the City, the City shall extend its water
mains along any public highways which are laid out in which grades
have been established and which are dedicated to public use within
its service area, provided:
1.
Such applicant requesting extension of the City wastewater distribution
system shall execute and deliver, without cost to the City, such easement
indentures as in the opinion of the City are, or may be, required
at the time such extension is made or may be required in the future
to extend the wastewater distribution system to an applicant located
adjacent to the premises to be served by such extension.
2.
Upon there being deposited with the City a non-refundable cash deposit
which equals in the amount the estimated cost of extending the wastewater
distribution system to the applicant, said amount shall include the
cost of a performance bond as well as a one (1) year maintenance bond
on said extension.
B.
Where the provisions of Subsection (A) above are otherwise satisfied and the applicant concerned has promptly and faithfully performed in the past all contractual obligations with the City and he is desirous of directly constructing at his own expense a wastewater distribution extension rather than depositing estimated costs with the City and having the City construct such extension, the Board of Aldermen may approve such extension; provided that the authorized agent of the applicant, as shown by an executed power of attorney on file with the City, executes a form of contract acceptable to the City, which, among other provisions, provides that:
1.
In its entirety the extension is constructed in strict accord with
the construction specifications, drawings and plans prepared by or
on behalf of the City; and approval of such extension is given by
the DNR.
2.
All work of construction and extension shall be at the applicant
sole cost and subject to inspection by and approval of the City, that
such construction is in strict accord with the extensions, constructions,
specifications, drawings, and plans; and all expenses incurred by
the City as a result of the extension, including, but not limited
to, preliminary engineering, preparation of specifications, drawings,
performance bonds, one (1) year maintenance bond, plans and inspection
of construction, shall be paid by the applicant.
3.
That upon construction being completed to the satisfaction of the
City prior to connection of the extension to the existing wastewater
distribution system, all right, title and interest therein of the
applicant shall be conveyed to the City, free of lien or of any other
encumbrance prior to such conveyance, and the City shall be furnished
evidence satisfactory to it that the contractor and subcontractors,
if any, of the extension have paid and discharged all indebtedness
incurred by them, or any of them, for materials furnished or for work
and labor done in connection with and performance and completion of
the extension project.
4.
In any particular case where the applicant for wastewater service
can show reason of exceptional topographical or other physical conditions
that the literal compliance with the requirements of the above provisions
would cause practical difficulty or exceptional and undue hardship,
the Board of Aldermen may modify such requirements to the extent deemed
just and proper, so as to relieve such difficulty or hardship; provided
such relief may be granted without detriment to the public interest
and without impairing the intent and purpose of the above regulations
or the desirable general development of the neighborhood and community;
modification thus granted shall be spread upon the minutes of the
Board of Aldermen setting forth the reasons which, in the opinion
of the Board of Aldermen, justified the modifications.
[Ord. No. 659 §1, 5-2-2011; Ord.
No. 988, 6-5-2023]
A.
Subject to Subsection (B), all public streets, sidewalks, and other common areas or facilities in subdivisions created after the effective date of this Chapter shall be sufficiently illuminated to ensure the security of property and the safety of persons using such streets, sidewalks, and other common areas.
B.
To the extent that fulfillment of the requirement established in Subsection (A) would normally require street lights installed along public streets, this requirement shall be applicable only to subdivisions located within the corporate limits of the City.
C.
All
roads, driveways, sidewalks, parking lots, and other common areas
and facilities in un-subdivided developments shall be sufficiently
illuminated to ensure the security of property and the safety of persons
using such roads, driveways, sidewalks, parking lots, and other common
areas and facilities.
D.
All
entrances and exits in substantial buildings used for non-residential
purposes and in two-family or multi-family residential developments
containing more than four (4) dwelling units shall be adequately lighted
to ensure the safety of persons and the security of the buildings.
E.
The
use of exterior lighting on private property shall minimize unintended
light spillover and glare onto adjacent properties, public streets,
and night skies. The following requirements shall be met.
1.
All exterior lighting fixtures shall be full cut-off as illustrated
in Figure 1, directed downward, and emit no light above the horizontal
plane.
 |
2.
Lighting color shall be a maximum Kelvin temperature of three thousand
(3,000) K.
3.
For wall-mounted light fixtures, exterior lighting must be of a type
that the light source cannot be seen from the property line in order
to eliminate glare.
4.
Light trespass levels shall not exceed the following maximum allowable
standards as measured at the property line:
5.
A site lighting plan shall be provided for uses requiring site plan review per Section 400.145 (Permits Required). The lighting plan shall provide the following information:
a.
Proposed location and height of all on-premises free-standing and
building-mounted exterior light fixtures;
b.
Description and/or illustration of typical devices, fixtures, lamps,
supports, reflectors and lens, mounting height, lumens, and certification
that the fixture meets full cut-off standards per Figure 1 (above);
and
c.
Photometric plan/design layout for the site of all illuminated horizontal
surfaces showing the design footcandle levels which meet the standards
of this Section.
[Ord. No. 659 §1, 5-2-2011]
Every principal use and every lot within a subdivision shall
have available to it a source of electric power adequate to accommodate
the reasonable needs of such use and every lot within such subdivision.
[Ord. No. 659 §1, 5-2-2011]
Underground electric service is an option for developers. The
Strafford Comprehensive Plan encourages underground electric service
to promote aesthetic site design of residential and commercial development.
[Ord. No. 659 §1, 5-2-2011]
A.
Whenever
it can reasonably be anticipated that utility facilities constructed
in one (1) development will be extended to serve other adjacent or
nearby developments, such utility facilities (e.g., water and wastewater
lines) shall be located and constructed so that extensions can be
made conveniently and without undue burden or expense or unnecessary
duplication of service.
B.
All
utility facilities shall be constructed in such a manner as to minimize
interference with pedestrian or vehicular traffic and to facilitate
maintenance without undue damage to improvements or facilities located
within the development.
[Ord. No. 659 §1, 5-2-2011]
Whenever a developer installs or causes to be installed any
utility line in any public right-of-way, the developer shall, as soon
as practicable after installation is complete, and before acceptance
of any water or wastewater line, furnish the City with a copy of such
a drawing that shows the construction record location of such utility
lines. Compliance with this requirement shall be a condition of the
continued validity of the permit authorizing such development.
[Ord. No. 659 §1, 5-2-2011]
A.
Every
development (subdivided or unsubdivided) that is served by a public
water system shall include a system of fire hydrants sufficient to
provide adequate fire protection for the buildings located or intended
to be located within such development.
B.
The presumption established by this Chapter is that to satisfy the standard set forth in Subsection (A), fire hydrants must be located so that all parts of every building within the development may be served by a hydrant. Fire hydrants shall not be more than four hundred (400) feet apart in distance by street access. However, the City Administrator may authorize or require a deviation from this standard if in his professional opinion another arrangement more satisfactorily complies with the standards set forth in Subsection (A).
C.
The
City Administrator shall determine the precise location of all fire
hydrants, subject to the other provisions of this Section. In general,
fire hydrants shall be placed six (6) feet behind the curb line of
publicly dedicated streets that have curb and gutter.
D.
The
City Administrator shall determine the design standards of all hydrants
based on fire flow needs. Unless otherwise specified by the Fire Chief,
all hydrants shall have two (2) two and one-half (2½) inch
hose connections and one (1) four and one-half (4½) inch hose
connection. The two and one-half (2½) inch hose connections
shall be located at least two and one-half (2½) inches from
the ground level. All hydrant threads shall be national standard threads.
E.
Water
lines that serve hydrants shall be at least six (6) inch lines, and,
unless no other practicable alternative is available, no such lines
shall be dead-end lines.
[Ord. No. 659 §1, 5-2-2011]
A.
Every
development that, under the City's solid waste collection policies,
is or will be required to provide one (1) or more dumpsters for solid
waste collection shall provide sites for such dumpsters that are:
1.
Located so as to facilitate collection and minimize any negative
impact on persons occupying the development site, neighboring properties,
or public rights-of-way, and
2.
Constructed according to specifications established by the solid
waste collector to allow for the collection without damage to the
development site or the collection vehicle.
B.
All
such dumpsters shall be screened if and to the extent that, in the
absence of screening, they would be clearly visible to:
1.
Persons located within any dwelling unit on residential property
other than that where the dumpster is located.
2.
Occupants, customers, or other invitees located within any building
on non-residential property other than that where the dumpster is
located, unless such other property is used primarily for purposes
permitted exclusively in an "M-1" or "M-2" zoning district.
3.
Persons traveling on any public street, sidewalk, or other public
way.
C.
When
dumpster screening is required under this Section, such screening
shall be constructed, installed, and located to prevent or remedy
the conditions requiring the screening.
[Ord. No. 659 §1, 5-2-2011]
No building or addition thereto shall be erected over or across
any public sewer or utility line, nor upon any platted or recorded
easement, unless permission is granted in writing by the City and
the public utility whose lines are involved, if any.
