[Ord. No. 484-02 Art. VII §1, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
All improvements required under these regulations shall be constructed
prior to the filing of the final plat for final approval in accordance
with the specifications and under the supervision of the official
having jurisdiction.
[Ord. No. 484-02 Art. VII §2, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
In lieu of constructing the improvements referred to above,
the developer shall furnish the Board of Aldermen with a performance
bond or other security acceptable to the Board of Aldermen sufficient
to cover the developer's portion of the costs, as estimated by the
City Administrator, or any or all of the improvements required to
be installed, thereby to assure the actual construction and installation
of such improvements within one (1) year of the final approval of
the final plat.
[Ord. No. 484-02 Art. VII §3, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Streets shall be graded to full width of the right-of-way and
fully constructed in accordance with the "Public Improvement
Standards" of the City of Strafford.
[Ord. No. 484-02 Art. VII §4, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Where a public water supply main is reasonably accessible, in
the judgment of the Planning and Zoning Commission, the subdivision
shall be provided with a complete loop type water distribution connection
for each lot and appropriately spaced fire hydrants in accordance
with the requirements of the Board of Fire Underwriters. No main smaller
than six (6) inches in diameter shall be installed without the consent
of the Board of Aldermen. Said Board shall have the option of increasing
the size of said main if they so desire. The Planning and Zoning Commission
shall not approve the final plat thereof until evidence is presented
to the Planning and Zoning Commission that such water supply system
is in compliance with State regulations.
[Ord. No. 484-02 Art. VII §5, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
A.
Every subdivision shall be provided with a storm water sewer or drainage system adequately documented to serve the area being platted and otherwise meeting the approval of the officials having jurisdiction. This should be consistent with Article III of the Greene County Missouri Design Standards for Public Improvements.
1.
To the extent practicable, all development shall conform to the natural
contours of the land and natural and pre-existing man-made drainage
ways shall remain undisturbed.
2.
To the extent practicable, lot boundaries shall be made to coincide
with natural and pre-existing man-made drainage ways within subdivisions
to avoid the creation of lots that can be built upon only by altering
such drainage ways.
3.
All developments shall be provided with a drainage system that is
adequate to prevent the undue retention of surface water on the development
site. Surface water shall not be regarded as unduly retained if:
a.
The retention results from a technique, practice or device deliberately
installed as part of an approved sedimentation or storm water runoff
control plan; or
b.
The retention is not substantially different in location or degree
than that experienced by the development site in its pre-development
stage, unless such retention presents a danger to health or safety.
4.
No surface water may be channeled or directed into a sanitary sewer.
5.
Whenever practicable, the drainage system of the development shall
coordinate with and connect to the drainage systems or drainage ways
on surrounding properties or streets.
6.
Use of drainage swales rather than curb and gutter and storm sewers
is permitted as follows. Residential streets may be constructed with
roll-type curbing and drainage swales on either side in lieu of curb
and gutter, so long as the street grade does not exceed six percent
(6%). Private roads and access ways within unsubdivided developments
shall utilize curb and gutter and storm drains to provide adequate
drainage if the grade of such roads or access ways is too steep to
provide drainage in another manner or if other sufficient reasons
exist to require such construction.
7.
All developments shall be constructed and maintained so that adjacent
properties are not unreasonably burdened with surface waters as a
result of such developments. More specifically:
a.
No development may be constructed or maintained so that such development
unreasonably impedes the natural flow of water from higher adjacent
properties across such development, thereby unreasonably causing substantial
damage to such higher adjacent properties; and
b.
No development may be constructed or maintained so that surface waters
from such development are unreasonably collected and channeled onto
lower adjacent properties at such locations or at such volumes as
to cause substantial damage to such lower adjacent properties.
[Ord. No. 484-02 Art. VII §6, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Where a public sanitary sewer main is reasonably accessible,
in the opinion of the Planning and Zoning Commission, the subdivision
shall be provided with a complete sanitary sewer system connected
with such sewer main, including a lateral connection for each lot.
The developer is required to present evidence that such system satisfies
State regulations.
[Ord. No. 484-02 Art. VII §7, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Where a public sanitary sewer is not reasonably accessible,
in the opinion of the Planning and Zoning Commission, but where plans
for the installation of sanitary sewers in the vicinity of the subdivision
have been prepared and approved by the State, the developer shall
install sewers in conformity with such plans. Where immediate connection
is not possible, and until such connection with the sewer system in
the district can be made, the use of private sewage treatment facilities
may be permitted, provided such disposal facilities are installed
and maintained in accordance with the regulations and requirements
of the State of Missouri and approved by the City of Strafford. When
the public sanitary sewer becomes available, the subdivision shall
connect to it within one hundred sixty (160) days.
[Ord. No. 484-02 Art. VII §8, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Where no sewers are accessible and no plans for a sewer system have been prepared and approved, the developer shall either install a sewage collection and disposal system in accordance with the requirements of the preceding Section 405.690, or individual disposal devices may be permitted. The State, with the concurring approval of the Planning and Zoning Commission, may modify lot requirements in relation to soil conditions and other pertinent facts and findings in any particular subdivision. All such individual devices and systems shall be constructed and maintained in accordance with the regulations and requirements of the County Health Department and the State.
[Ord. No. 484-02 Art. VII §9, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
All landscaped strips, parkways and screening areas dedicated
to the public shall be graded, seeded and planted in an appropriate
manner. Street trees shall not be planted by the developer in the
parkways along the street. Where shrubs are required for the purpose
of screening, the location, specimen, density and other pertinent
features shall be in accordance with the City's regulations.
[Ord. No. 484-02 Art. VII §10, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Street name signs shall be installed in accordance with the
regulations of the City of Strafford.
[Ord. No. 484-02 Art. VII §11, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Where practicable, easements for poles or underground conduits
for electric light or telephone lines shall be provided along rear
and side lot lines. The Strafford Comprehensive Plan encourages electric
and telephone lines to be installed underground to promote aesthetic
site design of residential and commercial development.
[Ord. No. 484-02 Art. VII §12, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Markers and monuments shall conform to the "Missouri Minimum
Standards for Property Boundary Surveys" promulgated by the Division
of Geology and Land Survey, Missouri Department of Natural Resources.
[Ord. No. 484-02 Art. VII §13, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
A.
Construction
plans, including the following improvements to be installed, shall
be prepared by a Missouri registered professional engineer and submitted
in accordance with the specifications of the officials having jurisdiction
and no improvements shall be installed until and unless said plans
shall have been received and approved by the said officials.
1.
The centerline profile of each proposed street with tentative grades
indicated;
2.
The cross section of each proposed street showing the width of pavement,
the location and width of sidewalks and the location and size of utility
mains;
3.
The plans and profiles of proposed sanitary sewers and storm water
sewers, with grades and sizes indicated, or method of sewage or storm
water disposal in lieu of sewers;
4.
A plan of the proposed water distribution system showing pipe sizes
and the location of the valves and fire hydrants;
5.
A drainage plan showing all existing and proposed storm sewers, manholes,
catch basins, watercourses, culverts and other underground structures
within the tract and immediately adjacent thereto with pipe sizes
and grades, water openings indicated thereon. The drainage plan shall
show the method to be used for the adequate disposal of all storm
water, including drainage outlets, and such other data as may be required.
[Ord. No. 484-02 Art. VII §14, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Prior to starting any of the work covered by the above plans
after approval thereof, the developer shall make arrangements to provide
for inspection of the work sufficient, in the opinion of the City
Administrator to assure compliance with the plans and specifications
as approved and written approval obtained from the City Administrator.
The subdivider shall reimburse the City for cost of inspection.
[Ord. No. 484-02 Art. VII §15, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
The construction of all improvements required by these rules
and regulations shall be completed within one (1) year from the date
of approval of the final plat by the Planning and Zoning Commission,
unless good cause can be shown for the granting of an extension of
time by authority of the Planning and Zoning Commission.
[Ord. No. 484-02 Art. VII §16, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Construction record plans for the constructed water lines, sewer
lines and streets must be furnished to the City by the developer.
[Ord. No. 484-02 Art. VII §17, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
The developer shall maintain and keep in repair the streets
and gutter improvements for a period of one (1) year from the date
the constructed improvements are approved by the Board of Aldermen.
To guarantee this maintenance, an acceptable maintenance bond shall
be provided in the amount of the contract price of the improvements
against defects in workmanship and materials for the above mentioned
one (1) year period. The bond shall be filed with the City Clerk and
be from a surety company licensed to do business in the State of Missouri
and in a form to be approved by the City Attorney.
[Ord. No. 484-02 Art. VII §18, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
Where unusual or exceptional factors or conditions exist, the
Board of Aldermen may modify any of the provisions of these regulations
on written application by the developer. The developer's application
shall set forth the reasons for such requested modification and shall
be attached to all copies of the construction plan.
[Ord. No. 484-02 Art. VII §19, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
No building permits shall be issued for any structure on a lot
in a subdivision for which a plat has not been finally approved and
recorded in the manner prescribed herein.
[Ord. No. 484-02 Art. VII §20, 8-19-2002; Ord. No. 668 §1, 11-7-2011]
If any Section, Subsection, sentence, clause or phrase of this
Chapter is for any reason held to be unconstitutional, such decision
shall not affect the validity of the remaining portions of this Chapter.
