City of Buckner, MO Article V Private Construction of Public Works Projects

Section 405.270 Construction of Streets, Etc.; Regulations and Application for Subdivisions.

[R.O. 2003 §405.270; Ord. No. 734 §3, 7-7-2005]

A. Any person, firm, partnership, corporation, association, co-partnership or trust, prior to commencing any private work on public works projects in the City of Buckner, Missouri, shall comply with Sections 400.450 and 402.090, where relevant, and the following regulations and provisions:

1. Plans and specifications for the private construction of public works projects including, but not limited to, streets, sidewalks, drainage systems, water distribution system, sewers or thoroughfares to be dedicated to and maintained by the City of Buckner, shall be submitted to the Board of Aldermen for approval. These plans will be submitted at the different City approval stages, which include: a preapplication review; an application to request an amendment to the City Plan as specified in Schedule 1 of this Chapter 405;[1] a preliminary (conceptual) plat; approval of design per phase/final engineering (construction) drawings; final plat; general construction permit per phase; final inspection and acceptance of infrastructure per phase; building permits for individual lots. Schedule 1 of this Chapter has additional information on the requirements at each stage.

[1] Editor's Note: Schedule 1 is included as an attachment to this chapter.

2. When construction design is complete, the City shall be provided with plans marked as reviewed by the City's Engineer. The developer and his contractors shall only build from plans that have been annotated as having been approved, signed and dated by the City Engineer to include change orders. No construction shall start until the City Engineer has approved all associated plans. The developer shall submit as-built plans when construction is complete.

3. The developer shall obtain a general construction permit from the office of the City Clerk authorizing the construction mentioned and set forth in the approved plans and specifications submitted. A permit will be issued for each phase of the development and includes all inspections, to include the final, associated with the work of the general contractor and subcontractors involved in building the infrastructure of the subdivision (see Schedule 2 of this Chapter).[2] Work for which the permit is issued shall be started within one (1) year of issuance; if work has not started by this time, a new permit shall be required [this means that the process shall be started again as per Subsection (A)(1) and (2) of this Section]. An additional condition of issuing the permit shall be that the developer agrees to give companies the City has franchise agreements with "access to open trenches for deployment of their respective facilities and written notice of the date of availability of trenches. The developer shall be responsible for the digging and backfilling of all trenches. The franchising company shall be responsible for engineering and deployment of labor applicable to its facilities." These requirements are per the City's franchise agreements. To issue the permit, the City requires:

a. Copies of all State permits, which include the following:

(1) Land disturbance permit, MoDNR;

(2) Water line permit, MoDNR;

(3) Sewer line permit, MoDNR;

(4) Street connection to State highway and MoDOT permits when necessary; and

(5) Any other necessary permits.

b. The developer shall provide proof of insurance against all liability and name the City as an additional insured.

c. The developer shall provide the City with a performance and maintenance bond subject to the requirements of Subsection (A)(7) and (8).

[2] Editor's Note: Schedule 2 is included as an attachment to this chapter.

4. No general construction permit shall be issued by the City of Buckner unless the applicant shall pay the City Clerk a fee based upon the structure set in Schedule 2 of this Chapter.[3]

[3] Editor's Note: Schedule 2 is included as an attachment to this chapter.

5. Following the issuance of the permit provided for herein, construction shall not be started until:

a. The Building Official has been notified as to the time, location and scope of the construction by the developer.

b. A meeting between the developer, general contractor, subcontractors, the Mayor, City Administrator, Building Official, City Engineer and others required by the City Administrator has been held.

6. Prior to the start of soildisturbing activities, soil testing may be done, at the City's expense, to determine a baseline for moisture and compaction. Dirt removed from trenches and roadbed surfaces that is not capable of being compacted, in accordance with the specifications set out in the Standard Specifications and Design Criteria of the American Public Works Association (APWA), shall not be used as backfill.

7. No construction shall be accomplished and the permit provided for herein shall not be issued until one (1) of the following two (2) options is selected by the developer and approved by the Board of Aldermen:

a. The developer shall provide to the City Clerk a dual obligee performance bond in an amount equal to the cost of construction and satisfactory to the City Attorney guaranteeing the complete performance of the contemplated construction for which the permit herein provided for is issued and further guaranteeing and insuring that such construction shall be accomplished in a workmanlike manner, as well as and further protecting the City of Buckner, Missouri, and insuring said City from any loss or damage. If the performance bond is obtained, the City will record the final plat within thirty (30) days of approval by the Board of Aldermen.

b. If a performance bond is not posted, then the final plat drawings shall be held at City Hall until seventy percent (70%) of the phase is completed and accepted, as per the City's subdivision acceptance procedures in Section 405.280, and shall then be recorded at Jackson County.

8. Upon completion of construction and acceptance by the Board of Aldermen for which the permit herein provided is issued, the developer shall provide a dual obligee maintenance bond in an amount equal to the total cost of construction guaranteeing against defects in construction of storm sewers, sanitary sewers and water lines for a period of two (2) years and guaranteeing against defects in the construction of streets (includes curbs and sidewalks) for a period of two (2) years, as well as and further protecting the City of Buckner, Missouri, and insuring said City from any loss or damage. The period for the maintenance bond shall not be construed as starting until the Board of Aldermen vote to accept the subdivision or phase as being one hundred percent (100%) completed.

9. All construction work may be stopped at any time by the City Administrator, City Engineer or their agent when, in the opinion of the City Engineer or Building Official, the workmanship, materials used or procedures of work do not meet the requirements or comply with the City codes, ordinances, specifications and procedures for such work.

10. If changes have to be made that impact easements, written consent shall be obtained from the City Administrator or City Engineer. Upon their approval, the developer shall have a "mini-plat" recorded at Jackson County. A mini-plat consists of at least one (1) to three (3) representative lots, instead of all lots, with reference to all other impacted lots, showing the relevant easements.

11. All work, accomplished by means of a permit issued under this Chapter, shall be subject to final inspection for City maintenance by the City Engineer and Building Official in accordance with Section 405.280 and their recommendations shall be made to and action taken thereon by the Board of Aldermen and Mayor.

12. Any lot within the City of Buckner or any addition thereof in accordance with Sections 400.480 and 402.100 of the Buckner Municipal Code and Section 445.070, RSMo., may not be sold prior to:

a. The plat thereof being made out, which includes a title search and a professional survey conducted;

b. Acknowledgment of said plat by the Board of Aldermen; and

c. The recording of said plat at the Jackson County Recorder of Deeds.

13. Building permits for individual lots may be issued only after the following conditions are satisfied:

a. The recording of the final plat at Jackson County.

b. Acceptance by the City of the infrastructure as per subdivision acceptance procedures in Section 405.280.

14. Final approval of building permits or occupancy permits may only be issued by the Building Inspector after verifying with the Building Official that all water taps, sewer taps, driveways and sidewalks have been installed according to the City ordinances.

15. The as-built drawings for the phase shall be submitted to the City prior to the City accepting one hundred percent (100%) of the infrastructure.

Section 405.280 City Acceptance of Private Construction of Public Works Projects.

[R.O. 2003 §405.280; Ord. No. 734 §3, 7-7-2005]

A. When the developer determines he is nearing seventy percent (70%) completion of construction, he shall request a verification of progress from the Building Official.

B. The Building Official shall request a construction status report from the City's Construction Inspector. The City Engineer will specify the percentage of construction completion for the phase.

C. The Building Official shall make a written recommendation to the Board of Aldermen on whether the phase is ready to enter the acceptance process based upon the reports from the City Inspector and City Engineer.

D. The Board of Aldermen shall review the reports and recommendations mentioned above and determine if all requirements of the City's ordinances have been met.

E. If the Board of Aldermen determines that there are elements of the City ordinances that have not been met or that some aspects of construction do not meet APWA code or other agreed upon specifications, they will direct the Building Official to provide a detailed report of the Board's "Refusal to Authorize Starting the Acceptance Procedures" to the developer. The report shall specifically state what shall be corrected before the City will authorize the recording of the final plat.

F. When the Board of Aldermen determine that the final plat is ready to be recorded at Jackson County, they shall direct the City Clerk to obtain the necessary signatures on the final plat and to then record said plat at the Jackson County Recorder of Deeds.

G. If seventy percent (70%) or beyond of the infrastructure of the phase has been completed and accepted by the Board of Aldermen and the developer is agreeable to posting a dual obligee bond equal to the remaining percentage of uncompleted work, then building permits for lots may be issued provided the final plat has been duly recorded.

Section 405.290 Minimum Standards for Street Construction.

[R.O. 2003 §405.290; Ord. No. 734 §3, 7-7-2005]

A. Minimum standards for street construction and storm drainage for the City of Buckner are as follows:

1. Curb And Gutter. All curb and gutter shall be twenty-four (24) inches wide, Portland cement concrete and constructed as specified in Section 2209, APWA Street Specifications and Standards, latest edition. Integral curb and gutter shall be used in Portland cement concrete. (Section 2208, APWA Street Specifications and Standards latest edition)

2. Base Course And Surface.

a. Class I Street (Arterial) shall be a minimum of forty (40) feet wide, back to back of upright curb and shall be constructed of asphaltic concrete a minimum of ten (10) inches total with an eight-inch compacted asphaltic concrete base and a two-inch compacted asphaltic concrete surface (Section 2205, APWA Street Specifications, latest edition). Alternate: eight (8) inches of Portland cement concrete with integral curbs (Section 2208, APWA Street Specifications, latest edition). Minimum seventy (70) feet R/W.

b. Class II Street (Collector) shall be a minimum of thirty-six (36) feet wide, back to back of upright curb and constructed of asphaltic concrete a minimum of nine (9) inches total with a seven-inch compacted asphaltic concrete base and a two-inch compacted asphaltic concrete surface. Alternate: six (6) inches Portland cement concrete with integral curb and gutter (Section 2203, APWA Street Specifications and Standards, latest edition). Minimum sixty (60) foot R/W.

c. Class III Street (Residential) shall be a minimum of twenty-eight (28) feet wide, back to back of rollback curb and constructed of asphaltic concrete a minimum of eight (8) inches total with six-inch compacted asphaltic concrete base and a two-inch compacted asphaltic concrete surface (Section 2205, APWA Street Specifications, latest edition). Alternate: six (6) inches of Portland cement concrete with integral curb and gutter (Section 2208, APWA Street Specifications, latest edition). Minimum right-of-way of fifty (50) feet.

3. Grading And Subgrade Preparation.

a. Grading shall be done in accordance with Section 2102, APWA Street Specifications, latest edition.

b. Subgrade preparation shall be done in accordance with Section 2200, APWA Street Specifications, latest edition.

Section 405.300 Minimum Standards for Water Line Construction.

[R.O. 2003 §405.300; Ord. No. 734 §3, 7-7-2005]

A. The standard specifications for the City of Buckner, Missouri, on all water lines in subdivisions shall be such specifications as set out by the Missouri Department of Natural Resources and those set in the Standard Specifications and Design Criteria of the American Public Works Association (APWA).

1. Type Of Material. All water mains shall be C900AWWA plastic pipe.

2. Fire Hydrants. All fire hydrants shall be a WB67 Pacer brand and shall be on a six-inch water line three hundred fifty (350) feet apart (Reference: MDNR Design Guides for Community Water Systems 8/29/03). All new subdivisions must provide a minimum of one (1) shutoff wrench for every three (3) hydrants (or any number under three (3)).

3. Location Wire. Location wire shall be installed along all water line pipes for detection purposes. The location wire shall be No. 9 wire with a blue coating and laid ten (10) inches above the pipe on top of the aggregate embedment. In addition, the location wire shall be connected to valve boxes and existing iron piping in the same manner. Any splices to the wire shall be done with a APWA approved kit.

4. Embedment Of Pipe. All water lines shall be embedded in three-eighths-inch buckshot aggregate to ten (10) inches above the pipe; see APWA Section 2901 and Schedule 7 at the end of this Chapter.[1]

[1] Editor's Note: Schedule 7 is included as an attachment to this chapter.

Section 405.310 Minimum Standards for Sanitary Sewer Construction.

[R.O. 2003 §405.310; Ord. No. 734 §3, 7-7-2005]

A. The standard specifications for the City of Buckner, Missouri, on all sanitary sewers in subdivisions shall be such specifications as set out by the Missouri Department of Natural Resources and those set in the Standard Specifications and Design Criteria of the American Public Works Association (APWA).

B. Location. No manhole shall be located in an area where a sidewalk will be constructed or in the paved area of a street.

C. Manhole Elevations. The grade shall be one-half (1/2) inch per foot for the first eleven (11) feet, except the sidewalk area, which shall be one-fourth (1/4) inch per foot to the top edge of the back of the curb.

D. Backflow Prevention Device. A backflow prevention shall be required on all new sanitary sewer connections and recommended on all old sewer connections.

E. Embedment Of Pipe. All sanitary sewer lines shall be embedded in No. 4 or No. 8 aggregate to ten (10) inches above the pipe; see APWA Section 2503.3 and Schedule 8 at the end of this Chapter.[1]

[1] Editor's Note: Schedule 8 is included as an attachment to this chapter.

Section 405.320 Minimum Standards for Storm Sewer Construction.

[R.O. 2003 §405.320; Ord. No. 734 §3, 7-7-2005]

A. All design and construction of storm sewers and appurtenances shall conform to APWA Storm Sewer Specifications, latest edition.

1. Reinforced Concrete Pipe. Reinforced concrete pipe (RCP) is required under all roadbeds.

2. High-Density Polyethylene Pipe (HDPE). HDPE pipe is allowed otherwise but only if one-hundred-percent construction observation is provided.

3. Catch Basins. All catch basins, lids must have a galvanized or better trash guard.

4. Embedment Of Pipe. All storm sewer lines shall be embedded in crushed rock or pea gravel with not less than ninety-five percent (95%) passing three-quarter-inch (ninety-five percent (95%) passing one (1) inch for thirty-inch pipe and larger) and not less than ninety-five percent (95%) retained on three-eighths (3/8) inch to be placed in not more than six-inch layers or lifts and compacted by slicing with a shovel or vibrating.

Section 405.330 Stormwater Detention.

[R.O. 2003 §405.330; Ord. No. 734 §3, 7-7-2005]

A. Detention basins in the City shall be built according to the following guidelines:

1. The drainage swale in the middle of the basin shall have a ten-foot-wide ribbon of concrete in a "V" shape its entire length.

2. There shall be a six-inch-deep base of one-inch aggregate under the concrete ribbon.

3. Toe walls shall be installed for all inflow and outflow pipes and for all restriction walls.

4. All riprap shall have a filter blanket under it as per Section 2605.3 D of the APWA standards.

5. Any area requiring riprap must be grouted in concrete as per Section 2605.2-3 of the APWA standards.

Section 405.340 Streets, Water, Sanitary Sewer and Storm Sewer Lines To Be Extended to Adjoining Property Lines.

[R.O. 2003 §405.340; Ord. No. 734 §3, 7-7-2005]

All paved streets, water lines, sanitary sewer and storm sewer lines shall be extended up to the adjoining property at a location directed by the City Engineer so that when said adjoining property is subdivided, the adjoining property being subdivided can join the previously laid street, water lines, sanitary sewer and storm sewer lines with its streets, water lines, sanitary sewer and storm sewer lines.