[Ord. No. 508 §1, 11-4-2002]
A. 
General. After approval of the preliminary plat and prior to the Board of Aldermen's approval of the record plat, site improvement plans prepared by a professional engineer for the subdivision of all or a specified phase of the tract shall be submitted to the City Engineer for his review and approval. If substantive changes are to be made after the City Engineer's approval of the site improvement plans, the City Engineer shall require revised plans be submitted for approval. Standards for site improvements required under this Chapter are the minimum acceptable.
B. 
Preparation Of Plans. It shall be the responsibility of the developer to have prepared by a professional engineer in the State of Missouri a complete set of site improvement plans detailing the construction and types of material to be used in conjunction with development of the proposed subdivision to include grading and construction of streets, utilities and other improvements required. The professional engineer's name, seal and registration number shall appear upon each site improvement plan. Such site improvement plans are subject to approval by the City Engineer and shall be prepared in accordance with standards and specifications stipulated in this Chapter.
C. 
Content. Site 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 a registered professional engineer's seal, shall be affixed.
2. 
North arrow and graphic scale shall be indicated 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. datum.
4. 
A list of the standards and specifications followed citing volume, section, page or other references.
5. 
Grading and paving details conforming to the City of Foristell standard specifications and requirements.
6. 
Details of streets including location and width of all proposed public or private rights-of-way and private roadways easements, existing and proposed sanitary sewers, stormwater drainage channels, swales, storm sewer, water mains and utilities easements, including adequate natural discharge points, detention facilities and silt control measures and all appurtenances.
7. 
Plans and profiles of streets, sanitary sewers and sidewalks, scale not less than one (1) inch equals fifty (50) feet horizontal and one (1) inch equals ten (10) feet vertical.
D. 
Approval Of Site Improvement Plans. Prior to the recording of the record plat, the sale of any lot in the proposed subdivision or the issuance of any site improvement construction permits, the City Engineer must review and approve the site improvement plans; after such approval, the City Engineer shall issue an appropriate letter certifying approval and site improvement construction permits.
E. 
Approval By Other Agencies. Drawings for improvements to be made under the jurisdiction of other municipal, County or State agencies shall be submitted to the appropriate agency for review and approval. Where review and approval of engineering drawings is made by such agency, the City Engineer shall be given written confirmation that the necessary reviews have been completed and approvals have been granted and a copy of the approved drawings shall be provided to the City Engineer prior to any site improvement construction permits being issued.
F. 
Modification During Construction. All installations and construction shall conform to the approved engineering drawings. However, if the developer chooses to make minor modifications in design and/or specifications during construction, he/she shall make such changes at his/her own risk without any assurance that the City Engineer will approve the completed installation or construction. It shall be the responsibility of the developer to notify the City Engineer of any changes from the approved drawings. The City Engineer may require the developer to correct the installed improvements so as to conform to the approved engineering drawings.
G. 
Timing Of Improvements. No grading, removal of trees or other clearing of vegetation, land filling, excavation, construction of improvements or other material change covered by an approved preliminary plat, except for the purpose of aiding in the review of the record plat, shall commence on the subject property until all required site improvement plans have been reviewed and approved by the City Engineer and a land subdivision bond or escrow agreement guaranteeing the installation of improvements is in place as required by this Chapter and the developer has:
1. 
Received a letter from the City Engineer approving the grading plan and the removal of trees or other vegetation; and
2. 
Necessary approvals and permits from other affected municipal, County or State agencies.
H. 
Period Of Validity Of Improvement Plans. The final approval of the site improvement plans shall lapse one (1) year from the date of such approval unless land subdivision bonds or other guarantees, as required by this Chapter, guaranteeing the installation of the improvements encompassed by the approved site improvement plans is in place and a record plat has been approved by the Board of Aldermen. However, provided that if the bonds or guarantees and the record plat are not submitted within sixty (60) days following the approval of the site improvement plans, such approved improvement plans shall be subject to conform with any amendments or revisions to the design criteria contained in these regulations or the standard specifications and requirements of the City of Foristell pertaining thereto that may have been adopted after date of the approval of the preliminary plat. Should the preliminary plat approval lapse, the site improvement plans approval shall lapse at the same time.
I. 
As-Built Drawings. The developer shall submit to the City Engineer a copy of "as-built" engineering drawings and three (3) sets of prints of each of the required improvements that have been completed. The developer's engineer shall certify each set of drawings. As-built drawings shall be submitted to the City Engineer prior to the City Engineer certifying that the improvements have been completed in accordance with this Chapter. This provision also applies to improvements made under jurisdiction of other public agencies.
[Ord. No. 508 §1, 11-4-2002]
A. 
General. An engineer shall prepare the site improvement plans for all aspects of the site development with five (5) sets submitted for review to the City Engineer. The site improvement plans shall be to scale one (1) inch equals ten (10) feet through one (1) inch equals one hundred (100) feet and sufficiently clear in reflecting details of the proposed construction.
Submit directly to:
CITY ENGINEER
C/O CITY CLERK
City of Foristell
P.O. Box 50
Foristell, MO 63348
B. 
Site improvement plans shall consist of the following:
1. 
The site plan (single lot developments) or title page (subdivision development).
2. 
Grading cross section and contour sheets. A grading plan for the entire plat shall be provided. All grading details pertaining to site development shall be shown in plan or cross section sheets. The required information may be combined for presentation on one (1) or more drawings or maps. The City Engineer may request that the information be presented on drawings or maps in addition to those submitted in the interest of clarity, speed and efficiency in the review process. All grading plans submitted for approval must include, but are not limited to, the following specific details as determined by the City Engineer:
a. 
Existing and proposed contours, normally at two (2) foot intervals. Contour intervals for grading plans other than the above will require special approval.
b. 
Existing ground and finished grade for cross section sheets plotted at scale of not less than one (1) inch equals one hundred (100) feet horizontal and one (1) inch equals ten (10) feet vertical and of such accuracy that the City Engineer can readily interpret the plan.
c. 
It shall show existing manmade features such as buildings, structures, easements, high tension towers, pipe lines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts and drains and shall identify adjacent properties.
d. 
Site grading shall be compatible with ultimate roadway elevations.
e. 
Siltation control details shall be provided. The sediment control plan should be implemented before grading begins. No graded area is to remain bare without being seeded and mulched within a reasonable period of time, approved by the City Engineer. Positive steps must be exercised to prevent this soil from damaging adjacent property and silting up all storm drainage systems whether on or off site.
f. 
Sinkholes affected by grading must be treated.
g. 
All low places, whether on or off site, should be graded to allow drainage. This can be accomplished with temporary ditches.
3. 
Soil stabilization during construction. Prior to issuance of a building permit for lot or site improvements including streets and other public areas, the developer shall present the City Engineer with a soil stabilization strategy documented in a form determined by the City Engineer. The soil stabilization strategy shall address the following issues:
a. 
Sites should be graded only in areas necessary to accommodate the proposed construction and necessary and safe access to it. The stabilization strategy should include a map of the site (preferably overlaid on approved preliminary or record plat) so indicating areas of proposed grading.
b. 
Graded areas shall be stabilized immediately upon grading and maintained to prevent or minimize erosion until permanent prevention measures are in place. Permissible techniques include contour furrowing or other surface roughening techniques, seeding or installation of grass sod.
c. 
Slope changes should be designed to keep the slope length and gradient to a minimum, thus minimizing stormwater velocities of graded areas.
d. 
Measures shall be taken to direct stormwater from graded portions of the site. This may be accomplished utilizing diversion berms or ditches and/or sediment basins.
e. 
Sediment shall be retained on site by filtering runoff or providing settling basins to allow soil particles to settle out.
f. 
Standards:
(1) 
An average of five (5) tons of soil loss per acre per year shall be deemed the maximum tolerable level of sediment leaving the site during development. The universal soil loss equation shall be used in predicting average soil loss.
(2) 
The calculation of the above tolerable level of soil loss shall be based on average anticipated losses during the year or years of development and in a one (1) year period immediately following development.
4. 
Soil preservation, grading and seeding.
a. 
Soil preservation and final grading. No certificate of occupancy shall be issued until final grading has been completed in accordance with the approved record plat. Each lot shall be covered with topsoil containing no particles over two (2) inches in diameter except where the grade has not been changed or natural vegetation seriously damaged. Seeding or sod and plantings shall stabilize topsoil.
b. 
Lot drainage. Lots shall be laid out so as to provide drainage away from all buildings.
5. 
Grading plan exceptions. A grading permit shall not be required in the following instances:
a. 
Grading for the foundation or basement of any building, structure or swimming pool for which a permit has been duly issued.
b. 
Grading of less than three hundred (300) cubic yards and/or twenty thousand (20,000) square feet provided such grading is clearly incidental to the improvement of the property and does not alter the drainage or adjacent properties.
c. 
Grading by any public utility for the installation, inspection, repair or replacement of any of its facilities.
d. 
Grading of property for or by any governmental agency in connection with a public improvement or public work on said property.
e. 
Grading of land for farming, nurseries or gardening or similar agricultural or horticultural use whenever there is substantial compliance with recommendations or standards of the local soil conservation authority.
f. 
Grading activities in public right-of-way covered by an appropriate excavation permit.
g. 
Grading activities in quarries and land fills.
h. 
Trench excavations covered by an appropriate construction permit.
6. 
Roadway construction detail sheet. All construction details pertaining to the roadway improvements (e.g. paving details, pavement widening, curbing, sidewalks, unpaved areas, entrances, etc.) shall be shown on typical section and in plan profile. Specific details shall include, but not be limited to:
a. 
Pavement installation, widening or resurfacing improvements dimensioned and developed in accordance with the standard typical section applicable to the project;
b. 
Pavement widening and resurfacing improvements established about the right-of-way centerline;
c. 
Mathematical profile grade elevations at twenty-five (25) feet intervals on vertical curves and fifty (50) feet intervals on tangent sections for all roadway construction. Elevation at ten (10) feet intervals along pavement edge at street intersections and corners;
d. 
Resurfacing profile grade elevations on existing centerline and edges of pavement at twenty-five (25) feet intervals and breaks in grade (i.e. irregularities in pavement) and establish new centerline and edges of pavement profile;
e. 
Location and type of joint where different from pavement construction; and
f. 
Type and location of entrance construction.
7. 
Sanitary sewer, storm sewer, water line plan, maps and profile sheets. All construction details pertaining to the sanitary sewer, stormwater and water system improvements shall be prepared in accordance with the requirements of this Chapter and other pertinent ordinances and shown in plan and profile. Specific details shall include, but not be limited to, the following:
a. 
Existing ground and finished grade shown and designated;
b. 
Open trenching of concrete pavements will require replacement of entire slab from joint to joint;
c. 
Open trenching of asphalt pavement, upon approval by the City Engineer and Building Inspector, will require saw cut at edge and replacement with full depth asphalt. Contractor will be responsible for repair of settlement, etc., for a period of one (1) year. Contractor is to notify the City to make inspection when installing the asphalt pavement;
d. 
Limits to backfill and pavement replacement at all crossings of existing roadway surfaces not bored;
e. 
Location of all utilities to be encountered in construction. Plans must be submitted to all utilities for verification of conflicts. Contact the City Engineer regarding all major utility conflicts within road right-of-way;
f. 
Proof of plan approval by other political subdivisions having jurisdiction must be received prior to construction plan approval; and
g. 
All required details for the installation of the sanitary sewer, storm sewer and water mains.
8. 
Amenities plan, map and schedule. All amenities identified and located on a map with a schedule for completion.
C. 
Review Procedures. The City Engineer shall review each site improvement plan for its conformance to standards and specifications set forth in this Chapter and other applicable ordinances. The City Engineer may request modifications in the site improvement plans. The City Engineer shall then confer approval, conditional approval or disapproval of each site improvement plan within forty-five (45) days of filing and shall notify the City Administrator and Building Inspector with written reasons for his actions.
D. 
Effect Of Site Improvement Plan Approval. Approval of each site improvement plan shall confer upon the developer, for a period of one (1) year from the date of approval, that the general terms and conditions under which the approval was granted will not be changed. The City Engineer may extend this one (1) year period if the developer has applied in writing for such an extension and the City Engineer determines a longer period should be granted due to unusual circumstances. If a written extension is not granted, a site improvement plan approval is null and void. After approval of the grading plan, the developer may proceed with the grading operations upon the final direction of the City Engineer and in compliance with this Chapter.
E. 
Improvement Installation Or Performance Guarantee. After approval of the grading and site improvement plans by the City Engineer, the owner/developer must post a financial guarantee of performance and payment as required by Section 410.340 of this Chapter and provide to the City Engineer, non-point source and land disturbance permits as required by the Missouri Department of Natural Resources prior to any grading permit being issued.
F. 
Permits.
1. 
The applicant shall be owner(s) of record or legal representative designated by the owner(s).
2. 
No person, firm or corporation shall develop, alter or modify any lot, tract of land, roadway or any City-owned utility within the City of Foristell or cause the same to be undertaken without first securing the approval of the site improvement plans as required by this Chapter or other City ordinances, nor shall any person, firm or corporation undertake such work or cause the same to be undertaken without first obtaining the required permits from necessary agencies, including the City of Foristell, County, State or Federal Governments for the proposed construction.
3. 
Applications for buildings permits shall be filed with the Building Official or his/her duly authorized representative, upon the prescribed forms, setting forth the legal description of the lot, tract or parcel of land, together with a general description of the building or structure to be constructed, erected or altered thereon including the approximate size, shape, principal material or construction location of the building or structure on the lot, tract or parcel and intended use.
4. 
There shall be a separate permit for each building or structure to be constructed, erected or altered except accessory buildings which may be included in the permit for the principal building when the construction is simultaneous. For each permit issued there shall be charged and collected from the applicant a fee in accordance with ordinances establishing same.
5. 
No permit shall be issued for any building, structure or construction unless the same is in conformity in every respect with provisions of this Chapter.
6. 
The Building Official or his/her duly authorized representative shall be empowered to act within provisions of this Chapter upon all applications for building permits and the same shall be approved or denied no later than the tenth (10th) business day succeeding the day of filing. In the event of refusal to issue a permit upon an application as herein provided, the applicant shall have the right to appeal to the Board of Adjustment in accordance with the rules and regulations governing the Board of Adjustment.
7. 
A permit may be revoked by the Building Inspector at any time prior to the completion of the building or structure for which the same was issued when it shall appear to him/her that there is departure from the plans, specifications or conditions as required under terms of the permit, that the same was procured by false representation, or that any provisions of this Chapter are being violated.
Written notice of such revocation shall be served upon the owner, his/her agent or contractor or upon any person employed on the building or structure for which such permit was issued or shall be posted in a prominent location and thereafter no such construction shall proceed. In the event of revocation of a building permit, as herein provided, the owner, agent or contractor shall have the right to appeal to the Board of Adjustment in accordance with the rules and regulations governing the Board of Adjustment.
G. 
Completion Of Construction. The construction of all subdivision improvements shall be completed within two (2) years of the City Engineer's approval of the construction plans. Where the improvements have not been completed within the specified time, new construction plans will be required. Time extensions may be granted by the Board of Aldermen, based on recommendations of the City Engineer, showing good cause as to why the improvements have not been completed.
[Ord. No. 508 §1, 11-4-2002]
A. 
Inspections. Prior to starting any of the work covered by the site development plans and after approval thereof, the developer shall make arrangements to provide for inspection of the work, sufficient in the opinion of the City Engineer to assure compliance with the plans and specifications as approved. The City Engineer and/or a duly authorized representative shall make all necessary inspections on behalf of the City. Twenty-four (24) hours' notice shall be given to the City Engineer regarding any requested inspection.
B. 
Required. All improvements required by this Chapter shall be inspected by the developer's engineer or his/her agent and certified in writing to the City Engineer as having been completed, prior to final inspection by the City Engineer. Improvements made under jurisdiction of other public agencies will be inspected by engineers or inspectors of each such agency. Where inspections are made by other agencies, the City Engineer shall be given written reports of each inspection, including the final inspection.
C. 
Inspection Schedule. It shall be the responsibility of the developer to notify the City Engineer when installations have been inspected and are ready for the City Engineer's approval.
D. 
Compliance With Standards. The developer shall bear the final responsibility for the plans, construction drawings, construction and inspection of all required improvements according to provisions of this Chapter and to standards and specifications of various public agencies.
E. 
Acceptance. Approval of installation and construction of improvements by the City Engineer shall not constitute acceptance by the City of the improvement for dedication purposes. Such acceptance shall be made only on formal action by the Board of Aldermen if deemed appropriate.
F. 
Developer's Warranty. The developer shall provide a written document to the Board warranting all construction improvements on all site improvements, against failures due to improper design, construction or installation or failure due to faulty workmanship for a period of one (1) year from the date of approval of the completed improvement by the Board. The City Engineer shall provide the Board with his written recommendation regarding compliance prior to Board action.
G. 
Site Cleanup. The developer shall be responsible for removal of a!! equipment, material and general construction debris from the subdivision and from any lot, street or public way or therein or adjacent thereto. Dumping such debris into sewers, adjacent property or other land in the City is also prohibited. Burning of debris is prohibited unless a permit is obtained from the fire district.