[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:
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.
