[Ord. No. 552 §4.1, 11-21-2006]
Upon Board's approval of a preliminary plan, four (4) copies of improvement plans for subdivision or any part thereof shall be submitted for review to the City Engineer.
Improvement plans for phased subdivisions shall be reviewed as though they were being submitted for the complete subdivision. Certain improvement may be required outside of individual phases to insure adequate completion of necessary facilities.
The plans, which detail the construction and types of site improvement materials to be used in conjunction with the development of a subdivision, shall be prepared by an engineer. Any alterations of common land or improvements within the common land will require the submission of detailed improvement plans and will be considered a required improvement.
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:
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 an engineer's seal and signature.
North arrow and graphic scale on each plan sheet.
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. data. Site bench mark shall be tied into an approved bench mark.
List of the standards and specifications followed, citing volume, section, page or other references.
Grading and paving details conforming to City standard specifications and requirements.
Details of streets including: location and width of all proposed public or private rights-of-way and private roadway easements, existing and proposed sanitary sewers, drainage channels, swales, storm sewers, including adequate natural discharge points, detention facilities.
The developer shall submit an erosion and siltation control plan for the entire site development and all interim phasing. The plan shall indicate the location and type of facilities proposed. No grading operations shall be commenced prior to approval of the plan. The City Engineer may require modification or additions to the plan should the proposed measures not adequately control erosion and siltation. The developer shall maintain all facilities until improvements are accepted.
Plans and profiles shall be at a scale of not less than one (1) inch equals fifty (50) feet horizontal and one (1) inch equals ten (10) feet vertical.
If the required scale does not permit the entire development to be shown on one (1) plan sheet, an additional sheet shall be added showing the entire development at the largest scale possible.
[Ord. No. 552 §4.2, 11-21-2006]
The procedure for reviewing improvement plans shall be as follows:
There shall be submitted copies of paving and street grade plans, together with drainage maps and runoff sheets for stormwater and sanitary sewer plans. The Missouri Department of Natural Resources shall be included as one (1) of the reviewing agencies when the tract to be developed requires a sanitary treatment facility. Corrections or additions shall be made, if required. Subsequent to final approval by the City Engineer, the plans shall be forwarded to the Building Commissioner for verification of compliance with applicable provisions of this Chapter and appropriate zoning requirements. Nothing in this Chapter shall prevent the developer from submitting improvement plans to other agencies prior to improvement plans being submitted to the City Engineer. Payment of inspection fees and final approval of the plans by all reviewing agencies constitutes authority to proceed with construction of improvements necessary to serve the development.
Approval of improvement plans by the respective agencies described above shall be valid for a period of two (2) years from the date of approval. If construction has not commenced within said two (2) year period, all approvals shall be null and void.
The Planning Commission may, upon a developer's petition, grant an extension of time. If the construction of the improvements will not be completed within the two (2) year period or such longer period as the Planning Commission may permit, a resubmission of the improvement plans to the appropriate agencies will be required. Any request for such an extension must be filed with the City Engineer prior to expiration of approvals.
[Ord. No. 552 §4.3, 11-21-2006]
After the improvement plans have been approved and all inspection fees paid, but before approval of the record subdivision plat, the division shall either:
Complete the improvements in accordance with the approved plans under the observation and inspection of the appropriate agency, or
Post a land subdivision bond or enter into an escrow agreement in accordance with the provisions hereafter set forth. The land subdivision bond or escrow agreement shall be prepared and executed on forms furnished by the City and shall be submitted to the Board of Alderpersons for approval. The land subdivision bond or escrow agreement shall be approved by the City Engineer and the City Attorney prior to being submitted to the Board.
A land subdivision bond shall be issued by a surety company or a title insurance company and shall insure or guarantee, to the extent of the amount specified by the City Engineer in its estimate of the cost thereof, the construction and completion of the required improvements shown by the approved improvement plans.
An escrow agreement shall provide that there shall be deposited with the escrow agent, to be held in an escrow account by the escrow agent, subject to audit by the City:
A cash amount not less than; or
An irrevocable letter of-credit or commitment from a lending institution to the escrow agent guaranteeing the availability of a sum which shall be not less than; or
Certificates of deposit, Treasury bills or other readily negotiable instruments, the type of which has been approved by the City Attorney, endorsed to the escrow agent and the cash value of which shall be in an amount not less than one hundred ten percent (110%) of the amount specified by the City Engineer's estimate of the cost of the improvements as reflected by the approved improvement plans.
Escrow agreement shall remain in effect or the escrowed sum shall be held in the escrow account by escrow agent until such time as the City Engineer shall, by written authorization to surety or escrow agent, release the surety from the obligation of bond or the escrow agent from his obligation to retain escrowed sum in the escrow account, which release may be partial, as improvements are completed and approved; provided however:
The City Engineer shall authorize the release of the surety or escrow agent from all or any part of its obligation only upon receipt of the requisite written notification from the inspecting agency; and
In no case shall the City Engineer authorize release of more than ninety percent (90%) of amount of the bond or escrow sum originally being held and designated as the City Engineer's estimate of the cost of the improvements until improvements have been completed in a satisfactory manner, approved by the City Engineer and accepted or approved by resolution of the Board of Alderpersons.
The term of land subdivision bond or the escrow agreement shall not exceed two (2) years in duration subject to the following:
If, at the end of the two (2) year period, all improvements reflected by the approved improvement plans have not been completed, subject to the review and approval of the Board of Alderpersons, the City Engineer may extend the term of land subdivision bond or escrow agreement for a period not to exceed one (1) additional year at each extension if, after review by the City Engineer, such longer period is necessary to facilitate adequate and coordinated provisions for transportation, water, sewerage, schools, parks, playgrounds or other public requirements. If improvements have not been completed at the end of the two (2) year period or as extended by the City Engineer, the City Engineer, at the direction of the Board, may:
Require the surety to perform on the bond and pay to remit to the City such amount as shall be equal to the lesser of the amount required to complete the improvements or the amount not theretofore released; or
Require the escrow agent to remit to the City in cash or negotiable instruments constituting the escrow sum, as the case may be, the balance in the escrow account required to complete the improvements and the balance, if any, in the escrow account which exceeds such amount shall be returned to the developer; or
Require the developer to submit a new land subdivision bond or escrow agreement which has been recalculated in order to allow for any inflation in the case of constructing improvements.
If the surety fails to perform on the bond or the escrow agent fails to remit the amount required within thirty (30) days after written request, the City Engineer may recommend to the Board that the City Attorney take immediate action to require performance by the surety under the bond or to secure the payment by the escrow agent of the amount required.
To be eligible, escrow agents and sureties shall be approved by the City Attorney. All escrow agents and sureties shall annually provide the City with a certificate of good standing issued by the State of Missouri. All escrow agents and sureties shall be subject to spot audits by the City under the supervision of the Director of Finance. If the escrow agent or surety fails to comply with any of the provisions of the escrow agreement or the land subdivision bond, the escrow agent or surety shall not thereafter be allowed to act as escrow agent or surety for any subdivision improvement in the incorporated area of Greendale for a period of two (2) years.
[Ord. No. 552 §4.4, 11-21-2006]
After the sanitary sewers, storm sewers, sidewalks and pavement have been constructed and installed, but before the City Engineer recommends acceptance, the developer shall submit as-built drawings of the above improvements on reproducible mylar stock.