[R.O. 2009 §415.210; Ord. No. 2040 §7.01, 9-15-2003]
A.
The
subdivider shall install or provide for the installation of the following
improvements:
1.
Streets. The subdivider shall provide for the installation
of pavement and curb and gutter on all streets. No grading or other
construction shall take place within a street right-of-way until the
construction plans have been examined by the City Engineer and approved.
All street pavings shall be located in the center of the right-of-way.
All street construction shall conform to the specifications of the
Governing Body, and compliance therewith shall be confirmed by the
City Engineer prior to release of surety by the Governing Body.
2.
Sidewalks. Sidewalks may be required on one (1)
or both sides of major streets. All sidewalks shall be not less than
four (4) feet in width and shall comply with the specifications of
the Governing Body. All sidewalks shall be laid abutting the property
line. Walks shall also be installed in any pedestrian easements as
may be required by the Planning Commission.
3.
Storm drainage. The subdivider shall install culverts,
storm sewers, rip-rap slopes and stabilized ditches. These and other
improvements shall comply with the minimum standards of the Governing
Body and such plans shall be examined by the City Engineer and approved
prior to construction.
4.
Sanitary sewers, water supply and other utilities. The subdivider shall be responsible to provide for and pay the full
cost for the proper installation of all utilities, including sanitary
sewers and connection to approved treatment facilities, water supply
and fire hydrants. Such utilities shall be installed according to
the specifications of the controlling utility company or public agency.
5.
Street signs. The City shall install street signs
at all intersections within a subdivision.
6.
Monuments. Survey monuments shall be placed at all
corners of the subdivision boundaries and at all block corners, angle
points and points of curve in streets. All boundary corner monuments
and at least two (2) block corner permanent monuments for each block
shall be installed prior to recording the final plat and shall meet
the requirements for a permanent monument as established by the Missouri
Department of Natural Resources, Division of Geology and Land Survey.
In lieu of installing monuments prior to recording, such installation
may be guaranteed by a performance bond or escrow agreement.
7.
Lighting. The City shall install street lighting
in accordance with the recommendations of the Electric Department.
[R.O. 2009 §415.220; Ord. No. 2040 §7.02, 9-15-2003]
A.
Where
the proposed subdivision is a resubdivision or concerns an area presently
having any or all required improvements as previously set out, and
where such improvements meet the requirements of this Article and
are in good condition as determined by the Governing Body upon its
consideration of the opinion of the City Engineer, no further provision
need be made by the subdivider to duplicate such improvements. However,
where such existing improvements do not meet said requirements as
determined by the Governing Body upon its consideration of the opinion
of the City Engineer, the subdivider shall provide for the repair,
correction or replacement of such improvements so that all final improvements
will then meet said requirements as determined by the Governing Body.
B.
Where
the proposed subdivision is a resubdivision or concerns an area presently
abutting or continuing any existing public street of less than the
minimum required right-of-way width or roadway width, land shall be
dedicated so as to provide a minimum street right-of-way width established
by these regulations and/or by the policy of the Governing Body, and
the subdivider of such proposed subdivision shall provide an additional
roadway pavement meeting the minimum standards set by these regulations
and the Governing Body. The Governing Body shall determine what adjustment
to make where the aforesaid widenings merge with existing streets
which are of smaller width at the boundary of such proposed subdivision.
The Governing Body may reduce the minimum roadway width if the extension
of such roadway is already improved at each end of the roadway in
the subdivision and the roadway in the subdivision to be reduced is
two (2) blocks or less in length.
[R.O. 2009 §415.230; Ord. No. 2040 §7.03, 9-15-2003]
A.
After
the approval, but prior to the recording of the final plat, the subdivider
shall construct the required improvements in accordance with this
Article.
B.
In
lieu of the actual construction of all physical improvements prior
to the filing of the final plat, the Governing Body may, at its option,
accept a corporate surety bond, cashier's check, escrow account, letter
of credit or other like security in the amount that will guarantee
the reconstruction of the required improvements within a period of
time to be specified and approved by the Governing Body. Such surety
shall be properly executed prior to any grading or construction and
shall be released in segments upon written approval of the City.
[R.O. 2009 §415.240; Ord. No. 2040 §7.04, 9-15-2003]
Unless the required improvements have been installed or guaranteed
by a bond or similar agreement for a lot or tract, no building permits
shall be issued for that lot or tract.
[R.O. 2009 §415.250; Ord. No. 2040 §7.05, 9-15-2003]
No occupancy permit shall be issued until all improvements have
been installed.
[R.O. 2009 §415.260; Ord. No. 2040 §7.06, 9-15-2003]
A.
Prior
to the approval of the final plat, the subdivider shall have prepared,
by a licensed professional engineer, engineering drawings for proposed
required improvements containing the data and information specified
below:
1.
Content of engineering drawings. Engineering drawings
for required improvements shall contain the following data and information:
a.
Plans, profiles, details, specifications and cost estimates for roadway
and sidewalk construction, including plans and profiles for each street
with a typical cross section of the roadway. The profiles of grade
lines shall be shown to a scale of 1" = 50' horizontal and 1" = 10'
vertical. This information shall be shown on standard plan and profile
sheets unless otherwise required.
b.
Plans, profiles, details, specifications and cost estimates of actual
contract costs of storm drainage improvements.
c.
Plans, profiles, details, specifications and cost estimates of proposed
water distribution systems and proposed water supply facilities and
hydrants, if any.
d.
Plans, profiles, details, specifications and cost estimates of sewerage
systems and of any required sewage treatment facilities.
e.
Grading plans which shall indicate plans for handling drainage for
all lots and other sites in the subdivision.
f.
When unusual site conditions exist, the Governing Body may require
such additional plans, specifications and drawings as may be necessary
for an adequate review of the improvements to be installed.
g.
All plans shall be based on the Missouri State Plane Coordinate System
currently being used by the City of Higginsville.
h.
Erosion control plan on plans containing more than five (5) acres.
2.
Review of plans. The City Engineer shall review
all engineering drawings in order to advise the Governing Body as
to whether or not such drawings are consistent with the final plat
and comply with their design standards. The City Engineer shall forward
to the Governing Body a notice stating its opinion. In the event that
it is its opinion that the drawings do not so conform or comply, the
City Engineer shall notify the Governing Body of the specific manner
in which such drawings do not so conform or comply. After consideration
of the City Engineer's opinion, the Governing Body shall notify the
subdivider as to whether or not the drawings are consistent with the
final plat and comply with their design standards and, if not, of
the specific manner in which such drawings do not so conform or comply.
The subdivider may then correct any defective drawings and resubmit
the corrected drawings. The final plat shall not be filed until the
engineering drawings have been approved by the Governing Body.
[R.O. 2009 §415.270; Ord. No. 2040 §7.07, 9-15-2003]
No improvements shall be constructed nor shall any work preliminary
thereto be done until such time as a final plat and the engineering
drawings accompanying it shall have been approved by the Governing
Body and there shall have been compliance with all of the requirements
relating to an agreement, bond or deposit specified in these regulations.
[R.O. 2009 §415.280; Ord. No. 2040 §7.08, 9-15-2003]
A.
All
improvements constructed or erected shall be subject to inspection
by the City or its designated representative responsible for setting
and enforcing the applicable design and construction standards of
the required improvement. The subdivider shall pay all inspection
fees as established by the City.
B.
After
such inspection has been made, said official shall notify the Building
Inspector of his or her opinion thereof. If the Governing Body shall
determine, after consideration of the opinion of the official, that
such work does not comply with the approved engineering plans and
specifications, the Governing Body shall so notify the subdivider
and may require the subdivider to terminate all further work until
necessary steps are taken to correct any defect, deficiency or deviation
to the satisfaction of the Governing Body.
[R.O. 2009 §415.290; Ord. No. 2040 §7.09, 9-15-2003]
Upon completion of all improvements within the area covered
by the final plat, the subdivider shall notify the City which shall
thereupon conduct a final inspection of all improvements installed.
If the Governing Body shall determine that there are defects, deficiencies
or deviations in any such improvements as installed, or if there are
any deviations in such improvements as installed from the approved
engineering plans and specifications, the Governing Body shall so
notify the subdivider in writing, and the subdivider shall, at its
sole expense, correct such defects, deviations or deficiencies. When
such defects, deficiencies or deviations have been corrected, the
subdivider shall notify the City that the improvements are ready for
final reinspection.
[R.O. 2009 §415.300; Ord. No. 2040 §7.10, 9-15-2003]
Upon the determination by the Governing Body that there are
no defects, deficiencies or deviations in the improvements, and that
all improvements have been installed in conformance with the approved
engineering drawings and with the requirements of these regulations
and all other applicable Statutes, ordinances and regulations, the
Governing Body and/or such appropriate utility shall thereupon by
resolution or by letter, respectively, formally accept such improvements.
The improvements shall become the property of the City or appropriate
utility company involved.
[R.O. 2009 §415.310; Ord. No. 2040 §7.11, 9-15-2003]
A.
Prior
to the acceptance by the City of the improvements required herein,
the subdivider shall provide one (1) of the following:
1.
Maintenance bond written by a bonding company; or
2.
Cash deposited in escrow from which the subdivider would be entitled
to any interest income; or
3.
Upon approval by the Governing Body, a personal surety bond; or
4.
A letter of credit guaranteeing each improvement that the subdivider
installs or has installed against defects in workmanship and materials
for a period of two (2) years from the date of acceptance for such
improvements. Such guarantee shall be in the amount of twenty percent
(20%) of the estimated cost of the improvements, but shall not be
less than two hundred fifty dollars ($250.00) per lot and shall be
filed with the City Engineer prior to the acceptance of the improvements
by the City.
