[R.O. 2009 §415.210; Ord. No. 2040 §7.01, 9-15-2003]
The subdivider shall install or provide for the installation of the following improvements:
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.
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.
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.
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.
Street signs. The City shall install street signs at all intersections within a subdivision.
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.
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]
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.
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]
After the approval, but prior to the recording of the final plat, the subdivider shall construct the required improvements in accordance with this Article.
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]
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:
Content of engineering drawings. Engineering drawings for required improvements shall contain the following data and information:
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.
Plans, profiles, details, specifications and cost estimates of actual contract costs of storm drainage improvements.
Plans, profiles, details, specifications and cost estimates of proposed water distribution systems and proposed water supply facilities and hydrants, if any.
Plans, profiles, details, specifications and cost estimates of sewerage systems and of any required sewage treatment facilities.
Grading plans which shall indicate plans for handling drainage for all lots and other sites in the subdivision.
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.
All plans shall be based on the Missouri State Plane Coordinate System currently being used by the City of Higginsville.
Erosion control plan on plans containing more than five (5) acres.
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]
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.
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]
Prior to the acceptance by the City of the improvements required herein, the subdivider shall provide one (1) of the following:
Maintenance bond written by a bonding company; or
Cash deposited in escrow from which the subdivider would be entitled to any interest income; or
Upon approval by the Governing Body, a personal surety bond; or
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.