[Ord. No. 526 §5.1, 5-19-1998]
A.
Conformance To Applicable Rules And Regulations. In addition
to the requirements established in these regulations, all subdivision
plats shall comply with the following laws, rules and regulations:
1.
All
applicable statutory provisions.
2.
The
City zoning ordinance, Building and Housing Codes and all other applicable
laws of the appropriate jurisdictions.
3.
The
Official Master Plan, Official Map, Public Utilities Plan, Major Street
Plan and Capital Improvements Program of the City, including all sheets,
drainage systems and parks shown on the Official Map or Master Plan
as adopted.
4.
The
special requirements of these regulations and any rules of the Health
Department and/or appropriate State or sub-State agencies.
5.
The
rules of the State Highway Department if the subdivision or any lot
contained therein abuts a State highway or connecting street.
6.
The
standards and regulations adopted by the City Engineer and all boards,
commissions, agencies and officials of the City.
7.
All
pertinent standards contained within the planning guides published
by the applicable regional or metropolitan Planning Commission or
Metropolitan Council of Governments.
B.
Adequate Public Facilities. No preliminary plat shall be
approved unless the Planning Commission determines that public facilities
will be adequate to support and service the area of the proposed subdivision.
The applicant shall, at the request of the Planning Commission, submit
sufficient information and data on the proposed subdivision to demonstrate
the expected impact on and use of public facilities and services to
be examined for adequacy that will include roads and public transportation
facilities, sewerage and water service.
1.
Periodically
the City will establish by resolution, after public hearing, guidelines
for the determination of the adequacy of public facilities and services.
To provide the basis for the guidelines, the Planning Commission must
prepare an analysis of current growth and the amount of additional
growth that can be accommodated by future public facilities and services.
The Planning Commission must also recommend any changes in preliminary
plat approval criteria it finds appropriate in the light of its experience
in administering these regulations.
2.
The
applicant for a preliminary plat must, at the request of the Planning
Commission, submit sufficient information and that on the proposed
subdivision to demonstrate the expected impact on and use of public
facilities and services by possible uses of said subdivision.
3.
Comprehensive Master Plan consistency required. Proposed
public improvements shall conform to and be properly related to the
City's Comprehensive Plan and all applicable capital improvements
plans.
4.
Water. All habitable buildings and buildable lots shall
be connected to a public water system capable of providing water for
health and emergency purposes, including adequate fire protection.
5.
Wastewater. All habitable buildings and buildable lots shall
be served by the City wastewater treatment facilities and the applicant
shall insure that its plans are consistent with the City's contract
for reciprocal sewer service with the City of Kansas City.
6.
Stormwater management. Drainage improvements shall accommodate
potential runoff from the entire upstream drainage area and shall
be designed to prevent increases in downstream flooding. The City
may require the use of control methods such as retention or detention
and/or the construction of off-site drainage improvements to mitigate
the impacts of the proposed developments.
7.
Roads. Proposed roads shall provide a safe, convenient and
functional system for vehicular, pedestrian and bicycle circulation;
shall be properly related to the Comprehensive Plan; and shall be
appropriate for the particular traffic characteristics of each proposed
development.
8.
Extension policies. All public improvements and required
easements shall be extended through the parcel on which new development
is proposed. Streets, water lines, wastewater systems, drainage facilities,
electric lines and telecommunications lines shall be constructed through
new development to promote the logical extension of public infrastructure.
The City may require the applicant of a subdivision to extend off-site
improvements to reach the subdivision or oversize required public
facilities to serve anticipated future development as a condition
of plat approval.
C.
Self-Imposed Restrictions. If the owner places restrictions
on any of the land contained in the subdivision greater than those
required by the Zoning Ordinance or these regulations, such restrictions
or reference to those restrictions may be required to be indicated
on the subdivision plat or the Planning Commission may require that
restrictive covenants be recorded with the County Recorder of Deeds
in a form to be approved by the City Attorney. When allowed by law,
the subdivider shall grant to the government the right to enforce
the restrictive covenants.
D.
Plats Straddling Municipal Boundaries. Whenever access to
the subdivision is required across land in another City, the Planning
Commission may request assurance from the City Attorney that access
is legally established and from the City Engineer that the access
road is adequately improved or that a guarantee has been duly executed
and is sufficient in amount to assure the construction of the access
road. In general, lot lines should be laid out so as not to cross
municipal boundary lines.
E.
Monuments. The applicant shall place permanent reference
monuments in the subdivision as required in these regulations and
as approved by a registered Missouri land surveyor.
1.
Monuments
shall be located on street right-of-way lines, at street intersections,
angle points of curve and block corners. They shall be spaced so as
to be within sight of each other, the sight lines being contained
wholly within the street limits.
2.
The
external boundaries of a subdivision shall be monumented in the field
by monuments of stone or concrete, not less than thirty (30) inches
in length, not less than four (4) inches square or five (5) inches
in diameter and marked on top with a cross, brass plug, iron rod or
other durable material securely embedded; or by iron rods or pipes
at least thirty (30) inches long and two (2) inches in diameter. These
monuments shall be placed not more than one thousand four hundred
(1,400) feet apart in any straight line and at all corners, at each
end of all curves, at the point where a curve changes its radius,
at all angle points in any line and at all angle point along the meander
line, those points to be not less than twenty (20) feet back from
the bank of any river or stream, except that when such corners or
points fall within a street or proposed future street, the monuments
shall be placed in the side line of the street.
3.
All
internal boundaries and those corners and points not referred to in
the preceding paragraph shall be monumented in the field by like monuments
as described above. These monuments shall be placed at all block corners,
at each end of all curves, at a point where a river changes its radius
and at all angle points in any line.
4.
The
lines of lots that extend to rivers or streams shall be monumented
in the field by iron pipes at least thirty (30) inches long and seven-eighths
(7/8) inch in diameter or by round or square iron bars at least thirty
(30) inches long. These monuments shall be placed at the point of
intersection of the river or stream lot line, with a meander line
established not less than twenty (20) feet back from the bank of the
river or stream.
5.
All
monuments required by these regulations shall be set flush with the
ground and planted in such a manner that they will not be removed
by frost.
6.
All
monuments shall be properly set in the ground and approved by a registered
land surveyor prior to the time the Planning Commission recommends
approval of the final plat.
F.
Character Of The Land. Land that the Planning Commission
finds to be unsuitable for subdivision or development due to flooding,
improper drainage, steep slopes, rock formations, adverse earth formations
or topography, utility easements or other features that will reasonably
be harmful to the safety, health and general welfare of the present
or future inhabitants of the subdivision and/or its surrounding areas
and the lake shall not be subdivided or developed unless adequate
methods are formulated by the developer which are consistent with
the City's erosion control policies and which are approved by the
Planning Commission to solve the problems created by the unsuitable
land conditions. Such land shall be set aside for uses as shall not
involve any danger to public health, safety, welfare or cause erosion
control.
G.
Subdivision Name. The proposed name of the subdivision shall
not duplicate or too closely approximate phonetically the name of
any other subdivision in the area covered by these regulations. The
Planning Commission shall have final authority to designate the name
of the subdivision, which shall be determined at sketch plat approval.
[Ord. No. 526 §5.2, 5-19-1998]
A.
Lot Arrangement. The lot arrangement shall be such that
there will be no foreseeable difficulties for reasons of topography
or other conditions in securing building permits to build on all lots
in compliance with the Zoning Ordinance and health regulations and
in providing driveway access to buildings on the lots from an approved
street.
B.
Lot Dimensions. Lot dimensions shall comply with the minimum
standards of the Zoning Ordinance.
C.
Lot Orientation. The lot line common to the street right-of-way
shall be the front line. All lots shall face the front line and a
similar line across the street. Wherever feasible, lots shall be arranged
so that the rear line does not abut the side line of an adjacent lot.
D.
Double-Frontage Lots And Access To Lots.
1.
Double-frontage lots. Double-frontage and reversed-frontage
lots shall be avoided except where necessary to provide separation
of residential development from traffic arterials or to overcome specific
disadvantages of topography and orientation.
2.
Access from major and secondary arterials. Lots shall not,
in general, derive access exclusively from a major or secondary street.
Where driveway access from a major or secondary street may be necessary
for several adjoining lots, the Planning Commission may require that
such lots be served by a combined access drive in order to limit possible
traffic hazards on the street. Where possible, driveways should be
designed and arranged so as to avoid requiring vehicles to back into
traffic on major and secondary arterials.
E.
Soil Preservation, Grading And Seeding.
1.
Because
of the City's unique situation as a lake community which enjoys the
amenities of a lake, it shall be the obligation of the applicant where
there is an inconsistency between the City's erosion control policies
and these subdivision ordinances to apply the strictest applicable
standard to prevent erosion damage.
2.
Soil preservation and final grading. No certificate of occupancy
shall be issued until final grading has been completed in accordance
with the approved final subdivision plan and the lot precovered with
soil with an average depth of at least six (6) inches which shall
contain no particles more than two (2) inches in diameter over the
entire area of the lot, except that portion covered by buildings or
included in streets or where the grade has not been changed or natural
vegetation seriously damaged. Topsoil shall not be removed from residential
lots or used as spoil but shall be redistributed so as to provide
at least six (6) inches of cover on the lots and at least four (4)
inches of cover between the sidewalks and curbs and shall be stabilized
by seeding or planting.
3.
Lot drainage. Lots shall be laid out so as to provide positive
drainage away from all buildings and individual lot drainage shall
be coordinated with the general storm drainage pattern for the area.
Drainage shall be designed so as to avoid concentration of storm drainage
water from each lot to adjacent lots.
F.
Debris And Waste. No cut trees, timber, debris, earth, rocks,
stones, soil, junk, rubbish or other waste materials of any kind shall
be buried in any land or left or deposited on any lot or street at
the time of the issuance of a certificate of occupancy and removal
of those items and materials shall be required prior to issuance of
any certificate of occupancy on a subdivision. No items and materials
as described in the preceding sentence shall be left or deposited
in any area of the subdivision at the time of expiration of any subdivision
improvement agreement or dedication of public improvements, whichever
is sooner.
G.
Subdivision Improvement Agreement And Security To Include Lot Improvement. The applicant shall enter into a separate subdivision improvement
agreement secured by a letter of credit or cash escrow to guarantee
completion of all lot improvement requirements including, but not
limited to, soil preservation, final grading, lot drainage, erosion
control, lawn-grass seeding, removal of debris and waste, fencing
and all other lot improvements required by the Planning Commission.
Whether or not a certificate of occupancy has been issued, the City
may enforce the provision of the subdivision improvement agreement
where the provision of this Section or any other applicable law, ordinance
or regulation have not been met.
[Ord. No. 526 §5.3, 5-19-1998]
A.
General Requirements.
1.
Frontage on improved roads. No subdivision shall be approved
unless the area to be subdivided shall have frontage on and access
from an existing street on the Official Map or if there is no Official
Map, unless such street is:
a.
An
existing State, County or township highway, or
b.
A
street shown upon a plat approved by the Planning Commission and recorded
in the County Recorder of Deeds' office. Such street or highway must
be suitably improved as required by the highway rules, regulations,
specification or orders or be secured by a performance bond required
under these subdivision regulations, with the width and right-of-way
required by these subdivision regulations or the Official Map plan.
Wherever the area to be subdivided is to utilize existing road frontage,
the road shall be suitably improved as provided above.
2.
Level of service. When required by the City, the developer
shall provide a traffic impact analysis to the City, done by an independent
firm approved by the City, which will indicate that no development,
at full occupancy, will result in or increase traffic so that the
street does not function at its appropriate APWA classification. The
applicant may propose and construct approved traffic mitigation measures
to provide adequate roadway capacity for the proposed development.
3.
Grading and improvement plan. Roads shall be graded and
improved and conform to the local government construction standards
and specifications and shall be approved as to design and specifications
by the City Engineer in accordance with the construction plans required
to be submitted prior to final plat approval.
4.
Classification. All roads shall be classified as either
major arterial, minor arterial, collector or local. In classifying
roads, the City shall consider projected traffic demands after twenty
(20) years of development.
5.
Topography and arrangement.
a.
Roads
shall be related appropriately to the topography. Local roads shall
be curved wherever possible to avoid conformity of lot appearance.
All streets shall be arranged so as to obtain as many building sites
as possible at or above the grades of the streets. Grades of streets
shall conform as closely as possible to the original topography. A
combination of steep grades and curves shall be avoided. Specific
standards are contained in the design standards of these regulations.
b.
All
streets shall be properly integrated with the existing and proposed
system of thoroughfares and dedicated rights-of-way as established
on the Official Map and/or Master Plan.
c.
All
thoroughfares shall be properly related to specific traffic generators
such as industries, business districts, schools, churches and shopping
centers; to population densities; and to the pattern of existing and
proposed land uses.
d.
Minor
or local streets shall be laid out to conform as much as possible
to the topography to discourage use by through traffic, to permit
efficient drainage and utility systems and to require the minimum
number of streets necessary to provide convenient and safe access
to property.
e.
The
rigid rectangular gridiron street pattern need not necessarily be
adhered to and the use of curvilinear streets, cul-de-sacs or U-shaped
streets shall be encouraged where such use will result in a more desirable
layout.
f.
Proposed
streets shall be extended to the boundary lines of the tract to be
subdivided, unless prevented by topography or other physical conditions
or unless in the opinion of the Planning Commission such extension
is not necessary or desirable for the coordination of the layout of
the subdivision with the existing layout or the most advantageous
future development of adjacent tracks.
6.
Blocks.
a.
Blocks
shall have sufficient width to provide for two (2) tiers of lots of
appropriate depths. Exceptions to this prescribed block width shall
be permitted in blocks adjacent to major streets, railroads or waterways.
b.
The
lengths, widths and shapes of blocks shall be such as are appropriate
for the locality and the type of development contemplated, but block
lengths in residential areas shall not exceed two thousand two hundred
(2,200) feet or twelve (12) times the minimum lot width required in
the zoning district nor be less than four hundred (400) feet in length.
Wherever practicable, blocks along major arterials and collector streets
shall be not less than one thousand (1,000) feet in length.
c.
In
long blocks the Planning Commission may require the reservation of
an easement through the block to accommodate utilities, drainage facilities
or pedestrian traffic.
d.
Pedestrianways
or crosswalks, not less than ten (10) feet wide, may be required by
the Planning Commission through the center of blocks more than eight
hundred (800) feet long where deemed essential to provide circulation
or access to parks, playgrounds, transportation or other community
facilities.
7.
Access to primary arterials. Where a subdivision borders
on or contains an existing or proposed primary arterial, the Planning
Commission may require that access to such streets be limited by one
(1) of the following means:
a.
The
subdivision of lots so as to back onto the primary arterial and front
onto a parallel local street; no access shall be provided from the
primary arterial and screening shall be provided in a strip of land
along the rear property line of such lots.
b.
A
series of cul-de-sacs, U-shaped streets or short blocks entered from
and designed generally at right angles to such a parallel street,
with the rear lines of their terminal lots backing onto the primary
arterial.
c.
A
marginal access or service road (separated from the primary arterial
by a planting or grass strip and having access at suitable points).
8.
Road names. The sketch plat as submitted shall not indicate
any names for proposed streets. The Planning Commission shall name
all roads upon recommendation of the Zoning Enforcement Officer at
the time of preliminary approval. The Zoning Enforcement Officer shall
consult the local postmaster prior to rendering its recommendation
to the Planning Commission. Names shall be sufficiently different
in sound and spelling from other road names in the municipality so
as not to cause confusion. A road which is (or is planned as) a continuation
of an existing road shall bear the same name.
9.
Road regulatory signs. The applicant shall deposit with
the City at the time of final subdivision approval the sum of one
hundred fifty dollars ($150.00) for each road sign required by the
City Engineer at all road intersections. The City shall install all
road signs before issuance of certificates of occupancy for any residence
on the streets approved. Street name signs are to be placed at all
intersections within or abutting the subdivision, the type and location
of which to be approved by the City Engineer.
10.
Street lights. Installation of street lights shall be required
in accordance with design and specification standards approved by
the City Engineer.
11.
Reserve strips. The creation of reserve strips shall not
be permitted adjacent to a proposed street in such a manner as to
deny access from adjacent property to the street.
12.
Construction of roads and dead-end roads.
a.
Construction of roads. The arrangement of streets shall
provide for the continuation of principal streets between adjacent
properties when the continuation is necessary for convenient movement
of traffic, effective fire protection, for efficient provision of
utilities and where the continuation is in accordance with the City
traffic plan. If the adjacent property is undeveloped and the street
must temporarily be a dead-end street, the right-of-way shall be extended
to the property line. A temporary T- or L-shaped turnabout shall be
provided on all temporary dead-end streets, with the notation on the
subdivision plat that land outside the normal street right-of-way
shall revert to abuttors whenever the street is continued. The Planning
Commission may limit the length of temporary dead-end streets in accordance
with the design standards of these regulations.
b.
Dead-end roads (permanent). Where a road does not extend
beyond the boundary of the subdivision and its continuation is not
required by the Planning Commission for access to adjoining property,
its terminus shall normally not be nearer to such boundary than fifty
(50) feet. However, the Planning Commission may require the reservation
of an appropriate easement to accommodate drainage facilities, pedestrian
traffic or utilities. A cul-de-sac turnaround shall be provided at
the end of a permanent dead-end street in accordance with City construction
standards and specifications. For greater convenience to traffic and
more effective Police and Fire protection, permanent dead-end streets
shall, in general, be limited in length in accordance with the design
standards of these regulations.
B.
Design Standards.
1.
General. In order to provide for roads of suitable location,
width and improvement to accommodate prospective traffic and afford
satisfactory access to Police, firefighting, snow removal, sanitation
and road-maintenance equipment and to coordinate roads so as to compose
a convenient system and avoid undue hardships to adjoining properties,
the following design standards for roads are hereby required (road
requirements).
2.
Road surfacing improvements. After sewer and water utilities
have been installed by the developer, the developer shall construct
curbs and gutters and shall surface or cause to be surfaced roadways
to the widths prescribed in these regulations. All surfacing shall
be of a character as is suitable for the expected traffic and in harmony
with similar improvements in the surrounding areas. Types of pavement
shall be as determined by the City Engineer. Adequate provision shall
be made for culverts, drains and bridges. All road pavement, shoulders,
drainage improvements and structures, curbs, turnarounds and sidewalks
shall conform to all construction standards and specifications adopted
by the Planning Commission, City Engineer or Board of Alderpersons
and shall be incorporated into the construction plans required to
be submitted by the developer for plat approval.
3.
Excess right-of-way. Right-of-way widths in excess of standards
designated in these regulations shall be required whenever, due to
topography, additional width is necessary to provide adequate earth
slopes. Such slopes shall not be in excess of three to one (3:1).
4.
Intersections.
a.
Streets
shall be laid out so as to intersect as nearly as possible at right
angles. A proposed intersection of two (2) new streets at an angle
of less than seventy-five degrees (75°) shall not be acceptable.
An oblique street should be curved approaching an intersection and
should be approximately at right angles for at least one hundred (100)
feet therefrom. Not more than two (2) streets shall intersect at any
one (1) point unless specifically approved by the Planning Commission.
b.
Proposed
new intersections along one (1) side of an existing street shall,
wherever practicable, coincide with any existing intersections on
the opposite side of such street. Street jogs with centerline offsets
of less than one hundred fifty (150) feet shall not be permitted,
except where the intersected street has separated dual drives without
median breaks at either intersection. Where streets intersect major
streets, their alignment shall be continuous. Intersection of major
sheets shall be at least eight hundred (800) feet apart.
c.
Minimum
curb radius at the intersection of two (2) local streets shall be
at least twenty (20) feet; and minimum curb radius at an intersection
involving a collector street shall be at least twenty-five (25) feet.
Alley intersections and abrupt changes in alignment within a block
shall have the corners cut off in accordance with standard engineering
practice to permit safe vehicular movement.
d.
Intersections
shall be designed with a flat grade wherever practical, In hilly or
rolling areas, at the approach to an intersection, a leveling area
shall be provided having not greater than a two percent (2%) rate
at a distance of sixty (60) feet measured from the nearest right-of-way
line of the intersecting street.
e.
Where
any street intersection will involve earth banks or existing vegetation
inside any lot corner that would create a traffic hazard by limiting
visibility, the developer shall cut such ground and/or vegetation
(including trees) in connection with the grading of the public right-of-way
to the extent deemed necessary to provide an adequate sight distance.
f.
The
cross-slopes on all streets, including intersections, shall be three
percent (3%) or less.
C.
Road Dedications And Reservations.
1.
New perimeter streets. Street systems in new subdivisions
shall be laid out so as to eliminate or avoid new perimeter half-streets.
Where an existing half-street is adjacent to a new subdivision, the
other half of the street shall be improved and dedicated by the subdivider.
The Planning Commission may authorize a new perimeter street where
the subdivider improves and dedicates the entire required street right-of-way
width within its own subdivision boundaries.
2.
Widening and realignment of existing roads. Where a subdivision
borders an existing narrow street or the street does not meet APWA
standards, then the applicant may be required to improve and dedicate
at its expense those areas for widening or realigning of those streets,
frontage roads and streets as described above shall be improved and
dedicated by the applicant at its own expense to the full width as
required by these subdivision regulations. Land reserved for any street
purpose shall not be counted in satisfying yard or area requirements
of the Zoning Ordinance whether the land is to be dedicated to the
municipality in fee simple or an easement is granted to the City.
[Ord. No. 526 §5.4, 5-19-1998]
A.
General Requirements. The Planning Commission shall not
recommend for approval any plat of subdivision that does not make
adequate provision for storm and floodwater runoff channels or basins.
The stormwater drainage system shall be separate and independent of
any sanitary sewer system.
B.
Design Criteria. Stormwater conveyance systems shall be
designed in accordance with American Public Works Association (APWA)
Standard Specifications and Design Criteria Section 5600. Design emphasis
shall be toward "green" natural pervious waterways. When possible,
natural drainage channels should not be altered. Where velocities
dictate, natural rock riprap or other natural enduring materials may
be used. Non-natural drainage channels or enclosed systems may be
approved, provided all other reasonable alternatives have been analyzed
and a summary of such analysis is provided to the City.
C.
Unless
stricter standards shall be required by APWA, the inlet shall be provided
so that surface waters are not carried across or along any intersection,
nor for a distance of more than six hundred (600) feet in the gutter,
when calculations indicate the curb capacities are exceeded at a point,
no further allowance shall be made for flow beyond that point and
basins shall be used to intercept flow at that point. Surface water
drainage problems shall be shown for each and every lot and block.
D.
Construction And Material Specifications. Stormwater conveyance
systems shall use "natural" open channel systems, except at road crossings
where enclosed systems shall be required.
1.
Natural materials. Shall consist of, unless different materials
are approved by the Zoning Official, the following:
a.
Native
grasses, wild flowers, shrubs and trees with suitable root systems
to maintain channel configuration.
b.
Engineering
fabrics and mats designed to promote plant growth and suitable for
channel use.
c.
Other
materials which provide a natural aesthetic value as approved on an
individual case basis.
d.
Natural
limestone rock (use limited as described above).
2.
Other construction and materials. Where approved, channels
and enclosed systems shall be constructed in accordance with American
Public Works Association (APWA) Standard Specifications and Design
Criteria Section 2600.
E.
Nature Of Stormwater Facilities.
1.
Location. The applicant may be required by the Planning
Commission to carry away by pipe or open ditch any spring or surface
water that may exist either previously to or as a result of the subdivision.
Such drainage facilities shall be located in the road right-of-way
where feasible or in perpetual unobstructed easements of appropriate
width and shall be constructed in accordance with the construction
standards and specifications.
2.
Accessibility to public storm sewers.
a.
Where
a public storm sewer is accessible, the applicant shall install storm
sewer facilities or if no outlets are within a reasonable distance,
adequate provision shall be made for the disposal of stormwaters,
subject to the specifications of the City Engineer. Inspection of
the facilities shall be conducted by the City Engineer.
b.
If
a connection to a public storm sewer will be provided eventually,
as determined by the City Engineer and the Planning Commission, the
developer shall make arrangements for future stormwater disposal by
a public utility system at the time the plat receives final approval.
Provision for such connection shall be incorporated by inclusion in
the subdivision improvement agreement required for the subdivision
plat.
3.
Accommodation of upstream drainage areas. A culvert or other
drainage facility shall in each case be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside
or outside the subdivision. The City Engineer shall determine the
necessary size of the facility, based on the provisions of the construction
standards and specifications, assuming conditions of maximum potential
watershed development permitted by the Zoning Ordinance.
4.
Effect on downstream drainage areas. The City Engineer shall
also study the effect of each subdivision on existing downstream drainage
facilities outside the area of the subdivision. Local government drainage
studies, together with such other studies as shall be appropriate,
shall serve as a guide to needed improvements. Where it is anticipated
that the additional runoff incident to the development of the subdivision
will overload an existing downstream drainage facility, the Planning
Commission may withhold approval of the subdivision until provision
has been made for the expansion of the existing downstream drainage
facility. No subdivision shall be approved unless adequate drainage
will be provided to an adequate drainage watercourse or facility.
5.
Areas of poor drainage. Whenever a plat is submitted for
an area that is subject to flooding, the Planning Commission may approve
such subdivision to an elevation sufficient to place the elevation
of streets and lots at a minimum of twelve (12) inches above the elevation
of the 100-year floodplain, as determined by the City Engineer. The
plat of the subdivision shall provide for an overflow zone along the
bank of any stream or watercourse in a width that shall be sufficient
in times of high water to contain or move the water and no fill shall
be placed in the overflow zone nor shall any structure be erected
or placed in the overflow zone. The boundaries of the overflow zone
shall be subject to approval by the City Engineer. The Planning Commission
may deny subdivision approval for areas of extremely poor drainage.
6.
Floodplain areas. The Planning Commission may, when it deems
it necessary for the health, safety or welfare of the present and
future population of the area and necessary to the conservation of
water, drainage and sanitary facilities, prohibit the subdivision
of any portion of the property that lies within the floodplain of
any stream or drainage course. These floodplain areas shall be preserved
from any and all destruction or damage resulting from clearing, grading
or dumping of earth, waste material or stumps, except at the discretion
of the Planning Commission.
F.
Dedication Of Drainage Easements.
1.
General requirements. When a subdivision is traversed by
a watercourse, drainageway, channel or stream, there shall be provided
a stormwater easement or drainage right-of-way conforming substantially
to the lines of such watercourse and of such width and construction
as will be adequate for the purpose. Wherever possible, it is desirable
that the drainage be maintained by an open channel with landscaped
banks and adequate width for maximum potential volume of flow.
2.
Drainage easements.
a.
Where
topography or other conditions are such as to make impractical the
inclusion of drainage facilities within road rights-of-way, perpetual,
unobstructed easements at least fifteen (15) feet in width for drainage
facilities shall be provided across property outside the road lines
and with satisfactory access to the road. Easements shall be indicated
on the plat. Drainage easements shall extend from the road to a natural
watercourse or to other drainage facilities.
b.
When
a proposed drainage system will carry water across private land outside
the subdivision, appropriate drainage rights must be secured and indicated
on the plat.
c.
The
applicant shall dedicate, either in fee or by a drainage or conservation
easement, land on both sides of existing watercourses to a distance
to be determined by the Planning Commission.
d.
Low-lying
lands along watercourses subject to flooding or overflowing during
storm periods, whether or not included in areas for dedication, shall
be preserved and retained in their natural state as drainage ways.
Such land or lands subject to periodic flooding shall not be computed
in determining the number of lots utilized for average density procedures
nor for computing the area requirement of any lot.
[Ord. No. 526 §5.5, 5-19-1998]
A.
General Requirements.
1.
It shall
be the obligation of the developer to install adequate water facilities
to provide water supply service for domestic water use and fire protection.
2.
It shall
be the obligation of the developer to install fire hydrants and all
water mains shall be at least eight (8) inches in diameter. The design
of the water mains and the fire hydrant shall be submitted for consideration
of any Fire Department or fire protection and the Weatherby Lake Fire
Protection District. The Planning Commission is directed to take careful
note of their recommendations before approving and application.
3.
Water
main extension shall be approved by the City's Public Works Department.
4.
Costs. The location of all fire hydrants, all water supply
improvements and the boundary lines of proposed districts, indicating
all improvements proposed to be served, shall be shown on the preliminary
plat and the cost of installing same shall be borne by the developer
and included in the subdivision improvement agreement and security
to be furnished by the developer.
B.
Fire Hydrants. Fire hydrants shall be required for all subdivisions.
Fire hydrants shall be located no more than one thousand (1,000) feet
apart and within five hundred (500) feet of any structure and shall
be approved by the applicable fire protection unit. To eliminate future
street openings, all underground utilities for fire hydrants, together
with the fire hydrants themselves and all other supply improvements,
shall be installed before any final paving of a street shown on the
subdivision plat.
[Ord. No. 526 §5.6, 5-19-1998]
A.
General Requirements. The applicant shall install sanitary
sewer facilities in a manner prescribed by the City construction standards
and specifications.
B.
Residential Sewers. Sanitary sewerage facilities shall connect
with public sanitary sewerage systems. Sewers shall be installed to
serve each lot and to grades and sizes required by approving officials
and agencies. No individual disposal system or treatment plants (private
or group disposal systems) shall be permitted. Sanitary sewerage facilities
shall be subject to the specifications, rules, regulations and guidelines
of the Health Officer, City Engineer and appropriate State agency.
Applicant shall be required to design the wastewater treatment plan
in conformity with the City's present grinder pump system and consistent
with any now existing or adoption in the future of agreements with
the City of Kansas City or anyone else under contract with the City
for wastewater treatment.
C.
Mandatory Connection To Public Sewer System. All lots shall
be required to be accessible to the public sanitary sewer.
D.
Design Criteria For Sanitary Sewers.
1.
General guidelines. These design criteria are not intended
to cover extraordinary situations. Deviations will be allowed and
may be required in those instances when considered justified by the
City Engineer.
2.
Design factors. Sanitary sewer systems shall be designed
for the ultimate tributary population and shall be in accordance with
the maximum and minimum size and maximum and minimum slope requirements
of the City Engineer.
3.
Alignment. All sewers shall be laid with straight alignment
between manholes, unless otherwise directed or approved by the City
Engineer.
4.
Manhole location. Manholes shall be installed at the end
of each line; at all changes in grade, size or alignment; at all intersections;
and at distances not greater than four hundred (400) feet for sewers
fifteen (15) inches and smaller and five hundred (500) feet for sewers
eighteen (18) inches in diameter and larger.
5.
Manholes. The difference in elevation between any incoming
sewer and the manhole invert shall not exceed twelve (12) inches except
where required to match crowns. The use of drop manholes will require
approval by the City Engineer. The minimum inside diameter of the
manholes shall conform to those specified by the City Engineer. Inside
drop manholes will require special considerations; however, in no
case shall the minimum clear distance be less than that indicated
above. When a smaller sewer joins a larger one, the crown of the smaller
sewer shall not be lower than that of the larger one. The minimum
drop through manholes shall be two-tenths (0.2) feet.
6.
Sewerage location. Sanitary sewers shall be located within
street or alley rights-of-way unless topography dictates otherwise.
When located in easements on private property, access shall be to
all manholes. A manhole shall be provided at each street or alley
crossing. End lines shall be extended to provide access from street
or alley right-of-way when possible. Imposed leading shall be considered
in all locations. Not less than six (6) feet of cover shall be provided
over the top of pipe in street and alley rights-of-way or three (3)
feet in all other areas.
7.
Cleanouts and lampholes. Cleanouts and lampholes will not
be permitted.
8.
Water supply interconnections. There shall be no physical
connection between a public or private potable water supply system
and a sewer which will permit the passage of any sewage or polluted
water into the potable supply. Sewers shall be kept removed from water
supply wells or other water supply sources and structures.
9.
Relation of sewer to water mains. A minimum horizontal distance
of ten (10) feet shall be maintained between parallel water and sewer
lines. At points where sewers cross water mains, the sewer shall be
constructed of cast iron pipe or encased in concrete for a distance
of ten (10) feet in each direction from the crossing measured perpendicular
to the water line. This will not be required when the water main is
at least two (2) feet above the sewer.
[Ord. No. 526 §5.7, 5-19-1998]
The Planning Commission may require, in order to facilitate
pedestrian access from the roads to parks, playgrounds or other nearby
roads, perpetual unobstructed easements at least twenty (20) feet
in width. Easements shall be indicated on the plat.
[Ord. No. 526 §5.8, 5-19-1998]
A.
Location. All utility facilities including, but not limited
to, gas, electric power, telephone and CATV cables shall be located
underground throughout the subdivision. Whenever existing utility
facilities are located above ground, except when existing on public
roads and rights-of-way, they shall be removed and placed underground.
All utility facilities existing and proposed throughout the subdivision
shall be shown on the preliminary plat. Underground service connections
to the street property line of each platted lot shall be installed
at the subdivider's expense. At the discretion of the Planning Commission,
the requirement for service connections to each lot may be waived
in the case of adjoining lots to be retained in single ownership and
intended to be developed for the same primary use.
B.
Easements.
1.
Easements
centered on rear lot lines shall be provided for utilities (private
and municipal) and such easements shall be at least twenty-five (25)
feet wide. Proper coordination shall be established between the subdivider
and the applicable utility companies for the establishment of utility
easements established in adjoining properties.
2.
When
topographical or other conditions are such as to make impractical
the inclusion of utilities within the rear lot lines, perpetual unobstructed
easements at least twenty-five (25) feet in width shall be provided
along side lot lines with satisfactory access to the road or rear
lot lines. Easements shall be indicated on the plat.
[Ord. No. 526 §5.9, 5-19-1998]
A.
Parks, Playgrounds And Recreation Areas.
1.
Recreation standards. The Planning Commission shall required
that land be reserved for parks and playgrounds or other recreation
purposes in locations designated on the Master Plan or otherwise where
such reservations would be appropriate. Each reservation shall be
of suitable size, dimension, topography and general character and
shall have adequate road access for the particular purposes envisioned
by the Planning Commission. The area shall be shown and marked on
the plat "Reserved for Park and/or Recreation Purposes". When recreation
areas are required, the Planning Commission shall determine the number
of acres to be reserved from the following table which has been prepared
on the basis of providing three (3) acres of recreation area for every
one hundred (100) dwelling units. The Planning Commission may refer
such proposed reservations to the City Official or department in charge
of parks and recreation for recommendation. The developer shall dedicate
all such recreation areas to the City as a condition of final subdivision
plat approval.
|
Table of Recreation Requirements
| |
|---|---|
|
Single-family Lots Size of Lot
|
Percentage of Total Land in Subdivision to be Reserved
for Recreation Purposes
|
|
80,000 square feet or greater
|
1.5%
|
|
50,000 square feet
|
2.5%
|
|
40,000 square feet
|
3.0%
|
|
35,000 square feet
|
3.5%
|
|
25,000 square feet
|
5.0%
|
|
15,000 square feet
|
8.0%
|
2.
Minimum size of park and playground reservations. In general, land reserved for recreation purposes shall have an area of at least four (4) acres. When the percentages from the Table of Recreation Requirements would create less than four (4) acres, the Commission may require that the recreation area be located at a suitable place on the edge of the subdivision so that additional land may be added at such time as the adjacent land is subdivided. In no case shall an area of less than two (2) acres be reserved for recreation purposes if it will be impractical or impossible to secure additional lands in order to increase its area. Where recreation land in any subdivision is not reserved or the land reserved is less than the percentage in Subsection (1) above, the provisions of Subsection (4) below shall be applicable.
3.
Recreation sites. Land reserved for recreation purposes
shall be of a character and location suitable for use as a playground,
play field or for other recreation purposes and shall be relatively
level and dry; and shall be improved by the developer to the standards
required by the Planning Commission, which improvements shall be included
in the subdivision improvement agreement and security. A recreation
site shall have a total frontage of one (1) or more streets of at
least two hundred (200) feet and no other dimension of the site shall
be less than two hundred (200) feet in depth. The Planning Commission
may refer any subdivision proposed to contain a dedicated park to
the City or department in charge of parks and recreation for a recommendation.
All land to be reserved for dedication to the City for park purposes
shall have prior approval of the Board of Alderpersons and shall be
shown marked on the plat "Reserved for Park and/or Recreation Purposes".
The Planning Commission in considering the application shall consider
the utility and practicality of the land to be reserved as a park.
A Phase I environmental shall be required unless waived by the City
in writing, Acceptance of the park plan shall be done only by ordinance
approved by the Board of Alderpersons and normally the developer will
be required to provide a title policy by a title company doing business
in Platte County insuring the park land to be without liens or encumbrances.
4.
Alternative procedure — money in lieu of land. Where, with respect to a particular subdivision, the reservation of land required pursuant to this Section does not equal the percentage of total land required to be reserved in Subsection (1) above, the Planning Commission shall require, prior to final approval of the subdivision plat, that the applicant deposit with the Board of Alderpersons a cash payment in lieu of land reservation. Such deposits shall be placed in a Neighborhood Park and Recreation Improvement Fund to be established by the Board of Alderpersons. The deposit shall be used by the City for improvement of a neighborhood park, playground or recreation area including the acquisition of property. The deposit must be used for facilities that actually will be available to and benefit the persons in the subdivision for which payment was made and be located in the general neighborhood of subdivision. The Planning Commission shall determine the amount to be deposited, based on the following formula: two hundred dollars ($200.00) multiplied by the number of times that the total area of the subdivision is divisible by the required minimum lot size of the zoning district in which it is located, less a credit for the amount of land actually reserved for recreation purposes, if any, as the land reserved bears in proportion to the land required for reservation in Subsection (1) above, but not including any lands reserved through density zoning.
5.
Other recreation reservations. The provisions of this Section
are minimum standards. None of the paragraphs above shall be construed
as prohibiting a developer from reserving other land for recreation
purposes in addition to the requirements of this Section.
[Ord. No. 526 §5.10, 5-19-1998]
A.
General. Existing features that would add value to residential
development or to the City as a whole, such as trees and, herein defined,
watercourses and falls, beaches, historic spots and similar irreplaceable
assets, shall be preserved in the design of the subdivision. No trees
shall be removed from any subdivision nor any change of grade of the
land effected until approval of the preliminary plat has been granted.
All trees on the plat required to be retained shall be preserved and
all trees where required shall be walled and protected against change
of grade. The preliminary plat shall show the number and location
of existing trees as required by these regulations and shall further
indicate all those marked for retention and the location of all proposed
shade trees required along the street side of each lot as required
by these regulations.
B.
Shade Trees Planted By Developer.
1.
As a
requirement of subdivision approval, the applicant shall plant shade
trees on the property of the subdivision. Such trees are to be planted
within five (5) feet of the right-of-way of the road or roads within
and abutting the subdivision or, at the discretion of the Planning
Commission, within the right-of-way of such roads. One (1) tree shall
be planted for every forty (40) feet of frontage along each road unless
the Planning Commission, upon recommendation of the City Engineer,
shall grant a waiver. The waiver shall be granted only if there are
trees growing along the right-of-way or on the abutting property which,
in the opinion of the Planning Commission, comply with these regulations.
2.
New
trees to be provided pursuant to these regulations shall be approved
by the City Engineer and shall be planted in accordance with the regulations
of the City Engineer. The trees shall have a minimum trunk diameter
(measured twelve (12) inches above ground level) of not less than
two (2) inches. Only Oak, Honey Locust, Hard Maples, Ginkgo or other
long-lived shade trees, acceptable to the City Engineer and to the
Planning Commission, shall be planted.
C.
Shade Tree Easement And Dedication. The preliminary plat
and final plat shall reserve an easement authorizing the City to plant
shade trees within five (5) feet of the required right-of-way of the
City. No street shall be accepted for dedication until the City Engineer
shall inform the Planning Commission and the Board of Alderpersons
that compliance, where necessary, has been made with these regulations.
