1.    In addition to the requirements established herein, all subdivision plats shall comply with all applicable ordinances of the City, and all City policy documents, including all streets, drainage systems and parks shown on the land use plan or other officially adopted plan; any rules of the local health department and/or the state department of health; the rules of the state department of transportation if the subdivision or any lot contained therein abuts a state highway or connecting street; the standards and regulations adopted by the City engineer, and all boards, commissions, agencies, and officials of the City and County.

2.    Whenever County, State or other applicable regulations impose more restrictive standards and requirements than those outlined herein, the more restrictive regulations shall control.

3.    Subdivision plats shall conform to the following general guidelines:

a.    All portions of a tract being subdivided, unless otherwise permitted, shall be designed as lots, streets, planned open spaces, or other uses to avoid creation of vacant landlocked spaces.

b.    Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut and fill.

c.    Whenever possible, developers shall preserve trees, groves, waterways, scenic points, historic sites, and other local assets and landmarks.

d.    Land subject to flooding or other hazards to life, health, or property, and land deemed to be unsuitable from the standpoint of geology, soil conditions, or topography, shall not be platted for residential occupancy or other such purposes as may increase danger to health, life, or property, nor aggravate erosion or flood hazard, unless all such hazards are properly mitigated through the subdivision planning process, as hereinafter provided.

e.    All subdivisions shall have frontage on and direct access to a public right-of-way.

1.    In reviewing subdivision plans, the Planning Commission will consider the adequacy of existing or proposed facilities to serve the additional dwellings proposed by the subdivision.

2.    Where deemed essential by the Planning Commission, upon consideration of the particular type of development proposed and especially in large scale residential developments, the Planning Commission may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development.

3.    Areas provided for or reserved for such community facilities shall be adequate to provide for building sites, landscaping, and off-street parking, as appropriate to the use proposed.

4.    Areas set aside for recreational purposes, such as playgrounds in manufactured home parks, shall be of adequate size and configuration to accommodate the intended use. They should be so located as to serve all the residents, and in large developments, more than one such area may be required to serve the residents in close proximity to their dwellings.

1.    Land which the Planning Commission finds to be unsuitable for subdivision or development, due to flooding, improper drainage, steep slopes, rock formation, adverse earth formations or topography, utility easements, or other features which will reasonably be harmful to the safety, health, and general welfare of inhabitants of the land and surrounding areas shall not be subdivided or developed unless adequate methods are formulated by the developer and approved by the Planning Commission to solve the problems created by the unsuitable land conditions.

2.    No land subject to a flood having a chance occurrence in any one year of one percent, including, but not limited to, areas identified by the Federal Flood Insurance Administrator as having special flood hazards, shall be subdivided for residential use or any other use which would be incompatible with such flooding except as provided below:

a.    Land subject to periodic flooding, or which has inadequate drainage, may be subdivided only if improvements or structures are designed by an engineer so as to assure adequate flood proofing. Proposals for subdivision of land in such areas shall include engineering evidence that the proposed development will:

(1)   Not unduly restrict or block the conveyance of flood water.

(2)   Not result in an increase in height of the flood water of more than one (1) foot.

(3)   Require residential structures to have the lowest floor (including basement) to be at least one (1) foot above such flood level or non-residential structures to be elevated or flood-proofed to at least one (1) foot above such flood level.

(4)   Meet all zoning requirements for identified flood hazard areas.

b.    New or replacement water supply and/or sanitary sewer systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharges from the systems into flood waters. It is also required that on-site sewage disposal systems shall be located so as to avoid their impairment or contamination during flooding.

3.    Proposals for development of land subject to excessive erosion by the forces of wind and/or water shall include necessary preventive measures as a part of the subdivision platting process. Conservation standards endorsed by the County Conservation District shall be incorporated as appropriate.

Applicability: All subdivisions of land subject to these regulations shall conform to the following minimum design standards. Such design criteria shall govern the approval of subdivision plats by the Planning Commission and the Governing Body. All plats shall provide a maximum of lots designed on an internal road network as specified herein. Except in extremely unique circumstances as noted herein, no lots created shall front on or have direct access to any section-line road or similar primary road.

All plats shall be prepared under the direct supervision of a registered engineer and land surveyor of the State of Kansas, and all submittals shall bear the seal of said registered engineer and land surveyor, as appropriate. The plat document shall be prepared by the land surveyor and all supporting documentation required by these regulations, such as drainage plans, street and utility designs, etc., shall be prepared by the engineer.

All subdivisions shall be platted with due consideration toward sound traffic engineering principles, safe and accessible building sites, adequate methods of storm water drainage and provisions for a sanitary water supply and effective sewage disposal system. All subdivision plats shall be consistent with applicable City development plans and policies and shall be coordinated with existing, planned or committed public improvements. All subdivision plats shall comply with all local, state and federal laws and regulations.

STREET STANDARDS

1.    Subdivisions Regulations Compliance: The arrangement, character, extent, and location of all streets shall conform to the Subdivisions Regulations for the City of Frontenac or other plans and standards as adopted.

2.    External Street Considerations: The arrangement, alignment, and width of streets in new subdivisions shall be properly integrated with the existing principal street or road system and where appropriate shall provide for the continuation of existing principal streets in adjoining subdivisions or their projection where adjoining property is not platted. In no case shall the width of streets in new subdivisions be less than the minimum street widths established in this Article.

3.    Internal Street Layout, General: The location, arrangement, character and type of all streets shall be designed in relation to topographical conditions, the extent and impact of storm water runoff, the safe and convenient circulation of traffic within the subdivision, and the uses of the land to be served by such streets. When possible, local streets shall be planned so as to discourage through traffic and to conveniently channel traffic onto collector and arterial streets.

4.    Internal Street Layout, Residential Development: The use of curvilinear streets, cul-de- sacs, u-shaped streets, or cluster developments shall be encouraged in residential areas when appropriate. However, the excessive use of cul-de-sacs shall be discouraged. No streets shall be laid out so as to intersect with themselves, unless topographic conditions warrant.

5.    Internal Street Layout, Non-Residential Development: In commercial or industrial developments, the streets and other accessways shall be planned in connection with the grouping of buildings, location of rail facilities, the provision of alleys, truck loading and maneuvering areas, walks, and parking areas to as to minimize conflict of movement between the various types of traffic, including pedestrian.

6.    Street Intersections: Streets shall be designed to intersect as nearly as possible at right angles, except where topography or other natural conditions justify a variation. However, in no instances shall two streets intersect at an interior angle of less than 75 degrees without written consent of the City Engineer.

7.    Multiple Intersections: Intersections involving the junction of more than two (2) streets shall be avoided whenever possible.

8.    Intersection Curvature: When connecting streets deflect from each other with an interior angle of less than 75 degrees they shall be connected by a curve with a radius adequate to ensure a sight distance of not less than two hundred (200) feet for local and collector streets, and of such greater radii as the City Engineer shall determine for arterial streets.

9.    Curb Radii and Vision Triangle: Street surfacing at intersections shall be rounded by the following minimum radii:

Street Classification          Intersection With                      Minimum Radii

Arterial or Collector          Arterial or Collector                 25 feet

Local                                Arterial                                    25 feet

Local                                Collector or Local                     20 feet

The Planning Commission may set specifications for curb radii, upon advice of the City Engineer, greater than the minimum standards herein.

10.  Offset Streets: Offset streets whose centerlines are separated by less than 150 feet shall be avoided, except where topography or other conditions justify a variation.

11.  Reserve Strips: There shall be no reserve strips controlling access to streets. The subdividing of land shall be such as to provide each lot, by means of either a public street or way or permanent easement, with satisfactory access to an existing public highway or street.

12.  Private Streets: All new streets in subdivision shall be private streets platted, unless said streets are constructed completely in conformance with the Subdivisions Regulations for the City of Frontenac as stated herein, and by all other rules, regulations and resolutions, PRIOR to the issuance of any building permits. Private streets shall remain as such UNTIL said streets are constructed completely in conformance with the Zoning Ordinance and Subdivisions Regulations as stated herein, and by all other rules, regulations and resolutions.

13.  Travel Easements: The Planning Commission may recommend a Travel Easement to be substituted for a public street where it is deemed necessary or advantageous. Such easement shall include covenants, running in favor of the City related to future construction and maintenance, and shall be designed to the proper standards as set out in these regulations, unless otherwise allowed by the Planning Commission. Travel easements are to be for the shared access (driveway) by not more than two (2) lots.

14.  Half Streets: Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations and where the Planning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Whenever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.

15.  Visibility: Clear visibility, measured along the centerline of a street, shall be provided for at least two hundred (200) feet on all streets.

16.  Access to Arterials: All access to arterial streets shall be prohibited except as authorized by the controlling agencies. For all State highways, access shall be prohibited except where written authorization has been provided from the Kansas Department of Transportation prior to the presentation of the proposed plat of all access points. In all other circumstances, the following shall guide:

A.   Where a proposed commercial or industrial subdivision borders on or contains an existing or proposed limited access arterial, the Planning Commission may require a street system design which affords separation of through and local traffic. This may be accomplished through reverse frontage lots with access control provisions along the rear property line, deep lots with rear service areas, or frontage roads.

B.    Where a residential subdivision borders on or contains an existing or proposed arterial street, the Planning Commission may require that access to such streets be limited by any of the following means:

1.    The subdivision of lots so as to back onto the arterial street and front onto a parallel local street. No access shall be provided directly to any lot from the arterial street, and screening shall be provided by the developer in a screening easement along the rear property lines of such lots.

2.    A series of cul-de-sacs, u-shaped streets, or short loops entered from and designed generally at right angles to such a parallel street, with the street lines of their terminal lots backing onto the arterial street. No direct access to the arterial street shall be allowed.

3.    A frontage road, separated from the arterial street by a ten (10) foot wide planting or grass strip, and having access at suitable points.

17.  Railroad Right-of-way: Where a subdivision borders on or contains a railroad right-of-way, the Planning Commission may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the intervening land, such as for park purposes in residential districts or for commercial and industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.

18.  Dead-End Streets and Cul-De-Sacs: Permanent dead-end streets shall be cul-de-sacs. A cul-de-sac within shall be no longer than 1,320 feet in length, measured along the centerline of the cul-de-sac from the centerline of the intersecting street to the radius point, and shall have an adequate turnaround with a minimum 75-foot radius right-of-way at the closed end. Temporary dead-end streets longer than 100 feet intended to be continued for access to adjoining property shall have a temporary turnaround area to provide service equal to the cul-de-sac requirement stated above.

19.  Right-Of-Way and Street Widths: In order to provide for streets of suitable location, width and improvements to accommodate future traffic and affords satisfactory access to emergency and service vehicles, and to coordinate streets to as to develop a convenient system that avoids undue hardships to adjoining properties, the following design standards are hereby required.

 

(1)   For Major streets additional consultation with KDOT may be required.

(2)   Additional drainage and utility easements on one or both sides of the street right-of-way may be required as determined by the governing body or its designee.

(3)   Pavement Type and Curbing as per connecting street classification.

(4)   Asphalt street with open ditching.

20.  Street Widths: In front of areas designated and zoned for a commercial or industrial use, or where a petition for a change in zoning is contemplated for a commercial or industrial use, to permit such use, the street width shall be increased by such amount on each side deemed necessary by the Planning Commission to assure the free flow of through traffic without interference by parked or parking vehicles, and to provide safe parking space for such commercial or industrial districts.

21.  Centered Improvements: The improved portion of streets shall be centered within the right-ofway, except in the cases where the Planning Commission may allow.

22.  Vertical Curves: Vertical curves are required for changes in grade greater than one percent (1%).

23.  Reverse Curves: A tangent shall be provided between all reverse curves of a sufficient length, as related to the radius of the curves, so as to provide for a smooth flow of traffic.

24.  Road Grades: No street grade shall be greater than seven percent (7%) nor less than five-tenths of one percent (0.5%).

25.  Street Names: Streets which are substantially in alignment with existing streets shall, unless otherwise illogical or due to severe directional change, bear the names of the existing streets. The names of such new streets shall be approved by the Planning Commission.

26.  Street Surfacing: All streets and roads shall be constructed according to the standards and specifications of the Zoning Ordinance and Subdivision Regulations for the City of Frontenac based on the density of development proposed as outlined herein. The proposed construction shall be in accordance with the typical road standards as adopted by the City.

ALLEYS

1.    Alleys Required, When: Alleys may be provided when, in the opinion of the Planning Commission, the alley is necessary to assure provision is made for service access, such as off-street loading, unloading, and parking consistent with and adequate for the uses proposed.

2.    Width: The minimum width of an alley shall be twenty (20) feet.

3.    Grade: All alleys shall be graded to slope to the center line.

4.    Dead-End Alleys: Dead-end alleys are prohibited.

BLOCK STANDARDS

1.    Lengths: Blocks shall be delineated by intersecting streets at such intervals as to sufficiently provide for cross traffic and to furnish access to existing streets adjoining the new subdivision. In residential districts, no block shall be longer than 1,320 feet between centerlines of streets, except variations may be allowed in instances where topography or other conditions prohibit compliance.

2.    Design: The configuration of blocks shall be determined with regard given to:

A.   Zoning requirements as to lot sizes and dimensions.

B.    Provision of adequate building sites suitable to the particular needs of the type of use intended.

C.    Topography as it affects storm water drainage and erosion.

D.   Need for convenient circulation, access, safety and control of vehicular and pedestrian traffic.

3.    Walkways: Pedestrian walkways may be required where deemed necessary by the Planning Commission to provide convenient access to schools, parks, playgrounds or other public or private community facilities. Pedestrian crosswalks, not less than (10) feet in width, shall be required where deemed essential by the Planning Commission to provide circulation to access to schools, parks, playgrounds, shopping centers, transportation and other facilities.

4.    Pedestrian Easements: Pedestrian easements not less than ten (10) feet in width may be dedicated to the public through blocks where deemed essential by the Planning Commission to provide pedestrian access to schools or other community facilities. These easements shall be provided with walkways and said walkways shall be constructed in a manner approved by the City Engineer.

LOTS

1.    Frontage Requirements: Every lot shall have frontage on a street at least equal to the requirements of the zoning district in which it is located; except those lots fronting on the end of a cul-de-sac, which shall meet the frontage requirements as measured on a radius at the front yard setback line, and except those lots served by an approved travel easement.

2.    Size: The size, width, depth, shape and orientation of lots and any minimum building setback lines shall be appropriate to provide safe and adequate building sites based upon the location of the subdivision and for the type of development and use intended. At a minimum, lots shall have dimensions and sizes and provide for space requirements no less than as required by the Zoning Ordinance and Subdivisions Regulations for the City of Frontenac.

3.    Side Lot Lines: All side lot lines shall be at right angles to straight street lines and radial to curved street lines where practicable.

4.    Commercial/Industrial Lots: Lots reserved or laid out for commercial and/or industrial purposes shall be of adequate size to provide for the off-street service and parking facilities required by the type of use, zoning district and development contemplated.

5.    Double Frontage: Double frontage lots shall be avoided for single-family residential dwellings except where the lots abut upon a limited access highway or arterial street, or where the topography of the land prevents reasonable subdivision into additional lots. Double frontage lots shall not have vehicular access between such lots and an abutting limited access highway or arterial street.

6.    Major Streets: When possible, lots intended for residential use facing on major streets shall be avoided. It is preferable that the sides or backs of such lots adjoin major streets with the vehicular egress from such lots being oriented to a minor street.

7.    Corner Lots: Corner lots intended for residential use shall have additional width to allow appropriate building setback and orientation to both streets and to provide adequate comer visibility.

8.    Addressing of Lots: House numbers shall be assigned to each lot by the appropriate City official and shall be displayed and legible in accordance with City standards.

EASEMENTS

1.    Utility: Permanent easements shall be provided where necessary for the location and servicing of utility poles, wires, conduits, storm and sanitary sewers, water and gas mains and other public utilities. Utility easements located along rear lot lines shall measure at least 20 feet wide and be centered on such rear lot line. Utility easements located along side lot lines shall measure at least 15 feet wide and shall be centered on such sidelot lines; provided, whenever utility easements are located around the perimeter of the area to be subdivided, they shall be contained wholly within such area. Utility easements located along front lot lines shall measure at least 10 feet wide. No utilities shall be buried within the driving surface of the street.

2.    Drainage: A drainage easement may be required for a proposed subdivision which is traversed by a watercourse, drainage way or drainage channel. Such easement shall conform substantially to the lines of such watercourse and shall be of such width as may be necessary to provide adequate surface or underground storm water drainage and access for maintenance.

3.    Travel Easements: Travel easements may be allowed in accordance with the provisions of this Article.

4.    Pedestrian Easements: Pedestrian easements may be required in accordance with the provisions of this Article.

5.    Aviation Easements and Other Restrictions: Land located within the vicinity of established flight paths and noise impact areas of public-owned or controlled airports, as determined by the Planning Commission, shall be required to grant a permanent aviation easement to the public. All aviation easements shall allow aircraft to operate within the "navigable airspace" as defined by the Federal Aviation Act of 1958, as amended. Consistent with FAA Regulations, the Planning Commission may disapprove a plat, or portion thereof, which could create a hazardous situation for air traffic and the general public resulting from development and construction of a project.

DRAINAGE

1.    Drainage Plans: The developer shall include a drainage plan, and shall design storm water facilities. Drainage plans shall include, but are not limited to:

A.   A complete drainage-area map showing the natural drainage area boundaries, direction of surface flow, any large impervious areas, existing and proposed streets, man-made or natural obstructions to be avoided for storm drainage locations, runoff calculations for existing and for developed conditions, and proposed inlet locations.

B.    A grading design so that drainage from each lot should flow directly to a channel or detention area without crossing more than four (4) adjacent lots or four hundred (400) feet, whichever is less.

2.    Detention Facilities: The developer shall install detention facilities when determined necessary by the City Engineer in accordance with the Storm Drainage Master Plan for the City.

3.    Storm Sewers: The dedicated street right-of-way and dedicated drainage easements may be utilized for storm sewer facilities.

WATER AND SEWER FACILITIES

1.    Water and Sewer:

A.   All subdivisions shall provide water service and on-site wastewater treatment service in accordance with the Zoning Ordinance and Subdivisions Regulations for the City of Frontenac and other applicable rules and regulations in effect.

B.    All subdivisions located in an area service by an established sewer district or sanitary sewer services by any approved public sanitary sewer service provider shall be connected to such sanitary sewer service.

2.    Fire Hydrants: The Planning Commission may require the location of hydrants closer than four hundred (400) feet based on the recommendation of the Fire Chief.

3.    Location: Water and sanitary sewer systems may be located within the dedicated non- pavement street right-of-way.

LARGE LOT SUBDIVISION: When a proposed subdivision is located within three miles of an incorporated city and involves lots of one (1) acre or more in area, consideration shall be given to the design and layout of the subdivision to any re-subdividing that might take place in the future, with proper provision being made for such street extensions and utility improvements as may be necessary.

PUBLIC SITES AND SUBDIVISIONS: Where deemed necessary by the Planning Commission, upon consideration of the particular type of development proposed in the subdivision, the Planning Commission may require the dedication or reservation of such other areas or sites of a character, extent, and location suitable to the needs created by such development for schools, parks, and other public or open spaces. The requirement of the dedication of such public sites and open spaces by the Planning Commission shall not constitute an acceptance of the dedication by the City.

BENCH MARKS, CORNER MONUMENTS, AND OTHER MARKERS:

1.    Bench Marks:

A.   All elevations shown on plats shall be based on USGS.

B.    The permanent bench mark location and description that is used to extend datum to the project shall be noted on the Preliminary Plat and Final Plat.

2.    Monuments: Monuments shall be installed in the subdivision in accordance with the minimum standards established by the Board of Technical Professions as authorized by Kansas statutes

3.    U.S. Government Corners: Whenever a survey originates from a United States public land survey comer or any related accessory, the land surveyor shall file a copy of the completed survey and references to the corner or accessory with the Department of Archives, Kansas State Historical Society and with the City Surveyor. Such survey shall be filed within thirty (30) days of the date the references are made.

A.   Any altered, removed, damaged or destroyed corner shall be restored.

B.    Whenever such a corner or any related accessory is restored, re-established or replaced due to construction activities, a restoration report shall be filed with the Department of Archives, Kansas State Historical Society as specified in K.S.A. 21-3724, as amended.

4.    Existing Markers: At any time during construction of the subdivision, if a stone marker should be found, the developer shall establish and report appropriate reference ties to the stone to facilitate the location of the stone in the future.

COMMUNITY ASSETS: In all subdivisions, due regard shall be given to the preservation of any historical sites, drainage courses, areas of particular aesthetic value, or large and/or valuable trees.

1.    The length, width, and shape of blocks shall be determined with due regard to the following:

a.    Provision of adequate sites for type of buildings proposed.

b.    Zoning requirements as to lot size, dimension, and minimum lot area per dwelling unit.

c.    The limitations and opportunities of the topography.

d.    Requirements for safe and convenient vehicular and pedestrian circulation and access.

e.    The limitations and characteristics of the soil and slope relative to the requirements for the installation of utilities, including any unusual requirements for septic lateral fields, package processing plants, or sewerage holding lagoons.

2.    Blocks should not exceed one thousand three hundred twenty (1,320) feet in length unless topographic conditions justify a variation. In general, blocks shall not be less than three hundred (300) feet unless necessary because of existing street patterns.

3.    All blocks shall be  so designed so as to provide two tiers of lots, unless a different arrangement is required in order to comply with or be permitted by other sections of these regulations.

4.    Blocks may be irregular in shape, provided they are harmonious with the overall pattern of blocks in the proposed subdivision.

5.    In extra long blocks, a public pedestrian way may be required to provide access to public or private facilities such as schools or parks.

1.    Lot size, width, depth, shape and orientation, and minimum building setback lines shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

2.    Lot dimensions shall conform to the minimum standards of any applicable zoning regulations or sanitary code based on availability of a public water supply and/or a public sewer system, unless higher standards are required in accordance with these regulations.

3.    Minimum lot width shall be measured at the building setback line; however, in no case shall the lot width be less than fifty (50) feet at the front property line. In addition, corner lots should have a width fifteen (15) feet greater than the minimum width.

4.    Minimum lot depth shall be 100 feet. (Said measurement shall be made through the center of the lot and shall be perpendicular to the property line or radial to the property line on curved streets).

5.    As a general guideline, the maximum depth of lots shall not exceed two-and one-half (2- 1/2) times the width thereof.

6.    There shall be no double frontage lots except where the lots abut upon a limited access highway or arterial street or where the topography of the land prevents reasonable subdivision otherwise.

7.    Corner lots shall have extra width where necessary to permit appropriate building setback from and orientation to both streets.

8.    Side lines of lots shall be at right angles or radial to the street line, or substantially so.

9.    Residential lots shall front on a residential street, existing or proposed, and this requirement shall not be satisfied by providing an access easement to the street.

1.    In the interest of public safety and for the preservation of the traffic-carrying capacity of the street system, the Planning Commission and Governing Body shall have the right to restrict and regulate points of access to all property from the public street system.

2.    The design of the subdivision shall provide for efficient traffic flow, proper mixing of land uses, and a logical link between surrounding, existing development, and the proposed layout. The Comprehensive Plan should be used as a guide in determining if the design of the proposed subdivision is proper. The Planning Commission shall have the authority to deny a plat or request redesign, if, in its opinion, the layout is not suitable for the site, or if the development of the subdivision would be premature.

3.    The subdivider may be required to have an engineer’s study prepared to determine the amount of increased storm water runoff that will be created by the proposed development and a plan of how this runoff will be accommodated. The City may require design modification of the proposed storm water system to reduce increased runoff.

4.    Where appropriate, conservation of energy through the use of both passive and active solar systems is encouraged. To accommodate solar design, streets in residential subdivisions should, where possible, have an east-west alignment. Lots intended for detached dwellings should be of sufficient width to allow the structure to be built with its longest axis running east-west.

5.    Any subdivider may grant or establish a solar skyspace easement to protect solar energy systems from being shaded. The easements shall be created in writing and shall be recorded separately or be written on the face of the plat. Any such easements shall be written to run with the land.