Appendix D · Subdivision Regulations

Chapter 1.16 - IMPROVEMENTS AND STANDARDS OF DESIGN

48 sections

1.16.01 STREETS.

Streets shall be designed and laid out in accordance with the standards in this section. Every consideration shall be taken to preserve the natural environment.

1.16.02 RELATION TO ADJOINING STREETS.

Centerline of proposed streets shall extend from centerlines of existing streets as platted. At reasonable intervals, streets shall be continued to the boundaries of the proposed development for future extension.

1.16.03 STREET ARRANGEMENT.

(a)Off-center street centerlines sha1l not be approved less than two hundred feet (200') apart;

(b)Streets with reverse curves must have a tangent of twenty-five feet (25') between curves;

(c)Proposed streets shall conform to existing topography where possible.

1.16.04 DEAD-END STREETS.

Dead-end streets shall not be allowed. When streets are platted to connect to future development, a temporary cul-de-sac shall be constructed.

1.16.05 CUL-DE-SACS.

Cul-de-sacs may be permitted where the form or contour of the land makes it impractical to plat with connecting streets. Such cul-de-sacs shall provide proper access to all lots and the distance, from the center of the cul-de-sac to the center of the nearest cross street intersection, shall not exceed six hundred feet (600'). The cul-de-sac shall be provided with a right-of-way radius of not less than sixty feet (60') and a paved radius of not less than forty-five feet (45').

1.16.06 BLOCK LENGTH.

Intersecting streets determining block lengths shall be provided at such intervals as to serve cross traffic adequately and to meet existing and future streets. Where no existing plats control, the blocks shall not exceed one thousand feet (1000') in length.

1.16.07 STREET DESIGN REGULATIONS.

​EXPRESSWAYARTERIALCOLLECTORLOCAL

Sag Vertical Curves Factor (K)75 or over55 or over35 or over------

Maximum Degree of Curvature7.5º12º21º------

Maximum Grade4%4%8%8%

Minimum Grade1.0%1.0%1.0%1.0%

Curb Radii30'-50'30'-50'20' min.15' min.

Number of Traffic Lanes4-84-62-42

Width of Traffic Lanes12'12'12'10' -12'

Number of Parking LanesNoneNone1-21-2

Width of Parking Lanes------10'8' -10'8' -10'

Sidewalks (min.)10'8'5'5'

Both Sides Both Sides Both Sides One Side

Width of Median16'16'-----------

Minimum Right-of-way100'100'80'60'

Design Speed MPH554030-3525-30

Stopping Sight Distance350275240200

1.16.08 STREET CONSTRUCTION.

All streets shall be constructed of Portland cement or asphalt with concrete curb and gutter. All construction shall conform to specifications of the City of Wellsville, with approval of the Governing Body and or the City Engineer. The contractor will be responsible for testing of subgrade by a firm approved by the Governing Body. No construction shall take place prior to approval of plans by the Governing Body and or the City Engineer.

1.16.09 CURBS AND GUTTERS.

Concrete curbs and gutters shall be included with all streets constructed. They shall be steel reinforced and constructed in accordance with the standard illustrated in the appendix.

1.16.10 SIDEWALKS

Sidewalks shall be constructed on both sides of collector streets. Sidewalks shall not be less than five feet (5') wide, of Portland cement concrete and comply with the specifications of the City of Wellsville. Sidewalks shall be located at least one foot (1') from the property line within the platted street right-of-way. Where pedestrian easements may be required by the Planning Commission or Governing Body, sidewalks shall be required. Proposed sidewalks shall be in line with existing sidewalks.

1.16.11 NOT USED

1.16.12 APPROVAL OF GRADES.

Submittal information required for review of the Preliminary Plat shall include preliminary street profiles. Final calculated street profiles will be required in submittal of complete construction plans required during review of the Final Plat.

1.16.13 COMPACTION REQUIREMENTS OF CUT AND FILL AREAS.

All fill areas within the street right-of-way shall be compacted to 95% of maximum density as determined by standard proctor tests. Layers shall be placed in depths not to exceed ten inches (10”) loose material. All embankment materials and compaction methods shall be subject to approval of the City Engineer. In cut areas, the top of the subgrade under areas to be paved shall be scarified and compacted to a minimum depth of six (6”) inches to not less than 95% of maximum density at optimum moisture. Maximum density shall be determined in accordance with requirements of the Standard Compaction Test, ASTM Designation D-698.

1.16.14 APPROVAL OF SUBGRADE.

The City Engineer, or his authorized representative, shall approve the subgrade before any base course or surface is placed thereon. The subgrade shall be so constructed that it will be uniform in density throughout. The entire width and length shall conform to line, grade, and typical cross section shown on the plans or as established by the City Engineer. If any settling or washing occurs, or where hauling results in ruts or other objectionable irregularities, the contractor shall reshape and re-roll the subgrade before the base or surfacing is placed. Tolerance allowed on all line, grades, and cross sections shall be plus or minus 0.04 feet.

1.16.15 SEWER AND WATER WORK PRIOR TO BASE CONSTRUCTION.

No base course work may proceed on any street until all trenching for storm and sanitary sewers and for water lines within an area extending five feet (5') behind curbs has been properly backfilled with compacted AB-3, low-strength flowable fill, or with earth mechanically tamped in ten (10”) inch lifts and allowed to set for a length of time satisfactory to the City Engineer. The developer shall schedule installation of gas or buried electric utility lines so that trenches for such lines can be properly backfilled prior to street base course construction.

1.16.16 STREET DRAINAGE.

Surface drainage shall be collected by an enclosed storm drainage system within the street right-of-way or easements. Where drainage must be diverted on residential lots, easements shall be required. Easements shall be located, as near as possible, to lot lines. Any installation of pipes, flumes, headwalls, ditch checks, etc., within the easement shall be approved by the City Engineer.

1.16.17 STORM SEWER REQUIREMENTS.

All storm sewer pipes shall be a minimum of fifteen inch (15”) diameter. Open channels shall be designed using a 100-year return period and shall only be permitted as discussed in Section 5600 of APWA design criteria. Enclosed structures shall be designed using a 10-year return period. Storm sewer pipes shall be designed and constructed to provide a minimum velocity of three feet per second (3 fps) when flowing full. Storm sewer pipes shall have a minimum of eighteen inches (18”) cover. Inlets shall be designed considering street grade, crown of street, capacity of inlet, and type of grating. Culverts under roadways shall extend to right-of-way lines. Exceptions to these criteria may be accepted with consent of the City Engineer.

1.16.18 STORM DRAINAGE.

Storm sewers, culverts, street inlets, area inlets, rip rap slopes, ditch checks, stabilized ditches and other improvements shall be constructed to convey the appropriate design flows storm water adequately. These improvements shall be installed by the contractor and accepted by the city prior to building permit issuance. All improvements shall conform to specifications of the City of Wellsville, with approval of the City Engineer. Storm sewer construction plans shall include all assumptions and calculations used in the design of the system.

1.16.19 DRAINAGE; DESIGN CRITERIA.

(a)GENERAL.

(1)In the planning and design of storm water management systems in the City of Wellsville, the design criteria set forth in the latest edition of the publication titled Design Criteria for Storm Sewers and Appurtenances, prepared by the Kansas City Metropolitan Chapter of the American Public Works Association, Sections 2600 and 5600 shall be used, except that the City Engineer may modify this section as necessary to address the particular needs of the City of Wellsville. The portions of this document which are hereby referenced are made a part of this ordinance as though expressly rewritten and incorporated herein

(2)The intent of the storm water runoff management plan, as required by this ordinance, shall be to apply storm water drainage policies and practices on a total watershed area basis so as to prevent or alleviate, to the greatest extent possible, downstream flooding problems and resulting property damage and/or deterioration. It is the policy of the City to encourage the developer to locate and design streets, blocks, lots, parks and open space in such a manner as to reduce the velocity of overland flow; allow the maximum opportunity for infiltration of stormwater into the ground; and to preserve existing streams, channels, detention basins and floodplain areas as open space.

(3)Where the stormwater plan, as approved by the City Engineer, indicates that the proposed development will aggravate downstream drainage or flooding problems, provisions shall be included in the design of storm drainage improvements for the temporary controlled detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. If storm water detention is required, the criteria and policies in Section 5600 of APWA and as set forth in the following paragraphs shall be applied in the design and development of the final storm water plan for the proposed project.

(b)Method of Determining Runoff for Pipe Design

(1)The Rational method shall be used in calculating runoff for all developments less than 200 acres in size. For developments exceeding 200 acres in area, the applicant shall submit a proposed method of evaluation for the calculation of runoff to the City Engineer for approval. Such proposal and all drainage calculations required hereunder shall be prepared by a professional engineer registered in the State of Kansas.

(2)When the proposed development abuts, includes or encompasses a portion of a flood plain, as defined herein, the professional engineer, preparing the stormwater plan, shall review and in all ways comply with requirements of other City Ordinances regarding construction of buildings and other development in the flood plain areas of the City. He shall also consult the Flood Insurance Study as previously prepared for the City by the Federal Insurance Administration.

(c)Storm Water Detention.

(1)General: Unless otherwise authorized in writing by the City Engineer, storm water detention facilities, when required by the approved storm water plan, shall be designed to comply fully with the following requirements. Such facilities shall be designed to discharge run-off at a rate of 1.8 cfs/acre or at a rate equal to, or less than, the undeveloped site, as required by the City Engineer. Calculations of existing and proposed discharge shall be provided for 2-, 10-, and 100-year return storms.

(2)Storage Volume: The volume of storage provided in detention basins shall be sufficient to control limit site discharge as required in (c.1) above.

(3)Freeboard: Detention storage areas shall include adequate capacity to contain maximum volume of runoff with at least 2.0 feet of freeboard or as otherwise required by State or Federal regulations.

(4)Outlet Control Works:

A The outlet works shall not include any mechanical components or devices.

B Size and hydraulic characteristics shall be such that all water and detention storage is released to the downstream storm drainage system within 24 hours following the end of the design rainfall.

C The minimum pipe size for use as an outlet or low flow control orifice pipe shall be eighteen inch (18”) diameter, except that restrictor plates may be necessary to adequately control discharge rates.

(5)Spillway: Emergency overflows and/or spillways shall be provided to permit safe passage of runoff for a storm with a return frequency greater than 100 years.

(6)Design Data Submittal for Detention: In addition to complete plans, the following design data shall be submitted for the City Engineer's approval for all projects including detention facilities:

A Depth-Capacity Curve for the proposed detention facility showing accumulated volume of storage with varying depth of water in the proposed facility.

B Discharge characteristics curve for the outlet works of the detention facility.

C Combined stage-storage-outflow curve showing inflow, depth, discharge of runoff, and storage volume for the duration of the design storm. Curves shall be extended to include the time required for complete discharge of all runoff stored within the detention facility.

(7)Wet Bottom Basins: For basins designed with permanent pools.

A Minimum Depths: The minimum normal depth of water before the introduction of excess stormwater shall be four (4’) feet.

B Depth for Fish: If fish are to be used to help keep the basin clean, at least one-quarter of the area of the permanent pool must have a minimum of ten (10’) feet.

C Facilities for Emptying: For emergency purposes, cleaning or shoreline maintenance, facilities shall be provided to permit emptying and drainage.

D Pollution Abatement: Aeration facilities may be required, dependent on the quality of the influent and detention time.

(8)Dry Bottom Basins: For dry bottom basins:

A Interior Drainage: Provisions must be incorporated to facilitate interior drainage, to include the provision of natural grades to outlet structures, longitudinal and transverse grades to perimeter drainage facilities, or the installation of subsurface drains.

B Minimum Bottom Slope: The minimum bottom slope shall be 2%.

C Multipurpose Features: These shall be designed to serve secondary purposes for recreation, open space or other types of use which will not be adversely affected by occasional or intermittent flooding.

(9)Rooftop Storage: Detention storage may be met in total or in part by detention or flat roofs. Details of such designs to be included in the building permit applications shall include the depth and volume of storage, details of outlet devices and down-drains, elevations of overflow scuppers, design loadings for the roof structure and emergency overflow provisions. Direct connection of roof drains to sanitary sewers or surface discharge to streets is prohibited.

(10)Parking Lot Storage: Paved parking lots may be designed to provide temporary detention storage of storm water on all or a portion of their surfaces. Outlets will be designed so as to slowly release the stored water, and depths of storage must be limited to seven (7”) inches.

(11)Underground Detention Storage: All or a portion of the detention storage may also be provided in underground detention facilities, to include pipes, tanks, or reservoirs, if approved by the City Engineer.

1.16.20 DRAINAGE: LAND REQUIREMENTS.

Permanent easements shall be dedicated to the City of Wellsville over all lands, structures and facilities to be used for the detention and conveyance of storm drainage. Easements shall include all necessary provisions and land necessary for the City's right of entry for purposes of inspection of such facilities. All such easements and pertinent documents shall be subject to the approval of the Governing Body.

1.16.21 DRAINAGE: MAINTENANCE approved.

(a)Lot Lines: Whenever the stormwater plan calls for the passage and/or storage of floodwaters, surface runoff or excess stormwater along lot lines, the grading of all such lots shall be prescribed on said plan and established for the passage and/or storage of stormwater. No structure, transformer enclosure, power pole fence or other facility shall be erected which will obstruct the flow of stormwater and no shrubbery or trees shall be planted, or changes made to the prescribed grades and contours of the specified floodwater or stormwater runoff channels which will obstruct or impede stormwater flow in such channels. Utility easements shall be located and platted so the utility systems, when installed, will not conflict with storm drainage easements.

(b)Acceptance:

(1)Prior to the issuance of an occupancy permit on any lot, the City Building Inspector shall make a final inspection of the grading of said lot to ascertain compliance by the developer and/or builder with lot grading requirements as shown on the approved stormwater plan.

(2)Upon satisfactory completion of storm water drainage systems, including storm water channels, detention facilities, outlet works, and related appurtenances, the City Engineer shall make a final inspection of such facilities and shall recommend to the Governing Body that such facilities be accepted subject to provisions of maintenance bonds issued in accordance with standard city policies.

(3)Perpetual maintenance of enclosed drainage facilities and systems, designed and constructed in accordance with provisions of the Ordinance, shall hereafter be considered as a responsibility of the City of Wellsville. The homeowner whose property includes all or a portion of an open drainage swale, channel or detention basin shall be held responsible for the mowing of grass and removal of debris or obstructions to the flow of water in or through such facilities. The City of Wellsville shall be responsible for other maintenance work including, but not necessarily limited to, the repair and cleaning of storm drainage conduits, outlet structures, curb inlets, junction boxes and other major drainage facilities, all as determined by policies as may be adopted by the Governing Body.

1.16.22 DRAINAGE: PERMITS.

Building permits for projects including storm water detention facilities may be granted by the City only after all easements have been dedicated, accepted, and recorded and all required maintenance agreements, contracts and bonds have been executed.

1.16.23 SANITARY SEWER DESIGN CRITERIA.

(a)Sanitary sewers shall be a minimum of eight inches (8”) in diameter and a maximum not to exceed existing or proposed outlet, unless otherwise directed by the City Engineer. The sewer lines shall give mean velocities when flowing full of not less than 2.7 feet per second. The following flows shall be the minimum slope for the sizes indicated:

Sewer Minimum Slope In

Size Feet Per 100 Feet

8” 0.60

10” 0.44

12” 0.36

15” 0.28

18” 0.24

21” 0.20

24” 0.16

(b)Sanitary sewers shall be designed to provide adequate capacity flowing one half full.

(c)All sewers shall be of straight alignment between manholes unless otherwise approved by the City Engineer.

(d)Installation of manholes shall be at the end of each sewer, at all changes in grade, size, or alignment, at all intersections and at distances not to exceed 400 feet for sewers fifteen inch (15”) and smaller or 500 feet for sewers eighteen inch (18”) and larger.

(e)The distance between any incoming sewer and the manhole invert shall not exceed twelve inches (12”) except to match crowns. All drop manholes shall be approved by the City Engineer. Outside drop manholes shall not be allowed except with approval of City Superintendent.

(f)When sewers of different size join, the crown of the smaller line shall not be lower than the crown of the larger line. The minimum drop through manholes shall be 0.2 feet for angles of less than 30 and 0.4 feet for angles of up to 90. Angles exceeding 90 shall not be allowed.

(g)Sanitary sewers shall be located within street or alley right-of-way unless topography dictates otherwise. All sewers shall be easily accessible from any direction. A minimum of six feet (6') of cover shall be provided over top of pipe in street or alley right-of-way, and a minimum of three and one half feet (3’-6”) in all other areas. A minimum horizontal distance of ten feet (10') shall be maintained between all parallel sewer and water lines. Where sewers cross water mains, the sewer shall be constructed of ductile iron pipe for a minimum of ten feet (10') in each direction of crossing or otherwise constructed to comply with KDHE's separation requirements. If the water crosses a minimum of two feet (2') (clear distance) above sanitary sewer, this precaution is not necessary. Complete calculations shall accompany all sanitary sewer plans.

1.16.24 WATER SUPPLY SYSTEM

Where a public water supply system is reasonably accessible in the judgment of the Governing Body, the subdivision shall have a complete loop-type water distribution system, adequate to serve the area being platted, including a connection for each lot and fire hydrants.

1.16.25 WATER MAIN DESIGN CRITERIA.

(a)Right-of-way requirements: Water mains may be laid within permanent, road right-of-way where grads are established by curbs or other permanent construction. Water mains shall generally be located behind curbs within five feet (5') of right-of-way line, depending upon location of sidewalk, storm drains, sanitary sewers, etc. In some cases, easements may be required.

(b)The size, routing, valves and points of connection of the water main (or mains) and the material specifications shall be reviewed by the City Engineer and approved by the Governing Body to assure service for future development.

(c)Interconnecting water main loops, and main water line arteries within subdivisions and developments shall not be less than eight inch (8”), minimum pipe diameter. Other water main extensions (cul-de-sacs and dead ends) may be constructed of six inch (6”) minimum size. Water mains larger than eight inch (8”) may be required to serve large developments, industrial, commercial or other developments, as determined by the City Engineer.

(d)In special cases, the City Engineer may consider mains smaller than six inch (6”), such as for short cul-de-sacs or similar arrangements less than 200 feet long that cannot be looped in a practical manner.

(e)All cost is to be borne by the developer, regardless of facilities and main size.

(f)The water main (or mains) to be installed shall provide for looping of mains, excluding exceptions allowed by City Engineer. All dead-end mains shall extend to the far side of the property, unless a lesser distance is determined to be adequate by the City Engineer, and shall have a hydrant or other acceptable blow-off assembly installed at the end.

(g)Fire hydrants will be required on all water main extensions. Fire hydrant spacing in residential areas is not to exceed 400 feet, and in commercial and industrial areas is not to exceed 300 feet.

(h)Applicants financing water main extensions outside the development in order to serve the development will not be required to install more than one fire hydrant outside of the development service area. The installations of tees and valves may be required for future fire hydrants outside the development service area.

(i)When crossing a sewer line, the water line should maintain a distance of two feet (2') minimum clearance above said sewer line. At no time shall a water line pass through a sanitary sewer manhole. When a water main, within ten feet (10’) of a sanitary sewer line, is at a lower elevation than that necessary to provide two feet of clear vertical distance above the sanitary sewer, the water main shall be installed in an encasement pipe for a horizontal distance of ten feet (10') in each direction from the sanitary sewer. This is a minimum requirement and shall be applied equally to all water and sewer lines including service lines.

1.16.26 LOTS; EASEMENTS.

Except where alleys of not less than twenty (20’) feet are provided for the purpose, the Planning Commission may require easements on any lot line where necessary or advisable for poles, wires, conduits, storm and sanitary sewers, gas, water or other utilities. Easements may also be required along the line of, or across lots, where necessary for the extension of utilities.

1.16.27 EASEMENTS.

All underground public utility installations, including lines for street lighting systems, which traverse privately owned property, shall be protected by easements granted by the developer to the City of Wellsville. To the degree possible, such easements shall be so located as to not interfere with the use of any lot or other part of the subdivision. The size of such easements shall be in accordance with the standards and specifications of the City of Wellsville and shall be indicated on the Preliminary Plat submitted for approval. Stormwater easements and right-of-way will be required by the City of Wellsville where necessary for proper drainage and maintenance thereof within or through a subdivision. Where a cut or fill for a street extends beyond the limits of the right-of-way, the developer shall provide a slope easement as determined by the City Engineer to be of sufficient area and limits to permit the construction and maintenance of the slope. Whenever a stream or surface drainage course is located in an area proposed for a subdivision, the developer shall provide an easement determined by the City Engineer to be adequate in area to contain facilities to control flooding or erosion along said stream or surface drainage course.

1.16.28 PEDESTRIAN WALKWAYS.

In blocks where substantial pedestrian traffic may occur, such as adjacent to schools, the Governing Body may require pedestrian walkways through blocks. Such walkways shall be six feet (6') in width, shall be adequately fenced and contain a concrete walk the entire length. Such walkways shall be dedicated to the public in the same manner as streets.

1.16.29 DESIGN FOR HANDICAPPED PERSONS.

Access ramps for handicapped persons shall be installed whenever new curbing and/or sidewalks are constructed or reconstructed in the City of Wellsville. Such ramps shall conform to standards adopted by the City Engineer and each specific ramp location shall be subject to review and approval by the City Engineer. A minimum of two ramps shall be installed on each side of the street per lineal block, thereby providing reasonable access to crosswalks for handicapped persons. These standards shall apply to any city street or connecting street for which curbs and sidewalks are required by this ordinance or on which curb and sidewalk have been prescribed by the Governing Body.

1.16.30 LARGE ALLOTMENTS.

In case a tract is subdivided into larger parcels than normal building lots, such parcels shall be arranged to permit the opening of future streets and logical re-subdivision.

1.16.31 LOT ARRANGEMENT.

(a)All plats which have not received approval in the preliminary state shall be subject to the following regulations regarding residential lot pattern;

(b)Lots facing on collector streets shall not be allowed in new developments except by specific permission of the Governing Body. The street pattern shall be so designed that the side lines of lots abut collector street rights-of-way. Residential lots shall not face on arterial, primary or secondary thoroughfares. Double frontage lots shall only be considered if the requested lots are subject to, and provided with, double the normal rear yard setback required.

1.16.32 TYPES OF SUBDIVISIONS.

Two types of subdivisions for single-family residential development may be permitted:

STANDARD SUBDIVISIONS. This type subdivision consists of lots of at least one hundred fifteen feet (115') in depth and the minimum width of seventy-five feet (75') measured at any point throughout the length of the lot. In the case of nonrectangular lots, this width shall be measured at the front building line. Corner lots shall have a minimum front width of eighty feet (80'). Roadways shall be paved to a width and thickness as prescribed by the specifications approved by the City Engineer but in no case shall be of less width than twenty-eight feet (28') back of curb to back of curb for cul-de-sacs and thirty feet (30') b-b for local streets. All roadways shall be curbed. Sidewalks shall be installed on one side of all local residential streets and on both sides of all collector and primary arterial streets.

(b)LARGE LOT SUBDIVISIONS. This type subdivision is intended for lower density, single-family occupancy. Lots must be at least twenty-five thousand square feet (25,000 sq. ft.) in area. The minimum width of a lot shall be one hundred twenty-five feet (125') and the minimum depth shall be two hundred feet (200'). All streets shall be paved to a width and thickness as prescribed by the specifications approved by the City Engineer, but in no case shall local residential streets be of less width than thirty feet (30') back of curb to back of curb, and no cul-de-sac shall be of less width than twenty-eight feet (28') b-b. Primary arterial and collector streets in a large-lot subdivision shall be improved to the same standard as is required in a standard subdivision. Deed restrictions prohibiting the further re-subdivision of a lot or lots to less than the area or dimensions prescribed herein shall be filed with the final plat. The final plat shall also contain setback lines requiring all buildings and structures to be constructed not less than sixty feet (60') from the front-lot line, or thirty feet (30') from a side-lot line.

1.16.33 MINIMUM DWELLING SIZES.

(a)The minimum finished floor area for dwellings in Standard Subdivisions shall be 1150 square feet. The minimum finished floor area shall not include open or screened porches, garages, utility rooms or finished basement areas

(b)The minimum finished floor area for dwellings in Large Lot Subdivisions shall be 2000 square feet. The minimum finished floor area shall not include open or screened porches, garages, utility rooms or finished basement areas.

(c)The governing Body may allow the issuance of building permits for dwellings that do not meet the minimum required finished floor area but are of similar size and quality to the homes in the subdivision.

1.16.34 PLANNED ZONING DISTRICTS.

When development within a subdivision is to proceed under a planned district, the normal pattern of lots and blocks need not be included on the plat, but any parcels and tracts set aside for such planned development must be of a shape and topographic contour to allow flexibility of design of the planned development. A copy of the plan showing building layout should accompany the preliminary plat for review.

1.16.35 SUBDIVISION ENTRANCES AND OTHER DECORATIVE STRUCTURES.

Where one or more entrance or street structures or ornaments, such as monuments, pillars, fences, walls, statues or other decorative features are to be installed in a permanent fashion, the location, size and design shall be included with the street plans submitted to the City Engineer for review and final approval. This submission shall also include a copy of the bylaws or other documentation of the association that will have permanent responsibility for maintenance. Such bylaws or other documentation shall contain language that will, in the opinion of the City Engineer, assure proper maintenance of such structures by such association.

1.16.36 NATURAL FEATURES.

The Planning Commission may, wherever possible, require preservation of all natural features which add value to the proposed subdivision and to the community at large, such as large trees or groves of trees, water courses, historic features, wildlife habitats and environmental areas, and similar irreplaceable community assets. The location, nature and extent of such features should be identified in the initial procedures and preliminary plat stages and shall be made a part of the subsequent plats to the greatest possible extent. The preservation and/or inclusion of such features may be made a condition of approval of the Final Plat. Adequate access to such areas shall be provided in all adjacent platting.

1.16.37 UNINHABITABLE AREAS.

Lands subject to flooding, or otherwise deemed uninhabitable in their natural state by the Planning Commission and Governing Body shall not be platted for residential use, or for any other use that might create a danger to health, safety, or property, or which might increase the flood hazard within or outside the subdivision. Such lands shall be set aside for recreational use or shall be retained in their natural state as open space: provided, however, that such lands may be platted and developed if the features making the lands uninhabitable can reasonably be removed without destruction of adjacent or nearby property or desirable natural features of the land and if necessary approval is obtained from the Governing Body. In all platting adjacent to such areas, adequate provisions for access to said areas, as determined by the Planning Commission, shall be provided.

1.16.38 HISTORICAL SITES.

Any sites considered to have historical significance, either by the City, the developer, county, state or federal agencies, shall be designated on any plan or plat within which said sites may be located.

1.16.39 AIR QUALITY STANDARDS.

The developer or builder of any subdivision, commercial or industrial development within the City of Wellsville shall in all ways comply with requirements of local, state and federal requirements or regulations pertaining to air quality and shall obtain all permits which are required at the time of project implementation.

1.16.40 CONSTRUCTION INSPECTION.

Each stage of the construction of streets, sanitary sewer, storm sewer, and water main shall be inspected by the City Engineer, or his representative, prior to acceptance by Governing Body.

1.16.41 PREREQUISITES TO BUILDING PERMITS.

(a)Improvements within the subdivision shall be installed prior to the issuance of building permits. All improvements shall be installed in compliance with the specifications of the City of Wellsville and maintenance bonds provided prior to acceptance by the Governing Body;

(b)Improvements shall be required as described in this chapter.

(c)All lot corners shall be located and pinned by a registered surveyor prior to the issuance of building permits.

1.16.42 STREETS; NAMES AND NUMBERS.

The Planning Commission, in order to provide a uniform system of street names and addresses on business and residential properties and to avoid duplication and confusion thereof, shall have the power to:

(a)Designate the name by which all existing roads, streets, highways or public ways now dedicated to public use, within the jurisdiction of the Planning Commission, shall be officially known, and to rename the same and all others which may be opened or dedicated to public use and if at any time, in the judgment of the Governing Body, such action may be deemed advisable and proper.

(b)Establish a uniform series of key numbers for all blocks and for such designated sections as may be deemed convenient upon all existing roads, streets, highways or public ways now dedicated to public use, within the jurisdiction of the Planning Commission, from which official street addresses for residence and business properties may be fixed in numerical order, and to renumber the same and all others which may be established if, at any time in the judgment of the Governing Body, such action may be deemed advisable and proper; provided, that all street names and numbers, and all key numbers established and approved by the Planning Commission, shall remain in effect.

(c)Approve or disapprove the designated name and block numbers of any proposed road, street, highway or public way to be opened or dedicated to public and require that all of same be properly named and numbered.

1.16.43 MISCELLANEOUS REQUIREMENTS.

Manholes, storm sewers, inlets and utility valves shall be adjusted to meet the proper grade of street or yard areas to the satisfaction of the City Engineer.

1.16.44 GAS, WIRE OR CABLE UTILITIES.

All newly constructed lines for telephone, electrical, television, and other services distributed by wire or cable shall be installed underground. When lines are placed underground, equipment associated with an underground distribution system such as (but not limited to), surface mounted transformers, power terminal pedestals, meters and meter boxes, concealed wires, street lights and street light poles may be placed above ground.

1.16.45 RULE EXCEPTION.

All improvements hereafter constructed shall conform to the above specifications unless, upon the recommendation of the City Engineer, undue hardship is encountered, in which case the Governing Body may authorize a rule exception if it is in the public interest to do so and such exception will not increase long-term maintenance costs to the City.

1.16.46 STREET LIGHTS.

Light standards shall meet the minimum specifications of the electric utility company serving the area of the proposed subdivision. Street lights shall be located at each intersection and at other locations as deemed appropriate by the Planning Commission in each new subdivision or development.

1.16.47 ITEMS NOT DIRECTLY ADDRESSED.

The Design Criteria and Standard Specifications of the Kansas City Chapter of the APWA shall be used as a guidance document by the City Engineer for resolution of any items, situations, or conditions not specifically addressed in these subdivision regulations.

1.16.48 CONFLICTING REGULATIONS.

In cases where conflicting development regulations exist, the City Engineer will determine which is most appropriate for the situation and notify the Governing Body of the conflicting regulations.