Purpose. The purpose of this Section is to ensure that land proposed for development shall be served by public facilities, at the levels of service established by the City, which are adequate to support and service the area of the proposed development. Land shall not be approved for development unless and until adequate public facilities exist or provision has been made for the following essential public facilities: public safety, water service, wastewater treatment and disposal, stormwater management, electrical service, telecommunications service and transportation facilities. Public facilities shall be provided in a manner that is consistent with the Comprehensive Plan, this Chapter and other standards adopted by the City.

Requirements. New development shall provide adequate facilities and services to accommodate demands from proposed development in conformance with the minimum standards established by the City. Improvements shall be constructed in conformance with the provisions of these regulations. New development shall be timed and phased at a pace that will ensure the adequate provision of public facilities and services for proposed and future development. Each phased development project shall be designed so that the project is capable of functioning effectively and independently at completion of each phase. Adequate roadway facilities shall be provided concurrently with new development and shall be designed and constructed in conformance with applicable City standards. 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 development.

Condition Of Approval. No development shall be approved unless such development has available adequate public facilities and services at the time that development approval is applied for, or such public facilities are contained within a fully funded capital improvement program or plan. Proposed public improvements shall conform to and be properly related to the City's Comprehensive Plan and all applicable capital improvements programs and plans, including the plans for roads, sewer, stormwater management, fire and water districts, school districts and other emergency service providers. Development approvals may be timed and phased where partial adequate public facilities are available.

Before approval of a preliminary or final plat, the applicant shall demonstrate the adequacy and potability of water available for fire protection and domestic use in the subdivision. Construction and installation of the water system shall be the subdivider's responsibility. To determine adequacy of water availability for fire protection, the minimum fire flow requirements contained in the version of the International Fire Code that the City has adopted, including its amendments thereto, shall be used, provided that the Board of Aldermen may waive or modify this requirement provided that the Fire Protection District should be provided an opportunity to comment.

The size of the main shall be determined by a Missouri Registered Professional Engineer, with approval of the City, giving full consideration to future growth, fire protection and present needs.

Water mains shall be installed to within five (5) feet of the furthermost property line(s) as necessary to serve the development and future development(s).

Design Standards. All habitable structures and buildable lots shall be served by an approved means of wastewater collection and treatment. The wastewater system shall be designed and constructed in accordance with Sections 2500 and 5500 of the Kansas City Chapter of the American Public Works Association Standard Specifications and Design Criteria (February 15, 2017, and April 17, 1996, respectively), unless otherwise modified by the Zoning Administrator. These design standards are not intended to cover extraordinary situations. Deviations will be allowed and may be required in those instances where recommended by the Zoning Administrator. Design flows shall be subject to approval of the Zoning Administrator for each particular development.

Off-Site Improvements. The developer of a parcel shall provide off-site improvements required to adequately serve a proposed development.

Arrangement of major streets in the development shall comply with APWA standards and conform as nearly as possible to the Comprehensive Plan and Major Street Plan, and provisions shall be made for the extension of major and secondary thoroughfares. Except for courts and culs-de-sac, streets normally shall connect with streets already dedicated in adjoining or adjacent subdivisions, or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. No development approval shall be granted where adequate off-site transportation capacity is not available at time of development approval or contained within a fully funded capital improvement program or plan.

Streets shall be designed and constructed in accordance with Sections 2200 and 5200 of the Kansas City Chapter of the American Public Works Association Standard Specifications and Design Criteria (February 15, 2017, and April 17, 1996, respectively), unless as otherwise stated in these regulations.

Minor streets should be so planned as to discourage their use by non-local traffic. Courts or culs-de-sac will be permitted where topography or other conditions justify their use and provisions shall be made for adequate traffic circulation. Culs-de-sac shall normally not be longer than five hundred (500) feet, including a turnaround which shall be provided at the closed end, with an inside curb radius of at least forty-five (45) feet that is within a right-of-way radius of not less than fifty-two (52) feet.

There shall be an adequate number of points of ingress to and egress from the development to ensure sound traffic engineering design, smooth traffic flow into and out of all portions of the subdivision (based upon the projected traffic generation from the subdivision and projected traffic on streets adjacent to a subdivision), and the public's safety. In determining whether the development provides for an adequate number of points of ingress and egress, all relevant factors shall be considered, including, but not limited to, the following:

Street Design Standards.

A sidewalk shall be constructed on at least one (1) side of the street as designated during the platting process for all residential developments. Sidewalk requirements for all nonresidential developments shall be determined during the development process. Sidewalks in residential developments shall be constructed prior to the issuance of a certificate of occupancy, provided, however, that the City may waive or modify this requirement, including allowing the developer to contribute funds in-lieu-of construction. The design and installation of all sidewalks shall meet all state and federal requirements, including, but not limited to, the Americans with Disabilities Act. Sidewalks shall be constructed either in the right-of-way or within an appropriate easement, and shall be shown on the preliminary and final plats.

Sidewalks shall be concrete, shall conform to the applicable standards contained in these regulations and shall be a minimum of forty eight (48) inches wide and a minimum of four (4) inches thick with handicapped access at all intersections. Sidewalks shall normally be separated from the edge of the street by a grassy strip twenty-four (24) inches wide. All non-paved right-of-way shall be either sodded or seeded.

An adequate easement for utilities shall be provided along each side of a side line of lots and/or the rear line of lots where necessary for the extension of a water main or sewer lines or similar utilities. Width shall also account for unusual topography or for easements needed for multiple utilities to ensure the proper placement and maintenance of utility lines.

Except where prohibited by topography, utility easements shall be located on lot lines in the rights-of-way of streets, or in separate utility easements. The City may require all easements for drainage or sewer to be selectively cleared of undergrowth, trees and other obstructions by the applicant prior to final approval. No buildings or structures, except as necessary for utilities, shall be permitted within or on easements.

Utility easements shall connect with easements established in adjoining properties. Except as otherwise provided in these regulations, an applicant for a development approval shall ensure that adequate on-site and off-site easements are provided for future roadways, water, wastewater and other public utilities.

Utility easements shall be shown on the plat and dedicated in conjunction with recordation of the final plat.

Drainage easements for storm sewers may be required.

All New Subdivisions Shall Have Fire Hydrants. The applicant shall be required to show the location of the fire hydrants on the construction plans. The fire hydrants shall be designed as follows:

Park Land Dedication Requirement.

Formula For The Dedication Of Land.

Suitability Criteria. All designated open space, parks or recreational facilities shall be of suitable size, location, dimension, topography and general character and shall have proper road and/or pedestrian access, as may be appropriate, to be usable open space, as follows:

Cash In Lieu Of Land Dedication.

Cash In Lieu Payment. The cash in lieu payment is due to the City at or prior to final signature certification by City officials of the final plat.

Certain Activity Prohibited. Following dedication of lands as provided herein, no person shall remove trees, vegetation or topsoil therefrom nor shall the lands be used for the purpose of stockpiling of earth or construction material or disposal of construction debris without the written consent of the Department of Parks and Recreation.

In all subdivisions, power distribution lines shall be installed underground adjacent to lots proposed for residential, commercial or industrial use, except in the case of a lot split or a division of land or replat containing three (3) or fewer lots where overhead lines are in existence on abutting property. Power lines classed as transmission or three-phase feeder need not be placed underground. All installations shall be in conformance with the minimum standards and practices of the power company having jurisdiction.

Telephone Lines. In all subdivisions, telephone lines shall be installed underground adjacent to lots proposed for residential use, except in the case of a lot split or other division of land or replat containing three (3) or fewer lots where overhead telephone lines are in existence on abutting property.

As-built drawings must be received before acceptance of any improvement project by the City. The drawings must include results of a post-construction survey. The post-construction survey shall include the following:

A Certificate of Occupancy shall not be granted until the required improvements have been completed and accepted and a guarantee of completion has been furnished as required herein.

After the completion of such required improvements in an acceptable manner, as a guarantee that all public improvements have been done in a satisfactory manner, the subdivider shall provide a maintenance bond, letter of credit or other financial security in a form acceptable to the City in the amount of fifty percent (50%) of the total estimated cost of said improvements as determined by the Zoning Administrator. Said bond shall be required for two (2) years following the City's issuance of a certificate of final acceptance. The amount of the bond shall be filed with the City Clerk in an amount acceptable to the Zoning Administrator and in such form as accepted by the City Attorney. Approval of the bond form and submittal of the as-built drawings are minimum prerequisites to the issuance of a certificate of final acceptance.