1. Plans and programs for the development and redevelopment of its area of jurisdiction. This includes, but is not limited to, amended text and maps of Comprehensive Plan from time to time.
2. Other policies and procedures to facilitate implementation of planning elements;
3. Proposed covenants, conditions, and restrictions as set out in Section 9.1.401, Required Property Owners' Association, and Section 9.1.402, Required Covenants, Conditions, and Restrictions;
4. Proposed amendment of the text of this Code;
5. Proposed amendment of the official zoning map (i.e., rezonings);
6. Variances that are not under the authority of the Board of Zoning Appeals; and

1. Preliminary plats;
2. Site plans and building elevations for all new development, redevelopment, substantial improvement, and expansion of multi-family residential and nonresidential and mixed use buildings pertaining to their conformance with the standards of this Code.
3. Deferred parking, including making the determination that space be reserved or land-banked for future additional parking, as set out in Section 5.2.104, Parking Credits and Reductions.

1. Referred unlisted or functionally comparable use determination from the Zoning Administrator according to the criteria set out in Section 2.2.208, Unlisted or Functionally Similar Uses.

1. Final Plats, including any necessary variances or special exceptions meeting the same criteria as set out for the Board of Zoning Appeals;
2. Replat; and
3. Public facility and public utility construction plans and other capital improvements for conformance with the Comprehensive Plan (see K.S.A. § 12-748).
4. Concept plans and phasing schedules as set out in Section 9.1.210, Concept Plan and Development Phasing

1. Comprehensive plan;
2. Text amendments;
3. Rezonings; and
4. Planned unit developments.

1. At least once a year, review and reconsider the Comprehensive Plan, or part thereof, and may propose amendments, extensions, or additions to the same.
2. Make or cause to be made comprehensive surveys and studies of past and present conditions and trends relating to land use, population, building intensity, public facilities, transportation and transportation facilities, economic conditions, natural resources, and any other element deemed necessary to support the development of the Comprehensive Plan.
3. On or before the first Monday in June of each year, the Planning Commission shall submit to the City a proposed budget for the forthcoming year. The City shall provide for an annual budget, and pursuant to said agreement shall appropriate funds for the expenses and costs of staff services, office space and equipment, contractual services, and other relevant expenses required to carry out the purposes and functions of the Planning Commission. The City shall administer the funds of the Planning Commission.

1. Regular Meetings; Removal of Member for Unexcused Absences. The members of the Planning Commission shall meet at least once each month, at such time and place as they shall fix by resolution, and if a member has three or more unexcused absences, this may be cause for removal from the Planning Commission.
2. Special Meetings. Special meetings of the Planning Commission may be called at any time by the Chairperson, or in his or her absence by the Vice-Chairperson.
3. Quorum. A majority, five members, of the Planning Commission shall constitute a quorum for the transaction of business and all actions taken shall be by a vote of a majority of those voting.

1. Meetings of the BZA shall be held at the call of the Chairperson and at such other times as the BZA may determine.
2. Quorum. A majority, three members, of the BZA shall constitute a quorum for the transaction of business and all actions taken shall be by a majority of those voting.
3. If a member has three or more unexcused absences, this may be cause for removal from the BZA.

1. Interpret the general intent and/or specific meaning of any portion of the text of this Code, position of district boundaries, district regulations, or other matters relating to the official zoning map;
2. Maintain the official zoning map and record all amendments to and information thereon;
3. Provide public information relating to zoning matters including scheduled meetings of the Planning Commission, Board of Zoning Appeals, or other board, committee, or commission assigned by the City Manager or City Commission;
4. Receive, process, and record all applications for development approval with accompanying plans and documents, all of which shall be a public record;
5. Appear before and provide assistance to the Planning Commission, Board of Zoning Appeals, or other board, committee, or commission assigned by the City Manager or City Commission; and
6. Revoke permits or certificates in violation of this Code.

1. Receive and log applications for development approval;
2. Review application materials and verify that applications are complete;
3. Communicate with applicants to inform them that their applications are complete or not complete; and if the applications are not complete, what items are required to complete the application;
4. Manage the processing of applications according to Division 11.2.200, Standardized Development Approval Procedures;
5. Process and review all applications (or cause the applications to be reviewed) and either decide applications or make a recommendation regarding how the application should be decided (depending upon the type of application);
6. Set applications on agendas of the City Commission, Planning Commission, Board of Zoning Appeals, or other board, committee, or commission assigned by the City Manager or City Commission, as appropriate;
7. Provide public notice as may be required by the provisions in Section 11.2.208, Public Notice; and
8. Promptly issue written permits, resolutions, or other order or directive that reflect the substance of approval granted by the City.

1. Whether applications that are placed on an agenda of the Planning Commission, Board of Zoning Appeals, and City Commission comply with the requirements of this Code, and, if not, whether conditions of approval could be imposed to bring the application into compliance (including specification of such conditions).
2. Whether amendments to this Code or the Comprehensive Plan are advisable to among other things:
   1. Bring the Comprehensive Plan or this Code into conformity with state or federal requirements as they change over time;
   2. Respond to changing demographics, physical conditions, technological advancements, or economic conditions;
   3. Implement amendments to the Comprehensive Plan or other adopted plans of the City; or
   4. Resolve errors, internal inconsistences, or other administrative matters.
3. Whether amendments to the Comprehensive Plan or this Code that are proposed by persons or bodies outside of the City are appropriate to serve their stated purposes.

1. Zoning clearance permits for permitted uses;
2. Zoning clearance permits for limited uses as set out in Article 2.2, Land Uses;
3. Minor modifications to plat or parcel lines;
4. Right-of-way encroachments;
5. Administrative site plan permits; and
6. Alternative compliance with the off-street parking schedule including through special studies for alternative parking.

1. Prior to authorization of any construction permit, the Director of Public Works shall review and approve all such stream flow, runoff calculations, and drainage plans as required of a subdivider or developer under the terms of this Code.
2. In those instances when underground storm drainage facilities are reasonably accessible to a proposed development, the Director of Public Works shall determine any special design standards required to connect an on-site drainage system to the City's public utilities.
3. Review and provide recommendations pertaining to the maneuvering space for refuse containers.
4. Promulgate and maintain a manual of standard subdivision and development specifications, however titled, for construction of infrastructure, as set out in Article 9.1, Subdivision Design.
5. Review, consider, and approve or disapprove all required improvements associated with the subdivision and development of land, as set out in Division 9.1.500, Dedication of Land and Improvements; Fees in Lieu.
6. Review and make a determination as to whether a subdivider or developer has complied with all applicable requirements of development before release any obligation of the subdivider or developer, as set out in Division 9.1.500, Dedication of Land and Improvements; Fees in Lieu.
7. Review and provide recommendations to the Planning Commission, together with the Zoning Administrator, for an area development plan proposed by a subdivider or developer regarding the proposed pattern and alignment of streets, as set out in Division 9.1.200, General Requirements for Development Design.
8. Review and make a determination as to whether additional right-of-way is required for arterial or collector streets due to unique site design requirements (e.g., vertical curve, grade, clear sight triangles, turn lanes, medians, etc.), as set out in Division 9.1.200, General Requirements for Development Design.
9. Review and provide recommendations as to acceptable all-weather surface materials used in off-street parking areas, as set out in Section 5.2.207, Surface and Maintenance of Off-Street Parking Areas.
10. Review, consider, and determine whether greater corner clearance lengths are warranted or required, as set out in Section 5.3.104, Access Spacing and Corner Clearance.
11. Review and determine whether land clearing is necessary or warranted due to the interference of trees with utility easements, as set out in Article 4.2, Tree Protection.

1. Building permits;
2. Sign permits; and
3. Certificates of occupancy.

1. The Director of Public Works or the director's designated representative(s) with technical expertise related to streets, utilities, stormwater, etc.;
2. The Chief Building Official or the Chief Building Official's designated representative;
3. The Fire Chief or the Fire Chief's designated representative;
4. The Police Chief or the Police Chief's designated representative;
5. The Director of Utilities or the director's designated representative;
6. The Director of Parks or the director's designated representative; and
7. The Zoning Administrator of the Planning, Inspection, and Enforcement (PIE) Division or the Zoning Administrator's designated representative.

1. The DRC shall meet as necessary to review and make recommendations on development plans, site plans and plats.
2. Meetings shall be called by the Zoning Administrator.

1. The location of the project;
2. The proposed uses (in general terms);
3. The proposed arrangement of buildings, parking, access points, open spaces, and drainage facilities;
4. The relationship to existing development;
5. The presence of natural resources, floodplains, and floodways on the parcel proposed for development; and
6. Any other conditions or items that the applicant believes are relevant to the processing of the application;
7. Any proposed utilities;
8. The proposed plat(s) or plans for subdividing.

1. The evaluation of applications for compliance with the standards of this Code; and
2. The administration of this Code.

1. At least once per week for applications listed in Division 11.2.300, Administrative Approvals, except use, building, and occupancy permits, which shall not be limited to certain days.
2. At least twice per month for applications listed in Division 11.2.400, Public Meetings and Public Hearing Approvals.

1. The applicant fails to take action; or
2. The applicant fails to request an extension of time pursuant to Subsection C., below.

1. The revisions are not related to the comments or are incomplete; and
2. Repeated failure to address comments requires more than three rounds of revisions.

1. Any person may appear at a public hearing, submit evidence, and be heard.
2. If a speaker represents an organization, the body conducting the hearing may request written evidence of that person's authority to speak on behalf of the group in regard to the matter under consideration.
3. Persons appearing at a public hearing shall identify themselves and state their address and similar information about any organization they represent.
4. Citizens, applicants, and the City have the right to present expert witnesses.
5. The chairperson or presiding officer may impose a reasonable time limit on speakers and may limit testimony that is irrelevant or redundant.

1. If at the conclusion of the continuation period the item under consideration remains in the same or unchanged state or condition as existed when the item was initially tabled, the item shall be removed from the table, and shall either be approved based on the available information or shall be disapproved.
2. If the item before the Planning Commission was a preliminary plat, the decision to approve or deny the plat shall be made within 14 calendar days of the Planning Commission meeting, unless the subdivider consents in writing to an extension of this time limit.

1. The number of buildings is not increased by more than 10 percent.
2. The height of the building(s) is the same or less.
3. The number of units is the same or fewer.
4. The aggregate lot coverage and floor area ratio are the same or less.
5. Density or intensity (floor area ratio) may be transferred from one building to another or from one stage of development to another, provided that the total floor area ratio is not changed.

1. The roadway patterns, including ingress-egress points, are in the same general location as shown on the original plans, and are no closer to the rear or interior side property lines than shown on the original plans.
2. The parking area is in the same general location and configuration.
3. The building setbacks are the same or greater distance from perimeter property lines, except that the building setbacks for detached single-family development, lot line, townhouse, and cluster development may be decreased, provided that such decrease is limited such that the resulting setback distance will be the greater of either:
   1. The zoning district regulations; or
   2. Any covenant, condition, or restriction regulating the setback for which a substantial compliance determination is sought.
4. The landscaped open space is in the same general location, is of the same or greater amount, and is configured in a manner that does not diminish a previously intended buffering effect.
5. The proposed perimeter walls and/or fences are in the same general location and of a comparable type and design as previously approved.
6. Elevations and renderings of buildings have substantially similar architectural expressions as those shown on the approved plans.
7. Recreational facilities either remain the same or are converted from one recreational use to another.
8. Recreational facilities may be added.

1. Description of the land on which the proposed work is to be done by lot, block and tract, house and street address, or similar description that will readily identify and specifically locate the proposed structure or work;
2. Identify and describe the work to be covered by the floodplain development permit;
3. Indicate the use or occupancy for which the proposed work is intended;
4. Indicate the assessed value of the structure and the fair market value of the improvement;
5. Specify whether development is located in designated flood fringe or floodway;
6. Identify the existing base flood elevation and the elevation of the proposed development;
7. Give such other information as reasonably may be required by the Floodplain Administrator;
8. Be accompanied by plans and specifications for proposed construction; and
9. Be signed by the applicant or his authorized agent who may be required to submit evidence to indicate such authority.

1. Approve a reduction in the yard and setback requirements established by the underlying zoning district, of up to 25 percent, to maintain the width of the stream corridor; and
2. Alter the outer boundary of the outer zone of the mapped stream corridor allowing the width of the outer zone to become narrower than mapped at some points within the property, that is included in the subject development application, to allow for the presence of an existing structure, as long as the inner zone is not altered by the narrowing, and no new structures are built within the floodplain.

1. Sensitivity of the stream segment and affected critical habitats;
2. Intensity of land use adjacent to the stream segment proposed for a reduced stream corridor width; and
3. Impact on the floodplain and stream functions.

Non-Approval. A stream corridor deviation shall not be approved when the reduction would result in the stream corridor being narrower than the floodplain or a width that does not include adjacent land with a slope of greater than 15 percent.

1. A copy of the order, requirement, decision or determination of the Zoning Administrator, or administrative official, which the appellant believes to be in error.
2. A clear and accurate written description of the proposed use, work or action in which the appeal is involved, and a statement justifying the appellant's position.
3. A plot plan (when necessary), drawn to scale, in duplicate, showing existing and proposed plans for the area in question.

1. That there is not an essential nexus between the challenged requirement and the public purposes sought to be achieved by the challenged requirement, or
2. That, through an individualized determination, the challenged condition is not roughly proportionate both in nature and extent to the impact of the development proposed in the development application; and

1. The requirements result in a denial of all beneficial economic or productive use of the property; or
2. The requirements constitute a permanent physical occupation or invasion of the applicant's property; or
3. The requirement does not substantially advance a legitimate state interest; or
4. The burden that the requirement places on the applicant is greater than the benefit that the requirement confers on the general public, considering all of the following and any other relevant factor:
   1. The temporal relationship between the effective date of this Code and the date the applicant (or if the applicant is not the landowner, the date the landowner) acquired the property that is the subject of the development application;
   2. The degree of interference created by the challenged requirements with the applicant's reasonable investment-backed expectations that the property could be developed free of the impacts of the challenged requirements;
   3. Whether, and if so the extent to which, the development proposed by the applicant is prejudicial to the health, safety, or general welfare of others or constitutes a nuisance or nuisance-like activity;
   4. The extent to which the challenged requirements achieve important public purposes;
   5. The economic impact of the challenged requirements on the applicant's (or if the applicant is not the landowner, the landowner's) entire parcel and contiguous parcels commonly owned, as determined through a comparison of the value of this ownership without application of the challenged requirements with its value with application of the challenged requirements; and
   6. That the applicant is not necessarily entitled to the most profitable use of the property.

1. STREAM CORRIDOR NOTICE:
   1. Legal Description:
   2. Present Owner:
   3. Notice: This property is located within or contains the following stream corridor, as defined and regulated in the City of Hays Unified Development Code, Division 2.1.400, Stream Corridor Overlay District:
   4. Restrictions on the use or alteration of land within the Stream Corridor may apply.
   5. Application #___ filed on (Date).
   6. Signature of owner(s).
   7. Notarization:
   8. State of Kansas }
   9. ______________ County }
   10. On this day personally appeared before me to me known to be the individual(s) described in and who executed the within and foregoing instrument and acknowledged that they freely and voluntarily signed the same for the uses and purposes therein stated.
   11. Given under my hand and official seal this day of ___.
   12. Notary Public in and for the state of Kansas, residing at ___.

1. Notice: This site lies within a protected stream corridor, as defined and regulated in the City of Hays Unified Development Code, Division 2.1.400, Stream Corridor Overlay District.
2. Restrictions on the use or alteration of the stream corridor may apply.

1. A copy of the development approval, decision or determination of the Planning Commission, which the appellant believes to be in error.
2. A clear and accurate written description of the proposed use, work or action in which the appeal is involved, and a statement justifying the appellant's position.
3. A plot plan (when necessary), drawn to scale, in duplicate, showing existing and proposed plans for the area in question.

1. Contours at intervals of one foot;
2. General location, size and use of all proposed structures in conformance with the yard requirements;
3. All points of access (e.g., ingress and egress), driveways, parking aisles and circulation, parking lots, parking spaces, and service areas;
4. All streets abutting the parcel proposed for development and the width of the existing right-of-way;
5. Areas set aside for common open space with the type of recreational facilities planned for each area indicated;
6. Designation of individual parcels if the parcel proposed for development is to be set up in separate construction phases;
7. Location of required bufferyards and screening; and
8. A vicinity map showing the general arrangements of streets within an area of 1,000 feet from the boundaries of the proposed planned development.

1. Net area in square feet or acres (Note: Net area does not include land dedicated or necessary to be dedicated for public street right-of-way. If more than one parcel is proposed, designate net area of each parcel as well as total net area.);
2. Density (maximum number of residential dwelling units per acre or a total of the dwelling units for the entire parcel proposed for development);
3. Gross floor area proposed in square feet for nonresidential buildings and structures;
4. Floor area ratio for nonresidential buildings and structures;
5. Lot coverage by individual parcel and total development;
6. Required number of on-street (if applicable) and off-street parking spaces; and
7. Acreage and percentage of common open space for the entire parcel proposed for development (Note: A minimum of 50 percent of the recreational facilities shall be constructed prior to the development of one-half of the project and all recreational facilities shall be constructed by the time the project is three-fourths developed).

1. The full legal description of the boundaries of the property to be included in the planned development;
2. Evidence that the applicant has sufficient control over the tract to effectuate the proposed plan, including a statement of all the ownership and beneficial interests in the tract of land and the parcel proposed for development;
3. A description of each type of housing that is proposed, and provisions for any allowed mix of housing types;
4. Standards for lot dimensions for each type of housing, expressed either as lot width and lot depth or lot width and lot area. Such standards may be expressed as averages;
5. Standards for setbacks or build-to lines for front, street side, interior side, and rear lot lines, which may be different for principal buildings and accessory buildings. Such standards may be presented in tabular or illustrated format;
6. Standards for setbacks or courtyards, if different from areas between required setback lines and lot lines;
7. Standards for the design of each type of building that is proposed in the development, which shall include:
   1. Architectural style / typology;
   2. Typical architectural elements for each style / typology; and
   3. Typical building materials for each style / typology.
8. A collection of illustrative elevations for each architectural style / typology, with standards that will ensure diversity of architectural presentation; or a collection of proposed elevations for each architectural style / typology, which demonstrates diversity of architectural presentation;
9. Standards for fences and garden walls, if different from those set out in Section 10.2.101, Fences and Garden Walls;
10. Standards for accessory buildings, if different from those set out in Section 10.2.103, Accessory Buildings and Structures;
11. A statement or adequate drawings describing the manner for the disposition of water, wastewater, and drainage;
12. Provisions for common area ownership and maintenance:
    1. When a planned development includes provisions for common open space or recreational facilities, a statement describing the provision that is to be made for the care and maintenance for such open space or recreational facilities. If it is proposed that such open space be owned and/or maintained by any entity other than a governmental authority, copies of the proposed articles of incorporation and by-laws of such entity shall be submitted; and
    2. Copies of any covenants, conditions, and restrictions (CCRs) that are to be recorded with respect to property included in the planned development.
13. Sequencing or phasing plans:
    1. In the case where a planned development calls for construction in units over a period of years, a schedule showing the proposed time and sequence within which the applications for final approval of all sections of the planned development are intended to be filed shall be submitted; and
    2. If more than one parcel is proposed, a statement relating to the sequence of development shall be included.
14. A written statement by the applicant shall be submitted setting forth the reasons why, in his or her opinion, a planned development would be in the public interest and would be consistent with the Comprehensive Plan and this Code.

1. A public hearing need not be held for the approval of a final plan if it is in substantial compliance with the approved preliminary plan; and a public hearing need not be held to consider modifications on location and design of streets or facilities for water, stormwater, sanitary sewers, or other public facilities.
2. In the event a public hearing is not required for final approval and the application for final approval has been filed, together with all drawings, specifications and other documents in support of such plan, the Planning Commission shall, within 45 days of such filing, grant such plan final approval at a public meeting.

1. The Planning Commission shall prepare its recommendations and by an affirmative vote of a majority of its entire membership adopt the same in the form of a proposed zoning amendment and shall submit the same, together with the written summary of the hearing thereon, to the City Commission. The Planning Commission may recommend disapproval, approval, or approval with amendments, conditions or restrictions.
2. Failure of the Planning Commission to issue a final report to the City Commission shall be interpreted as a final report with a recommendation of denial.
3. Upon receiving the report of the Planning Commission, the Zoning Administrator shall draft an ordinance, submit it to the City Attorney for approval as to form, and shall forward the ordinance to the City Commission for consideration.

1. Approve such recommendations by the adoption of the same by ordinance;
2. Override the Planning Commission's recommendations by a 2/3 majority vote of its membership; or
3. Remand it to the Planning Commission for further consideration, together with a statement specifying the basis for the City Commission's failure to approve or disapprove.
   1.  If the City Commission returns the Planning Commission's recommendations, the Planning Commission, after considering the same, may resubmit its original recommendations giving the reasons therefor or submit new and amended recommendations.
   2. Upon the receipt of such recommendations, the City Commission, by a simple majority thereof, may adopt or may revise or amend and adopt such recommendations by the respective ordinance or resolution, or the City Commission need take no further action thereon.  If the Planning Commission fails to deliver its recommendations to the City Commission following the Planning Commission's next regular meeting after receipt of the City Commission's report, the City Commission shall consider such course of inaction on the part of the Planning Commission as a resubmission of the original recommendations and proceed accordingly.

1. Manufacturing areas;
2. Wholesale and related use areas;
3. Region-service business areas;
4. Public service facilities;
5. Region-serving recreation and educational facilities;
6. Residential communities.

1. Urban type development is not to be encouraged unless the City or the county agrees to provide the level of service necessary to provide a reasonable level of fire and police protection, a public water source, sanitation service, paved streets and administrative service, such as a coordinated street naming and addressing system.
2. It is a generally accepted premise that all agricultural buildings and farmsteads are excluded from the comments in this Subsection.
3. Rural-type development shall be constructed to minimum building code standards, especially in any public facility, to ensure a reasonable level of safety from fire, structural failure, asphyxiation, or sickness due to polluted water supply or improper handling of sewerage.
4. Rural-type development shall be coordinated so that it does not interrupt the logical development pattern for future urban type of development.

All studies as may reasonably be required by the Zoning Administrator, Planning Commission, or for comments by the DRC (see Section 11.1.306, Development Review Committee), as necessary, and then decided by the Zoning Administrator; and

Assurances of adequate public facilities.

1. The stability and integrity of the various zoning districts;
2. Conservation of property values;
3. Protection against fire and casualties;
4. Observation of general police regulations;
5. Prevention of traffic congestion;
6. Promotion of traffic safety and the orderly parking of motor vehicles;
7. Promotion of the safety of individuals and property;
8. Provision for adequate light and air;
9. Prevention of overcrowding and excessive intensity of land uses;
10. Provision for public utilities;
11. Invasion by inappropriate uses;
12. Value, type and character of existing or authorized improvements and land use;
13. Encouragement of improvements and land uses in keeping with overall planning; and
14. Provision for orderly and proper urban renewal, development and growth.

1. The Planning Commission shall prepare its recommendations and by an affirmative vote of a majority of its entire membership adopt the same in the form of a proposed zoning amendment and shall submit the same, together with the written summary of the hearing thereon, to the City Commission. The Planning Commission may recommend disapproval, approval, or approval with amendments, conditions or restrictions.
2. Failure of the Planning Commission to issue a final report to the City Commission shall be interpreted as a final report with a recommendation of denial.
3. Upon receiving the report of the Planning Commission, the Zoning Administrator shall draft an ordinance, submit it to the City Attorney for approval as to form, and shall forward the ordinance to the City Commission for consideration.

1. Approve such recommendations by the adoption of the same by ordinance;
2. Override the Planning Commission's recommendations by a 2/3 majority vote of its membership; or
3. Remand it back to the Planning Commission for further consideration, together with a statement specifying the basis for the City Commission's failure to approve or disapprove.
   1.  If the City Commission returns the Planning Commission's recommendations, the Planning Commission, after considering the same, may resubmit its original recommendations giving the reasons therefor or submit new and amended recommendations.
   2. Upon the receipt of such recommendations, the City Commission, by a simple majority thereof, may adopt or may revise or amend and adopt such recommendations by the respective ordinance or resolution, or the City Commission need take no further action thereon.  If the Planning Commission fails to deliver its recommendations to the City Commission following the Planning Commission's next regular meeting after receipt of the City Commission's report, the City Commission shall consider such course of inaction on the part of the Planning Commission as a resubmission of the original recommendations and proceed accordingly.

1. ​​​​​​Danger to life and property due to flood damage;
2. Danger that materials may be swept onto other lands to the injury of others;
3. Susceptibility of the proposed facility and its contents of flood damage and the effects of such damage on the individual owner;
4. Importance of the services provided by the proposed facility to the community;
5. Necessity to the facility of a waterfront location, where applicable;
6. Availability of alternative locations, not subject to flood damage, for the proposed use;
7. Compatibility of the proposed use with existing and anticipated development;
8. Relationship of the proposed use to the Comprehensive Plan and floodplain management program for that area;
9. Safety of access to the property in times of flood for ordinary and emergency vehicles;
10. Expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters, if applicable, expected at the site; and
11. Costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water systems; streets; and bridges.

1. Generally, variances may be issued for new construction and substantial improvements to be erected on a lot of one-half acre of less in size contiguous to and surrounded by lots with existing structures constructed below the base flood elevation, providing the following items have been fully considered:
   1. Variances may be issued for the reconstruction, repair, rehabilitation, or restoration of structures listed on the National Register of Historic Places, the State Inventory of Historic Places, or local inventory of historic places upon determination, provide the proposed activity will not preclude the structure's continued historic designation and the variance is the minimum necessary to preserve the historic character and design of the structure.
   2. As the lot size increases beyond the one-half acre, the technical justification required for issuing the variance increases.
   3. Variances shall not be issued within any designated floodway if any significant increase in flood discharge would result.
   4. Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
   5. Variances shall only be issued upon:
      1. Showing of good and sufficient cause;
      2. Determination that failure to grant the variance would result in exceptional hardship to the applicant; and
      3. Determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization of the public, or conflict with existing local laws or ordinances.
   6. A community shall notify the applicant in writing over the signature of a community official that:
      1. The issuance of a variance to construct a structure below base flood level will result in increased premium rates for flood insurance up to amounts as high as $25.00 for $100.00 of insurance coverage; and
      2. Such construction below the base flood level increase risks to life and property. Such notification shall be maintained with the record of all variance actions as required by Section.

1. Sufficient information on the plan to convey the location of the proposed subdivision;
2. The general layout of the proposed subdivision including the location and size of streets and the orientation, number and dimensions of the lots;
3. Plans for water supply and wastewater disposal; and
4. Any particular design problems posed by the existing natural or manmade conditions and characteristics of the site which could benefit from an early discussion.

1. The proposed name of the subdivision (the name shall not duplicate or too closely resemble the name of any existing subdivision); and
2. The location of the boundary lines of the subdivision reference to the section or quarter section lines.

1. The name and addresses of the owner, developer, surveyor, landscape architect, architect or engineer who prepared the plat;
2. Scale of the plat, one inch equals 100 feet or larger; and
3. Date of preparation and north point.

1. Location, width and name of platted streets or other public ways, railroads and utility rights-of-ways, parks and other public open spaces and permanent buildings within or abutting to the proposed subdivision shall be shown on the preliminary plat;
2. All existing sewers, water mains, gas mains, culverts or other underground installations, within the proposed subdivision or abutting to it, with pipe size and manholes, grades and location shall be shown;
3. Names of abutting subdivisions, together with arrangement of streets and lots, and owners of abutting parcels of unsubdivided land, shall be shown; and
4. Topography (unless specifically waived), with contour intervals of not more than two feet, referred to municipality or USGS datum shall be shown, except that where the ground is too flat for contours, spot elevations shall be provided. Also, location of watercourses, bridges, wooded areas, lakes, ravines and such other features as may be pertinent to the subdivision, shall be shown.

1. The general arrangements of lots and their approximate size;
2. Location and width of proposed streets, alleys, pedestrian ways and easements;
3. The general plan of wastewater disposal, water supply and utilities in areas where public sewers and/or water are proposed to serve the subdivision. In other cases, a notation shall be made on the plat indicating type of sewage disposal and water system proposed; and
4. Location and size of proposed parks, playgrounds, churches, school sites or other special uses of land to be considered for reservation for public use.

1. The name of the subdivision (not to duplicate or too closely resemble the name of any existing subdivision);
2. The location of section, township, range, county and state, including the descriptive boundaries of the subdivisions based on an accurate traverse, giving angular and linear dimensions which must be mathematically correct. The allowable error of closing on any portion of the plat shall be one foot in 5,000; and
3. The location of existing monuments or benchmarks shall be shown and described on the final plat. The location of such monuments shall be shown in reference to existing official monuments or the nearest established street lines, including the true angles and distances to such reference points or monuments.

1. The name, signature and seal of the licensed land surveyor preparing the plat;
2. The scale of the plat (scale to be shown graphically and in feet per inch); and
3. Date of preparation and north point.

1. The location of lots, streets, public highways, alleys, parks and other features, with accurate dimensions in feet and decimals of feet with the length of radii on all curves, and other information necessary to reproduce the plat on the ground;
2. Lots shall be numbered clearly. Blocks shall be numbered or lettered clearly in the center of the block;
3. The exact locations, widths and names of all streets with dimensions;
4. The boundary lines and description of the boundary lines of any area other than streets and alleys which are to be dedicated or reserved for public use; and
5. Building setback lines on the front and side streets, with dimensions.

1. A statement dedicating all easements, streets, alleys, and all other public areas not previously dedicated.
2. A certificate signed and acknowledged by all parties having any record, title or interest in the land subdivided, and consenting to the preparation and recording of the subdivision map.
3. A certificate signed and acknowledged as in Subsection B.4.b., of this Section, dedicating or reserving all parcels of land shown on the final plat and intended for any public or private use, including those parcels which are intended for the exclusive use of the lot owners of the subdivision, their licensees, visitors, tenants and servants.
4. A certificate signed by the licensed land surveyor responsible for the survey and the final map. The signature of the said engineer shall be accompanied by his seal.
5. The acknowledgement of a notary in the following form:
   
   State of ____________ County of ____________, ss:
   Be it remembered that on this ____________ day of ____________, 20____________, before me a notary public in and for said county and state, came____________, to me personally known to be the same person who executed the foregoing instrument of writing and duly acknowledged the execution of same. In testimony whereof, I have hereunto set my hand and affixed my notarial seal the day and year above written.
   (SEAL)   ____________/____________/____________
          Notary Public My Commission Expires: ____________
   
6. The certificate of the Planning Commission in the following form:
   
   This plat of ____________ addition has been submitted to and approved by the Hays Area Planning Commission this ____________ day of ____________, 20____________.
   (SEAL)    ____________, Chairperson
            ____________, Secretary
7. The acceptance of dedications by the municipal governing body, in the following form:
   
   The dedications shown on this plan accepted by the City Commission of the City of Hays, Kansas, this ____________ day of ____________, 20____________.
   (SEAL)     ____________, Mayor
   ATTEST:       ____________, City Clerk
   
8. A blank space for noting entry on the transfer record in the following form:
   
   Entered on transfer record this ____________day of ____________, ____________.
          ____________, County Clerk
9. The certificate of the register of deeds in the following form:
   
   State of ____________, County of ____________
   Page ____________.
   This is to certify that this instrument was filed for record in the register of deeds office on the ____________day of ____________, 20____________ in book ____________.
   ____________          ____________
   Register of Deeds Deputy
   

1. Title Report. A title report by an abstract or a title insurance company, or an attorney's opinion of title, showing the name of the owner of the land and all other persons who have an interest in, or an encumbrance on, the plat. The consent of all such persons shall be shown on the plat.
2. Taxes Paid Receipt. A certificate showing that all taxes and special assessments due and payable have been paid in full; or if such taxes have been protested as provided by law, moneys or other sufficient escrows guaranteeing such payment of taxes in the event the protest is not upheld, may be placed on deposit with such officials or governing bodies to meet this requirement.
3. CCRs. A copy of any covenants, conditions, and restrictions (CCRs), or any other deed restrictions, applicable to the subdivision.
4. Confirmation of Setting Monuments. Certification from the land surveyor platting said area that all permanent monuments as required have been set.
5. Development Plan. A plan showing the size and location of all improvements to be made in the subdivision, such as curb, gutter, street paving, and water and sewer lines. The plan also declares which improvements the subdivided intends to make prior to opening the subdivision for development.
6. Supplemental Information. Any additional supplemental information as needed by Zoning Administrator and/or Planning Commission to review and decide approval or disapproval of the application.
7. Digital Submission. The final plat shall be submitted in digital format as specified by the Zoning Administrator.

1. It is substantially the same as the approved preliminary plat;
2. It still conforms to the subdivision and design standards, and all other applicable standards, of this Code; and
3. It conforms to any conditions that may have been required during the preliminary plan approval.

1. Utilities;
2. Schools;
3. Traffic control; and
4. Streets.