1. The conversion or establishment of condominium units.
2. Division of land determined by the County to be eligible for an agricultural exemption.
3. The subdivision of cemetery burial lots.

1. The policies, regulations, and laws of the responsible Governing Body.
2. This Chapter, where applicable.
3. The infrastructure design and construction standards cited in Subsec. 26-5A-4B.

1. Provide space for bufferyards between land uses or changes in use or density along lot lines.

2. Preserve site resources, especially natural drainageways and topographic landforms.

3. Maximize frontage and access to open space by connecting and continuing the open space of adjoining properties.

4. Provide continuity of streets and pedestrian and bicycle ways within and between developments.

5. Minimize interference or improve access to adjacent properties.

6. Provide access to each lot by a public street or public travel easement.

7. Prevent flood damage.

8. Coordinated drainage patterns with neighboring properties to manage undue stormwater runoff.

9. Avoid, minimize, or mitigate the erosion or deposition of soil.

10. Maintain or improve the level of public utility services provided to surrounding development.

11. Encourage and prioritize connectivity of all modes of transportation between neighborhoods and subdivisions.

12. Construct or locate public water and sewer utilities that allow for access to those utilities for maintenance and repairs that minimize impacts to the property owners and the general public.

1. Provision for adequate building sites suitable for the needs of the use contemplated.
2. Convenient access, safety, and circulation of vehicles, pedestrians, and bicyclists.
3. Topography and the existence of resource features.
4. Lot sizes and dimensions of the applicable district.

1. Residential blocks may not exceed 1,600 feet in length, unless the Planning Board approves a deviation. Factors to consider for the deviation include:
   1. The block is adjacent to an arterial street or highway;
   2. A block of greater length will reduce the number of railroad grade or major stream or drainageway crossings;
   3. The block traverses a span of open space that is wider than 1,600 feet; or
   4. There are topographical conditions that justify a greater block length.
2. When bounded by streets on each side, residential blocks must be wide enough to provide at least two tiers of lots, except:

   1. Where such an arrangement is prevented by the size, topography, or other conditions of the property;

   2. Where lots are clustered to provide visual access to common open space by reducing back-to-back residential lots; or

   3. Where reverse frontage lots are located along an arterial or collector street and "No Access" is dedicated along the lot line abutting the arterial or collector street.

3. Residential blocks must provide pedestrian and bicycle access as described in Subsec. 26-5E-2B, Pedestrian Access Easements, to improve circulation for non-motor vehicle travel modes.

1. Interconnectivity. Provide for interconnectivity within the development, including open space linkages or connections using pedestrian and bicycle paths, and interconnectivity with adjacent or future development.
2. System-Wide Connections. Open space set-asides within development should tie into the adopted plans of the City and County.
3. Gap Improvements. The layout and design of sites and subdivisions should provide for pedestrian, bicycle lanes and routes, and trail and greenway connections to fill the gaps in the non-motorized transportation system across the Manhattan Urban Area.

1. This Division and the City of Manhattan’s IDCS cited in Subsec. 26-5A-4B when within the City and the Urban Service Area.
2. Riley County's standards cited in Subsec. 26-5A-4B when within the Rural–Urban Fringe

1. The minimum requirements are not reasonable due to the topography or other existing physical conditions of the site; or
2. The minimum requirements are not necessary or desirable for coordination of the subdivision’s layout with existing adjoining layouts or the most advantageous future layouts of adjoining tracts.

Integration. New streets will integrate into the existing street and road networks so as to:

1. Address the circulation needs of new development and the adjacent community.

2. Connect existing and new streets for pedestrian, bicycle, transit, and vehicular systems.
3. Provide for future bicycle, pedestrian, and motor vehicle connections.

4. Facilitate safe and efficient travel within and throughout the City and Manhattan Urban Area.

Natural Resources. Streets and roads must be located with appropriate regard for topography, wetlands and riparian areas, water bodies, wooded areas, and other features that enhance the attractiveness and sustainable value of development and are significant to the Flint Hills region for their ecological or natural resource value.

1. Travel easement: use “Place” or “Way”.
2. Cul-de-sac: use “Lane”, “Circle”, or “Court”.
3. Local street: use “Drive”, “Road”, “Terrace”, or “Street”.
4. Collector and Arterial street: use “Avenue” or “Parkway”.
5. Major arterial street: use “Boulevard” or “Parkway”.

1. 20 feet in residential districts.
2. 24 feet in non-residential, mixed-use, industrial, and institutional districts.

1. All new subdivisions and redevelopment located within the City limits, or in areas to be annexed by the City, must submit a drainage impact study (DIS) that conforms to the standards cited in Subsec. 26-5A-4B, Infrastructure Design and Construction Standards, unless such submittal is waived by the responsible City or County Engineer.
2. For all new subdivisions and redevelopment proposed within the Urban Service Area or Rural–Urban Fringe of the Manhattan Urban Area, the applicant must submit a drainage impact study that conforms to the Riley County storm drainage standards, unless such submittal is waived by the County Engineer. The storm drainage plan must contain such information as may be required by the County Engineer, and will be reviewed and approved by the County Engineer.

1. Manage stormwater runoff to meet the locally adopted technical requirements.
2. Provide lot layouts that support a high percentage of permeable areas.
3. Protect (or improve) existing soil conditions.
4. Retain natural areas, emphasize permeable landscapes, and minimize the amount of impermeable areas.
5. Maximize connected green spaces and disconnect paved areas.
6. Provide buffers along riparian and drainage areas.
7. Utilize multiple design elements to provide a series of permeable features (“treatment train”) upstream from the point of discharge from the site in accordance with the City’s IDCS.

1. Where a public storm sewer is accessible, the applicant will install storm sewer facilities connecting to such systems.
2. All public storm sewer systems will be extended to the subdivision or development property limits, where feasible.

1. Development in the City. All subdivisions located either within the City limits, or in areas to be annexed by the City, must have water and sanitary sewer systems designed to the standards of the City Engineering and Fire Departments.
2. Development in the Manhattan Urban Service Area. All subdivisions not on City services must design the water and sanitary sewer systems to comply with City engineering standards and must also be designed to be compatible with City systems when such systems are extended to these subdivisions. Installation of such improvements will be inspected and approved by the City Public Works Department.
3. Development in the Rural–Urban Fringe of Manhattan Urban Area. All subdivisions must design their water and sanitary sewer systems in accordance with County Engineering and Health Department standards.

1. Water. Applicants for approval of new development, or changes to existing development, that the City or County Engineer finds are likely to involve additional water demand, must provide a technical capacity study by a professional engineer, licensed in the State of Kansas, to certify to the City or County Engineer that adequate capacity is available to serve the proposed development. The study will be prepared in accord with the IDCS (See Subsec. 26-5A-4B, Infrastructure Design and Construction Standards).
2. Sanitary Sewer. Applicants for approval of new development, or changes to existing development, that the City or County Engineer finds are likely to involve additional sanitary sewer demand, must provide a technical capacity study by a professional engineer, licensed in the State of Kansas, to certify to the City or County Engineer that adequate capacity is available to serve the proposed development. The study will be prepared in accord with the IDCS (See Subsec. 26-5A-4B, Infrastructure Design and Construction Standards).

1. Generally. Water supply for new development must be sufficient to provide for the development's potable water demand, irrigation needs, and fire protection needs. Water must be supplied using fire-rated lines that are acceptable to the City's Fire Department, and installed to City's specifications, or acceptable to Riley County Fire District No. 1, as applicable.
2. Fire Hydrants. Fire hydrants must be provided to the specifications of the current Fire Code(s) and spaced according to the requirement of the Fire Marshal, or as set out in the City's IDCS.

1. Generally. Sanitary sewer service for new development must be sufficient to provide for the development's demand for the service. Sanitary sewer lines must be installed to the applicable specifications of the City or County.
2. Serviceability. To the fullest extent feasible, the system design should rely of gravity flow for conveyance without use of pumping systems. Determination of minimum lowest finished floor elevations of future buildings within a planned development should be established to minimize need of private grinder pumps.

1. Where adjacent to an urban–wildland interface area and a public street connection is not stubbed, a Fire Department access easement will be provided;
2. Where there is a cul-de-sac greater than 600 feet in length; or
3. Where a subdivision exists with only one point of access.

1. Cul-de-Sacs. On residential cul-de-sacs, paved pedestrian and bicycle access within a minimum 16-foot easement width must be provided from the cul-de-sac end to existing and proposed sidewalks, trails, bicycle lanes, routes, or parks that are located, or planned to be located, within two tiers of lots from the cul-de-sac. The pedestrian and bicycle improvements must be constructed to the applicable design specifications (see Figure 26-5E-2.1, Pedestrian Access Easement). 
2. Cul-de-Sac Sidewalk Connection Widths. Within the pedestrian access easement a sidewalk must be installed at a width equal to or greater than the minimum width of the sidewalk in the right-of-way that it is connecting to regardless of whether or not the sidewalk exists or meets its width requirement based on street classification at the time of connection installation. In any case, the connecting sidewalk need only be a minimum of eight feet wide if it is connecting to an existing, proposed, or planned trail/multi-use sidewalk that is eight feet or wider.
3. Cul-de-Sac Sidewalk Connection Location. Sidewalks must generally be located within the center of the provided easement, with no less than two feet between the edge of the sidewalk and the edge of the easement.
4. Mid-Block Connections. Where a residential subdivision abuts an arterial or collector street, pedestrian access must be provided from the local street to the arterial or collector street every 600 feet on average, or portion thereof. For distances up to 100 feet, the minimum easement width will be 10 feet. For distances over 100 feet, the minimum easement width will be 16 feet. Within the pedestrian access easement a sidewalk must be installed according to the same requirements under Paragraph 26-5E-2B-2, above. Where deemed appropriate, non-residential (commercial and industrial) subdivisions must provide pedestrian access to arterial and collector streets. The pedestrian and bicycle improvements must be constructed to the applicable design specifications.
5. Deviation. Where topography or other considerations make the provision of the pedestrian access easement impractical or undesirable, the Planning Board may grant a deviation as per Sec. 26-9C-4, Subdivision—Deviation.

1. A separate maintenance agreement, approved by the City of Manhattan, will be filed with the easement to define how the easement will be maintained, including the control of invasive or non-native species, as applicable.
2. The maintenance agreement will be noted on the face of the final plat.

1. Poles used exclusively for street or area lighting or traffic control signals.
2. Radio, television, and wireless communication towers and antennas.
3. Existing poles, overhead wires, and associated overhead structures, when part of a continuous line, or services to individual properties from existing overhead lines that are within a subdivision previously approved; provided, nothing in this Section will prevent the replacement of existing poles, overhead wires, and associated overhead structures or lines when necessary for the purpose of maintaining the line or upgrading the capacity.
4. Existing poles, overhead wires, and associated overhead structures, when part of a continuous line, or services to individual properties from such existing overhead lines that serve properties adjacent to, but not within, areas being subdivided.
5. Electric distribution or transmission lines with capacities of 3,000 KVA or more.
6. Service terminals, transformers, regulators, or meters on above-ground facilities normally used with and as a part of an underground distribution system.
7. Structures on corner lots, in streets and alleys, and on adjacent easements in cases where electrical and communication wires cross a street or other area where overhead wires are not prohibited, may be connected to overhead wires, and are excepted from the provisions of this Chapter.
8. Any communication line, which would otherwise be required by this Section to be underground, that uses an overhead pole or structure exempted by this Section.
9. Underground installation of wiring or electrical power, telephone, and cable television are not required in floodplains, drainage easements, major drainage ways, or other areas where frequently there is standing water.

1. The general arrangements of streets, blocks, and utilities, and how they will connect to the streets shown on the first application for preliminary plat approval.
2. The general location of drainage facilities.
3. The general location of protected natural resources and open spaces and how they will fulfill the minimum open space requirements.
4. The general location of proposed uses and housing types and how they will comply with the minimum/maximum density requirements.

1. NGS Datum. All elevations shown on plats must be based on National Geodetic Survey (NGS) datum, per the City's Electronic Spatial and Positional Data Standards;
2. Plat Notation. The permanent benchmark location and description that is used to extend datum to the project must be noted on the preliminary plat and final plat.

1. Subdivision units. Monuments at the controlling corners of each unit of a subdivision must consist of a bar at least 0.5 inch in diameter and three feet long, and encased in concrete that is at least one foot deep and six inches in diameter. The bar must protrude above the concrete. Variations from the three-foot length may be allowed by the Zoning Administrator based on subsurface conditions.
2. Lots corners and curves. All lot corners and control points for horizontal curves within the subdivision must be marked with a bar at least 0.5 inch in diameter and at least two feet long.
3. Identifications. Until a lot is developed and a certificate of occupancy is issued, identification plaques indicating lot numbers must be placed at each lot corner along the front of the lot on posts no less than four feet above ground.

1. Required Restoration. Any altered, removed, damaged, or destroyed corner must be restored.
2. Restoration Report. Whenever such a corner or any related accessory is restored, re-established, or replaced due to construction activities, a restoration report must be filed with the Department of Archives, Kansas State Historical Society, as specified in the Kansas Statutes.

1. “A cluster subdivision”
2. “A master-planned development”
3. “A village subdivision”

Notice of Potential Noise and Other Impacts Due to Military Training.

The lots within this subdivision are situated in an area that may be subjected to conditions resulting from military training at Fort Riley. Such conditions may include the firing of small and large caliber weapons, the over flight of both fixed-wing and rotary-wing aircraft, the movement of vehicles, the use of generators and other accepted and customary military training activities. These activities ordinarily and necessarily produce, noise, dust, smoke and other conditions that may not be compatible with the permitted land uses intended to be located in this subdivision according to established federal guidelines, state guidelines or both. Therefore, this Subdivision is subject to the “Notice of Potential Noise Impacts from Fort Riley, Kansas Military Installation and Recommended Noise Attenuation Building Methods” recorded on (insert date) in Book _____ Page ______.

1. Required Property Owners Association. Any subdivision or development for which compliance with the standards of this Chapter, or with conditions of approval, requires a continuing obligation (e.g., to own and maintain common open space) is subject to a mandatory association and a recorded declaration of covenants, conditions, and restrictions (CCRs) that ensures such continuing compliance.
2. Incorporation. If required by this Chapter, or required as a condition of approval, the applicant must incorporate an association that will bear responsibility for ensuring continuing compliance with this Chapter and conditions of approval.

1. Required. Conditions and requirements of development approval that require ongoing efforts of tenants or successors in title must be included in a declaration of CCRs for the property that must be recorded in the office of the Register of Deeds of the responsible County for the property at the applicant's expense.
2. Limited Waiver. Developments that are approved under unified ownership and control are not required to have CCRs, provided that a single property owner is responsible for the ongoing compliance of the development with the requirements of this Chapter and any conditions of approval. However, a development that is approved under unified ownership and control must not be conveyed into multiple ownerships (e.g., individual buildings in an office park being sold to separate entities, or individual residential lots) until required CCRs are recorded and have been accepted by the responsible Governing Body.
3. Timing. The applicant must provide proposed CCRs to the responsible Governing Body:
   1. Upon filing the application for plat approval; or
   2. If no plat approval is sought, before the issuance of any permit that directly authorizes development. Development approvals that require CCRs are contingent upon approval of the CCR document by the responsible Zoning Administrator.
4. Plat Annotations. Where a plat is required, the CCRs must be referenced on the plat. If the plat is recorded prior to the CCRs being recording, the plat must contain a note that the development is subject to CCRs.

1. Generally. The association is responsible for any item that is required to be maintained by the association as provided in this Section.
2. Maintenance Charges to Association. The covenants, conditions, and restrictions (CCRs) must include a provision that authorizes the responsible Governing Body to:
   1. Notify the association through its designated agent or, if the designated agent is unknown, through notice to individual owners of record that property within its control requires maintenance to meet the standards of this Chapter or the conditions of approval of the development or subdivision.
   2. Perform, or cause to be performed, the required maintenance after no fewer than 10 business days have passed following notice to the association.
   3. Charge the association for the maintenance, or charge individual lot owners (pro rata according to their share of obligations for dues) for the costs of the maintenance, including an administrative charge.
3. Policy Regarding Maintenance Charges. If the responsible Governing Body provides notice pursuant to CCRs that incorporate the above requirements, then the responsible Governing Body will allow the association to perform the required maintenance if:
   1. The association or lot owner(s) provides sufficient written assurances that such maintenance deficiencies will be corrected within a reasonable period of time agreed to by the responsible City or County Engineer.
   2. The responsible Governing Body is paid its administrative costs for sending the notice.
   3. The required maintenance is performed.