(A) Relation to adjoining street system. The arrangement of streets in new subdivisions shall make provisions for the continuation of the principal existing streets in adjoining areas (or their proper projection where adjoining land is not subdivided). Offset streets should be avoided. The angle of intersection between minor streets and major streets should not vary by more than ten degrees from a right angle. All proposed street names shall avoid duplication or close approximation of other street names in the entire county unless the proposed street is obviously intended as an extension of another existing or proposed street, in which case the streets shall bear the same name.
(B) Design. The arrangement of streets and lots shall give due regard to the topography and other physical features of the property and shall meet the following requirements and standards:
(1) See Appendix B of this chapter for Minimum Street Design Standards Table.
(2) Base and surface. All streets and public ways shall be constructed in accordance with the Kentucky Transportation Cabinet's Standards for Road and Bridge Construction. The minimum shall consist of 12 inches of compacted subgrade, six inches of compacted Dense Grade Aggregate (DGA), three inches bituminous binder and one inch bituminous surface.
(3) Right-of-way.
(a) See Appendix B of this chapter.
(b) Subdivisions that adjoin existing streets shall dedicate additional right-of-way to meet the minimum width requirements. The entire right-of-way shall be provided where any part of the subdivision is on both sides of the existing street. When the subdivision is located on only one side of an existing street, one-half of the required right-of-way, measured from the centerline of the existing roadway, shall be provided.
(4) Alleys. Alleys may be allowed in a residential block but only as a secondary means of access to property and not as the road frontage or primary means of access. Alleys are allowed in the rear of business lots, unless other adequate provisions are made for service and deliveries, and shall have a right-of-way no greater than 20 feet.
(7) Grades. See Appendix B of this chapter. Grades at intersections shall not exceed 3% for a distance of 50 feet from the intersection of the street centerlines.
(8) Horizontal curves. Where a deflection angle of more than ten degrees in the alignment of a street occurs, a curve or reasonably long radius shall be introduced. On streets 60 feet or more in width, the centerline radius of curvature shall be not less than 300 feet; on other streets, not less than 100 feet at a design speed of 20 mph. Greater design speeds shall require appropriate radii determined in accordance with AASHTO guidelines.
(9) Vertical curves. See Appendix B of this chapter. Every change in grade shall be connected by a vertical curve constructed so as to afford a minimum sight distance being measured from the driver's eyes, which are assumed to be 4.5 feet above the pavement surface, to an object four inches high on the pavement. Profiles of all streets showing natural and finished grades drawn to a scale of not less than one inch equals 50 feet horizontal, and one inch equals five feet vertical, is required.
(10) Intersections. See Appendix B of this chapter. Street intersections shall be as nearly at right angles as is possible, and no intersection shall be at an angle of less than 60 degrees. Property line radii at street intersections shall not be less than 20 feet, and where the angle of street intersections is less than 75 degrees, the Planning Commission may require a greater curb radius. Wherever necessary to permit the construction of a curb having a desirable radius without curtailing the sidewalk at a street corner to less than normal width, the property line at such street corner shall be rounded or otherwise set back sufficiently to permit such construction. Intersections involving more than four basic street approaches are prohibited.
(12) Curb and gutter.
(a) Curbs shall be constructed in all major subdivisions to provide permanent six inch concrete curbs with 24 inch integral concrete gutters or standard rolled curbs and gutters. Valley gutters two feet wide shall be constructed meeting the same requirements as the pavement base and prime coat of the adopted street specifications. The ground between valley gutters and the property line shall be adequately sloped to the edge of the valley gutter. Details of curb and gutter are available in the Standards and Guidance for Development manual from the City of Madisonville.
(b) Exception. A continuation of a currently active development under the same ownership is not required to install curb and gutter.
(13) Street jogs. Street jogs with centerline offsets of less than 100 feet shall not be allowed.
(14) Dead end streets.
(a) Minor terminal streets or courts designed to have one end permanently closed shall be determined by the density accessed from said street as follows:
Use | Lengths |
Single-family | 60 feet per lot access/max 1,500 feet |
Two-family | 80 feet per lot access/max 1,250 feet |
Multi-family | 80 feet per lot access/max 1,000 feet |
Commercial | 50 feet per lot access/max 1,000 feet |
Industrial | 200 feet per lot access/max 1,200 feet |
(b) Dead end streets shall be provided at the closed end with a turn-around having an outside roadway diameter of at least 60 feet and a street right-of-way diameter of at least 80 feet, or the Planning Commission may approve an alternative design so long as it meets these regulations. Where adjoining property is subject to future development, proposed streets shall be extended by dedication to the boundary of such property. Such streets for extension shall be provided with a temporary turn-around having a roadway diameter of at least 60 feet. Temporary turn-around shall be paved within two years of the preliminary plat approval unless the next final plat phase has been filed.
(15) Private streets and reserve strips. There shall be no private streets or reserve strips platted in any subdivision.
(16) Blocks. No block shall be less than 250 feet nor more than 1,500 feet in length, except as the Planning Commission considers necessary to secure efficient use of land or desired features of street pattern. Blocks shall be wide enough to allow two rows of lots except where reverse frontage on major streets and roads is provided or where prevented by topographical conditions or size of the property, in which case the Planning Commission may approve a single row of lots of minimum depth.
(17) Dedication and acceptance. The subdivider shall provide for the complete construction of the roads, streets, drainage, right-of-way, and roadside improvements to adopted standards. Five days written notice shall be given to the City Engineer for a final inspection of the construction. Dedicated road systems shall not be accepted until inspected by the City Engineer and determined that the improvements are constructed in accordance with the approved construction plans. Within 45 days of final inspection by the City Engineer, the Council may accept the street by action or by default.
(18) Restriction of access. Where property along a collector or arterial street is to be used for residential purposes and a minor street is required, the arrangement of lots shall be such that the lot's rear yards abut the major street.
(C) Lots.
(1) Adequate building sites. Each lot shall contain a building site outside the limits of any existing easement or building setback lines as required, and above the elevation of the record flood. Fill may be used to raise such site to flood-free elevation. The introduction of fill shall require approval as necessary by the appropriate regulatory agency. Lot access shall be outside or above the record flood.
(2) Arrangement. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curve street lines.
(3) Frontage. Each lot must front upon a publicly dedicated/accepted or publicly maintained street or road for a distance as established in the individual zoning districts, except that lots fronting on the turn-around of a cul-de-sac street shall have a minimum frontage of 30 feet, unless otherwise specified in the adopted zoning regulations of the City of Madisonville.
(4) Size. The size, shape and orientation of lots shall be such as to allow the installation of the required utilities and infrastructure and as to allow adequate building sites. Minimum sizes are as established in the individual zoning districts.
(5) Sewer. The subdivider shall connect with the public sanitary sewer system and provide connections to each lot.
(6) Corner lots. Corner lots shall have a width sufficient to permit the establishment of front building lines on both the adjoining streets without reducing the buildable width below that of the average size lot in the subdivision. One interior lot line shall be considered the rear line and one shall be considered the side line determined by the positioning of the principle structure.
(7) Building setback lines and side yards. All setbacks and yards shall conform to the requirements of the zoning districts within the City of Madisonville.
(8) Flag lots. Flag lots are not encouraged but shall be allowed under the following guidelines:
(a) In no case shall there be more than two contiguous flag lots;
(b) The minimum road frontage is required for each flag lot;
(c) Where two flag lots are contiguous, only one common driveway shall be allowed; and
(d) The maximum number of flag lots allowed in a subdivision is three lots or 15% of the total number of lots, whichever is greater.
(9) Utility easements. When the location of poles, wires, conduits, storm and sanitary sewers, gas, water, or other utilities is required along rear and/or side lot lines, easements of at least ten feet in width along the rear lot lines and at least five feet in width along the side lot lines shall be dedicated. Easements of at least 20 feet shall be dedicated along all rights-of-way except in the Central Business District where the easement requirement will be determined by the Planning Commission.
(D) Parking facilities. Parking shall conform to the minimum requirements of the adopted zoning regulations.
(E) Public use and service areas. Where a school, neighborhood park or recreation area, shown on an official map or in a plan adopted by the Planning Commission, is located in whole or in part in the applicant's subdivision, the Planning Commission shall require the dedication or reservation of such open space within the subdivision up to a total of 10% of the gross area of the plat for park, school or recreation purposes.
(F) Community assets. In all subdivisions, due regard shall be shown for all natural features such as large trees and water courses, and for historical spots and similar community assets which, if preserved, will add attractiveness and value to the property.
(G) Cemeteries. Cemeteries shall be identified and require a ten foot buffer/setback around the perimeter.
(H) Large tracts or parcels. When land is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged so as to allow for the opening of streets in the future and for logical further resubdivision.
(I) Deed restrictions/covenants. Deed restrictions or covenants shall be included with the plat and made a part of such plat; provided however, that such deed restrictions or covenants shall not contain reversionary clauses wherein any lots shall return to the subdivider because of a violation thereon of the terms of the restrictions or covenants, nor shall they contain any requirements less strict than those of any locally adopted regulation or ordinance.
(J) Easements along streams/watercourses. Whenever any stream or important surface drainage course is located in an area which is being subdivided, the subdivider shall provide an adequate easement along each side of the stream for the purpose of widening, deepening, sloping, improving or protecting the stream or drainage course. Under no circumstances shall the easement be less than ten feet as measured outward from both stream banks at the top of bank point. Any alteration or other work performed on the stream/watercourse shall be permitted by the appropriate agency.
(K) Sidewalks.
(1) Sidewalks shall be required in all major residential subdivisions and shall be located in the street right-of-way, on both sides of the street, to prevent interference or encroachment by fencing, walls, hedges or other planting or structures placed on the property line. All sidewalks shall be constructed as follows: concrete sidewalks shall be four feet wide and four inches thick.
(2) Exception. A continuation of a currently active development under the same ownership is not required to install sidewalks.
(L) Utilities.
(1) Street lights. Street lights shall be installed in accordance with the Electric Utility Service Policies and Procedures. Pole spacing shall be determined by the Electric Department.
(2) Stop signs and street name signs. All stop signs and street name signs are the responsibility of the developer and shall be located on the preliminary plat, construction plans and final plat. Installation shall be in accordance with the Manual on Uniform Traffic Control and city standards.
(3) Telephone, cable system, electric.
(a) All telephone, cable, and electric lines shall be placed within the 20-foot utility easement adjacent to the public right-of-way.
(b) Optional. All utility lines may be placed underground in a trench with adequate pipe for joint use by any providers.
(4) Sanitary sewer system. Each lot within a subdivision shall be provided with a connection to an approved sanitary sewer system. The design and construction of all sanitary sewer systems shall be in accordance with the Standards Manual for the planning, design and construction of sanitary sewage facilities.
(5) Water distribution system.
(a) Each lot within a subdivision shall be provided with a connection to an approved water system. The design and construction of all water supply systems shall be in accordance with the Standards Manual for the planning, design and construction of water distribution systems.
(b) Connections to the water system shall be installed for every lot in a subdivision so that future connections will not require digging up or tunneling under streets or interruption of service to other connections on the system. An adequate system of fire mains shall be provided as part of the development. Every attempt shall be made to establish a gridiron layout, preferably looped, with a minimum of dead-end lines. Fire hydrants shall be spaced at a maximum of 500 feet apart so that adequate fire protection to all buildings may be provided. Fire hydrants shall be located where they will be accessible, protected from traffic hazards, and will not obstruct walks, roadways or parking facilities.
(6) Storm water drainage system.
(a) The plat shall be laid out so as to provide drainage of the area being subdivided. Drainage improvements shall maintain any natural water course and shall prevent the collection of water in any low areas. The means for disposing of the storm water shall comply with all KPDES, Phase II requirements. The satisfactory drainage of storm water shall be made by means of underground conduits or surface ditches. The storm water drainage system shall be designed and constructed by the developer and shall be designed to meet the design specifications as outlined in the City of Madisonville Standards and Guidance for Development Manual. Plans for improvements shall be prepared by the design engineer and installed by the developer, all in accordance with the provisions of these regulations.
(b) An adequate drainage system, including ditches, pipes, culverts, intersectional drains, drop inlets, bridges, etc., shall be designed and constructed to provide for the proper drainage of the surface water of the subdivision and the drainage area of which it is a part. The following requirements and methods shall be followed:
1. Report required. A subdivision plat shall not be considered for final approval until the subdivider has submitted a report by the design engineer as to the ability of existing watercourse channels, storm sewers, culverts, and other improvements pertaining to drainage or flood control within the subdivision, in order to handle the additional runoff created by the development of the land. Additional information shall be submitted indicating that provisions have been made for the disposal of surface water without any damage to the developed or underdeveloped land down stream of the proposed subdivision. The use of sink holes as runoff outlets is prohibited. The report shall include an estimate of the quantity of storm water entering the subdivision naturally from areas outside the subdivision and the quantities of flow at each pickup point (inlet), and the location, sizes, and grades of required culverts, drainage sewers, and other required appurtenances.
2. Grading. No final grading or sidewalk, curb and gutter, pavement construction, or installation of utilities shall be permitted in any proposed subdivision until the preliminary plat has been approved by the Planning Commission. The subdivider shall grade each subdivision in order to establish street, block, and lot grades in proper relation to each other and to topography. The grading of the roadway shall extend the full width of the right-of-way. Planting strips between the back of curb and sidewalks shall be graded at a gradient of not less than 2% upward from curb to sidewalk or property line. All ditches shall be graded to ensure the adequate flow of surface water runoff.
3. Design. Culverts and storm sewers in all streets shall be designed on a ten-year, 24-hour storm event and checked for a 100-year frequency to ensure no structures will be inundated by flood waters. The minimum capacity for curb and gutter inlets and open channels shall be computed on a rainfall intensity of four inches per hour. Ditches shall be sloped not less than three to one and back slopes shall be not less than two to one. Cross drains shall be provided to accommodate all natural and post development water flow, and shall be of sufficient length to permit full width roadway and the required slopes. In no case shall the pipe be less than 15 inches. Cross drains shall be built on straight line and grade, and shall be laid with the spigot end pointing in the direction of the flow and with the ends fitted and matched to provide tight joints and a smooth uniform invert. They shall be placed at a sufficient depth below the roadbed to avoid dangerous pressure of impact, and in no case shall the top of the pipe be less than one foot below the roadbed.
4. Road drainage. The road storm sewer system shall serve as the primary drainage system and shall be designed to carry roadway, adjacent land, and building storm drainage under developed conditions. No storm sewer shall be permitted to run into the sanitary sewer system. Curb drainage inlets and catch basins shall be provided at intervals along roadways. The spacing of inlets and catch basins shall be adequate to limit the spread of water to two feet into the roadway. Storm drainage inlets shall be placed so that crosswalks will not be flooded during the design intensity of four inches per hour. Ditches and open channels shall be seeded or sodded and material and construction specifications for all drainage projects shall be in compliance with KDOH. The post-development rate of run-off shall not exceed the pre-development levels.
5. Off-road drainage. The design of the off-road drainage system shall include the watershed affecting the subdivision and shall be extended to a watercourse or ditch adequate to receive the storm drainage. When the drainage system is outside of the road right-of-way, the subdivider shall make provisions for dedicating an easement to provide for the future maintenance of the system. The size and location of all off-road water courses and ditches running through the subdivision shall be enclosed or left open subject to the approval of the Planning Commission. If a water course or ditch is left open, it may be required to be protected by a fence as determined by the Planning Commission. The watercourse or ditch easement shall be wide enough to contain ample clearance for the operation of maintenance equipment.
6. Protection of drainage systems. Ditches and open channels shall be seeded, sodded, or paved depending on grades/slopes and types of soils. As a general rule, ditches and channels with grades between 4% to 8% shall be sodded and those with grades over 8% shall be paved.
7. Materials. Material and construction specifications for all drainage projects shall be in compliance with the Standard Specifications for Road and Bridge Construction manual.
(M) Off-site improvements. When a proposed subdivision is located on a road, sanitary sewer system, water line or storm water system determined by the city to be substandard and incapable of handling the proposed increase, the developer shall be advised and the proposed subdivision may not proceed. The city shall make no guarantee to make off-site improvements; however, the developer and city may enter into an agreement to make off-site improvements which would allow the proposed subdivision to be developed.
(N) Survey monuments. All subdivision boundary corners and all points of tangency and points of curvature of all curves of streets and street intersections shall be marked with permanent monuments. A permanent monument shall consist of ½ inch minimum diameter steel rod or rebar of 24 inch minimum length with an SPPLS identifying cap encased in a concrete filled six inch minimum diameter hole of two feet minimum depth. Should conditions prohibit the placing of monuments on the line, witness monumentation will be permitted; provided however, that exact offset courses and distances are shown on the subdivision plat. Steel rods or rebar of ½ inch minimum diameter and a minimum of 18 inch length with SPPLS identifying cap shall be set at all lot corners. If survey monuments are removed during construction, they shall be replaced before the final plat is recorded, unless bonded.
(O) Surety/bond.
(1) Requirement. No final plat of any subdivision shall be submitted, approved, and recorded unless:
(a) The improvements have been installed to the satisfaction of the city prior to such approval; or
(b) The subdivider has entered into a contract with the Hopkins County Joint Planning Commission and satisfactory to the city to construct all necessary roads, drainage, grading, graveling, paving, storm and sanitary sewerage systems, and water systems; and the subdivider has filed with the Planning Commission a property or insurance bond, letter of credit, cashier's check, or a certified check upon a solvent Kentucky bank conditioned to secure the construction of the improvements listed below in a satisfactory manner not to exceed two years. No such bond shall be accepted unless it is enforceable by or payable to the Hopkins County Joint Planning Commission in a sum at least 120% of the cost of constructing the improvements as estimated by the design engineer with the approval of the City Engineer and in form with surety and conditions approved by the City Attorney. No such letter of credit or check shall be accepted unless it is enforceable by or payable to the Hopkins County Joint Planning Commission in a sum at least 105% of the cost of constructing the improvements as estimated by the design engineer with the approval of the City Engineer and in form with surety and conditions approved by the City Attorney. The surety/bond may be renewed one time for one year. Prior to surety/bond release, all required improvements shall be inspected and verified by the City Engineer and as-builts shall be provided.
(2) Reduction in amount. Two reductions in the amount of the surety will be permitted during the construction period. Any request for reduction shall be accompanied by an accurate account of the cost of improvements for which the reduction is sought and a signed statement by the City Engineer, after field inspection and verification, that said improvements have been installed satisfactorily.
(3) Warranty. The developer shall provide a one-year period, from the official acceptance date of the public improvements, as a warranty period. During that time the developer will be responsible for the correction of any defects found. A minimum of 10% of the original surety amount shall be maintained throughout the warranty period. At the time the warranty period expires and all defects have been corrected, the remainder of the surety shall be released to the developer.
(Ord. passed 5-22-03)