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(A) Unless the Planning Commission approves a surety performance bond, all required improvements shall be completed prior to final plat approval.
(B) (1) With the Commission’s approval, the developer, in lieu of completing the improvements as stated above, shall furnish the Commission with either a surety performance bond or an escrow account in a local tending institution running to the Planning Commission for and on behalf of the Planning Commission.
(2) The bond shall be sufficient to cover the cost of all required improvements to be installed by the subdivider.
(C) The required improvements shall be installed by the developer at his or her expense in accordance with the specifications of the official or agencies having jurisdiction. Improvements exceeding these minimum requirements must be reviewed by the Commission and may be provided by the developer or required by the Commission.
(D) All physical improvements shall be installed under the direction and supervision of the developer’s engineer.
(Ord. passed 10- -1977; Ord. passed 1-6-1998; Ord. passed 11-12-2001)
Streets within or adjacent to a proposed subdivision shall be classified according to one or more of the classifications noted below, and physical improvements and design standards shall be required in accordance with the fallowing standards.
(A) Right-of-way and pavement width.
Street Type | Minimum Dedicated Right-of-Way Width | Minimum Pavement Width |
Street Type | Minimum Dedicated Right-of-Way Width | Minimum Pavement Width |
Alley | 20 feet | 20 feet |
Arterial street | 80 feet | 44 feet |
Collector street | 60 feet | 36 feet |
Limited access highway | 120 feet | 44 feet |
Marginal access street | 20 feet | 20 feet |
Minor street | 40 feet | 24 feet |
NOTES TO TABLE:
The major street plan may indicate greater right-of-way widths for certain limited access and arterial streets, but in no case shall the subdivider be required to dedicate more than 80 feet for any one street. | ||
(B) Base course. The base course shall consist of dense graded aggregate, as defined in Art. 3.3.2-A of Kentucky Department of Highways Standard Specifications for Road and Bridge Construction, 2007 Edition, as revised and amended. The base course shall be bonded with water and rolled to a smooth surface.
(C) Surface. The surface shall consist of 200 pounds per square yard of State Department of Highways Class I, Type B, bituminous concrete (using P.A.C. 5 or P.A.C. 7 bitumen), as defined in Art. 4.3.4-A-3 of Kentucky Department of Highways Standard Specifications for Road and Bridge Construction, 2007 Edition, as revised and amended, or a comparable surface approved by the Planning Commission.
(D) Drainage. The proposed layout and design of streets and lots within a shall be conductive to proper drainage patterns.
(E) Conformity to major street plan. The location of all streets in a proposed subdivision shall conform in general alignment to the major street plan.
(F) Street continuity. The proposed street layout shall provide for the continuation of existing streets to adjoining tracts, unless the Planning Commission deems such extension undesirable for specific reasons of topography or design. Where it is desirable, in the opinion of the Planning Commission, to provide street access to adjoining property, proposed streets shall be extended by dedication to the boundary of such property.
(G) Relation to topography. Streets shall be designed with respect to topography to produce the most usable and properly situated lots, provide proper drainage for storm water and produce proper grades.
(H) Street names. Proposed streets in alignment with existing streets should bear the name of the existing street. When streets are not in alignment, no names shall be used which would duplicate or be confused with names of existing streets.
(I) Conflicting traffic or land use. When a proposed subdivision contains or is adjacent to existing or proposed railroad right-of-way, other significant rights-of-way or conflicting and detrimental land uses, the Planning Commission may require marginal access streets, reverse frontage lots, lots with rear service alleys, lots with additional depth or other measures which may be necessary for protection of abutting properties and the maintenance or junction of major traffic arteries.
(J) Portions of streets (proposed). New half or partial streets shall not be permitted. The entire minimum right-of-way shall be dedicated when a proposed subdivision is located on one or both sides of a street.
(K) Existing deficient street rights-of-way. Subdivisions platted along existing streets should dedicate additional right-of-way, if necessary, to meet the minimum width requirements specified in these regulations.
(L) Reserve strips and private streets. There shall be no reserve strips or private streets platted within a subdivision.
(M) Oversized improvements. When street rights-of-way or improvements are required in excess of what is necessary to meet the demands of the subdivision under consideration, the Commission should require dedication or improvement costs of the developer only to the extent required by his or her subdivision. The appropriate authorities should be encouraged to finance the acquisition or cost of the additional improvements.
(N) Street intersections. Minimum standards for intersection design are as follows.
(1) Number of approaches. Intersections involving more than four basic street approaches shall be prohibited. Merging lanes, deceleration lanes, “Y” intersections and the like are not in this prohibition and are considered as parts of one-street approach.
(2) Angle of intersection. For a tangent distance of at least 100 feet, measured from the intersection of right-of-way lines, all streets should intersect at an angle of 90 degrees. In no case should the angle of intersection be less than 75 degrees.
(3) Street jogs. Street jogs with centerline offsets of less than 150 feet should not be made.
(4) Excessive grades at intersections. When a street grade at the approach to an intersection exceeds 3%, a leveling area shall be provided with grades of not greater than 3% for a distance of 50 feet from the intersection of street centerlines. Vertical curves shall then be used to connect the intersecting grades.
(O) Minimum property line radii. At street intersections, the minimum radius at property lines shall be 20 feet for all streets.
(Ord. passed 10- -1977; Ord. passed 1-6-1998; Ord. passed 11-12-2001)
The following standards shall be observed in the design of blocks.
(A) Residential block length. Intersecting streets shall be provided at such intervals as necessary to meet existing street patterns, topography and standards required for safe and convenient vehicular and pedestrian circulation. Blocks should not, however, exceed 1,600 feet in length, nor be less than 500 feet in length.
(B) Residential block width. The width of blocks shall be sufficient to provide for two tiers of lots of appropriate depth.
(C) Non-residential blocks. Blocks intended for non-residential uses shall be of such length width, and other design as the Commission finds necessary for the prospective use, including adequate provision for off-street parking, loading and unloading, and limitation and control of vehicular access points to adjacent streets.
(Ord. passed 10- -1977; Ord. passed 1-6-1998; Ord. passed 11-12-2001)
The following standards shall be required in the design of lots.
(A) Corner lots. Corner lots shall be of sufficient width to permit compliance with the required minimum setback line. In order to comply with the additional width requirement and continue the same size homes as are on adjoining lots, corner lots shall be increased to whatever width is necessary.
(B) Lot lines. Side lot tines shall be at right angles to straight street centerlines and radial to curved street centerlines. Rear lot lines should consist of straight lines with a minimum number of deflections, where practical.
(C) Access. Lots less than 100 feet in width shall have no more than one point of access to any one public street. There shall be no more than two points of access to one public street on a lot of less than 400 feet, but more than 100 feet in width. Lots in excess of 400 feet may have two points of access to any one public street for each 400 feet of frontage.
(1) No point of access shall be allowed within ten feet of the intersection of the right-of-way lines of intersecting streets.
(2) No curbs on city streets or rights-of-way shall be cut or altered without written approval of the Zoning Administrator.
(3) A point of access shall not exceed 20 feet in width for one way and/or lane ingress or egress. Two-way access points shall not exceed 35 feet in width.
(D) Lot dimensions.
(1) Lots located in areas where a zoning ordinance is in effect shall conform to the zoning regulations’ lot size requirement, except residential lots not served by public sewer, shall be at least 80 feet wide and 20,000 square feet in area. (Where no zoning ordinance is in effect, residential lots served by public sewer shall be at least 70 feet wide and 7,500 square feet in area.) Residential lots not served by public sewer shall be at least 80 feet wide and 20,000 square feet in area.
(2) A greater lot area than specified above may be required for residential lots if, in the opinion of the county’s Health Officer, there are factors of drainage, soil conditions or other conditions to cause potential health problems.
(E) Building setback line. Lots located in areas where a zoning ordinance is in effect shall conform to the zoning regulations. Where no zoning ordinance is in effect, the minimum building setback line for the right-of-way shall be at least one-half of the total width of the street right-of-way. In no instance shall this distance be less than 35 feet unless waived by the Commission.
(F) Development of hazardous areas. When lots are located on land which is subject to flooding subsidence, or other hazards injurious to the health and safety of potential users, and when such hazards cannot be eliminated or adequate safeguards provided to protect the health and safety of potential users, the Planning Commission may declare such land to be unsuitable for subdividing and disapprove such plans or portions thereof.
(Ord. passed 10- -1977; Ord. passed 1-6-1998; Ord. passed 11-12-2001)
(A) Utilities. Easements 12 feet in width may be required between, at the rear, or in front of lots, whenever necessary. Easement of greater width may be required if necessary for the extension of water and sewer lines or other utilities.
(B) Storm water drainage easement. Storm water easements or drainage rights-of-way may be required by the Planning Commission if necessary for proper drainage within or through a subdivision.
(C) Connection to existing easements. When necessary, utility and drainage easements shall connect with existing easements on adjoining property.
(Ord. passed 10- -1977; Ord. passed 1-6-1998; Ord. passed 11-12-2001)
(A) Assessing the need for community facilities. During the review of subdivision plats, the Planning Commission shall consider the adequacy of existing or proposed community facilities which will serve the additional population to be housed in a proposed subdivision. Subdivides shall consider dedicating or reserving land for facilities that will be needed in a subdivision, such as public buildings, recreational areas and shopping facilities.
(B) Adequacy of such areas. Areas provided or reserved for such community facilities shall be adequate for building sites, landscaping and off-street parking.
(Ord. passed 10- -1977; Ord. passed 1-6-1998; Ord. passed 11-12-2001)
(A) Water supply system. Where public water supply, in the opinion of the Planning Commission, is reasonably accessible, the subdivider shall construct a complete water distribution system, having a minimum of a six-inch main line and including a connection for each lot. Appropriately spaced fire hydrants shall be required when the water flow meets ISO flow requirements. In the event ISO flow requirements are not met, then the Planning Commission, in its discretion, may order the installation of fire hydrants should they believe that at a future time water pressure would be adequate. In the event a public water supply is not within a reasonable distance, then the subdivider shall provide the lots with an alternate water supply that shall be approved by the county’s Health Officer.
(B) Storm drainage. Adequate provisions for storm water drainage shall be provided in accordance with standards specified by the Planning Commission.
(C) Sanitary sewers. Where the public sanitary sewer system, in the opinion of the Planning Commission, is reasonably accessible, sanitary sewers shall be installed to adequately serve all lots with connections to the public system; approval of the size line will be obtained from the Engineer. Where lots cannot be served by the extension of an existing public sanitary sewer, the subdivider shall obtain approval of lot sizes from the county’s Health Officer for individual septic tanks and disposal fields, or approval of a neighborhood disposal system.
(D) Electric supply system. Provision shall be made in every subdivision for a satisfactory electric supply system. Every consideration should be given to the possibility of underground installation of all necessary wires.
(E) Monuments.
(1) Concrete monuments. Two concrete monuments at least 36 inches in length and four inches square with a suitable center point shall be set on at least two corners of the boundary of a subdivision, as required by a certified Engineer.
(2) Iron pin monuments. Iron pin monuments three-fourths’ inch in diameter and at least 24 inches long shall be placed at all points on boundary lines where there is a change of direction and at all lot comers. These pins shall be placed only after all grading and other construction have been completed.
(F) Sidewalks. Sidewalks may be required on lots abutting a public access and shall have a minimum width of four feet.
(G) Intent. It is not the intent of these regulations to impose prohibitive or unduly restrictive requirements upon subdivision development, but rather to promote orderly growth and progressive development as herein above set out, and in determining the adequacy of storm water drainage and whether or not public water supply and public sanitary sewers are reasonably accessible, due consideration will be given to economic factors involved, including relative cost of connection to public water system compared to separate water distribution system, and relative costs of installation of individual septic tank and disposal field or neighborhood disposal system as compared to connection with public system and installation of sanitary sewer system.
(Ord. passed 10- -1977; Ord. passed 1-6-1998; Ord. passed 11-12-2001)
(A) Any person or entity who violates any of these provisions or any of the regulations adopted pursuant hereunder for which no other penalty is provided, shall upon conviction be fined not less than $10, but no more than $500, for each conviction. Each day of violation shall constitute a separate offense.
(B) Any person, owner or agent who violates this chapter shall, upon conviction, be fined not less than $100, nor more than $500, for each lot or parcel which was the subject of sale or transfer, or a contract for sale or transfer.
(Ord. passed 10- -1977; Ord. passed 1-6-1998; Ord. passed 11-12-2001)