Alliance City Zoning Code
CHAPTER 1164
Improvements
1164.01 PHYSICAL CONSIDERATIONS.
(a) Natural Land Use. Subdivisions should be planned to take advantage of the topography of the land to economize in the construction of drainage facilities, to reduce the amount of grading, and to minimize destruction of trees and topsoil.
(b) Land Suitability. If the Commission finds that land proposed to be subdivided is unsuitable for subdivision development due to flooding, inadequate drainage, soil and rock formations with severe limitations for development susceptibility to mud slides or earthslides, severe erosion potential, unfavorable topography, inadequate water supply or sewage disposal capabilities, or any other feature harmful to the health, safety or welfare of the future residents of the proposed subdivision or community, and if from investigations conducted by the public agencies concerned, it is determined that in the best interests of the public the land should not be developed for the purpose proposed, the Commission shall not approve the land for subdivision unless adequate methods are advanced by the subdivider for solving the problems that will be created by the development of the land.
1164.02 REQUIRED IMPROVEMENTS.
The following improvements shall be required:
(a) Streets shall be provided according to the specifications of the City Engineer and conforming to the latest edition of the ODOT Location and Design Manual, Volume One, Roadway Design. Streets shall be approved by the City Engineer prior to the start of construction.
(i) The pavement and wearing surface shall be installed to meet the design standards established by the City Engineer.
(ii) The naming of streets shall conform to the City’s adopted naming system.
(iii) Curb and gutter shall be installed and meet the design standards established by the City Engineer.
(iv) Sidewalks shall be installed on both sides of all streets. The required sidewalks may be placed in the rear of lots in certain types of development upon Commission approval. Sidewalks shall be at least five feet in width and installed to meet the design standards established by the City Engineer.
(v) Street and pavement widths measured from face of curb to face of curb shall be in accordance with the Comprehensive Land Use Plan and the following schedule:
Street Classification | Right-of-way Width (feet) | Pavement Width (feet) (3/5 x ROW) |
Arterial | 80 | 48 |
Collector | 80 | 48 |
Local, Nonresidential | 60 | 36 |
Local, Residential | 50 | 30 |
(vi) Public right-of-way street lighting shall be installed on all streets, with such lighting to meet the design standards of First Energy and the City Engineer.
(b) Utility Improvements. All the following utility improvements shall be installed prior to street construction and shall meet the following standards:
(i) Proper and adequate disposal of storm water shall be provided. The type, extent, location, and capacity of drainage facilities shall meet the design standards established by the City Engineer and conforming to the latest edition of the ODOT Location and Design Manual, Volume Two, Drainage Design. All surface drainage facilities shall connect to an adequate drainage course. Land that is subject to flooding from time to time shall be provided with such improvements as may be required to remove flooding hazards from proposed subdivision lots.
(ii) Stormwater retention or detention facilities shall be provided for flood control, and for water quality and erosion control measures. Retention or detention facilities shall meet the design standards established by the City Engineer and shall conform to the Stark Soil and Water Conservation District’s Erosion and Sediment Control Regulations.
(iii) Complete sanitary sewer system of an adequate size discharging into an approved outlet in accordance with the specifications established by the City Engineer conforming to the latest edition of the Great Lakes Upper Mississippi River Basin Design Standards for Sanitary Sewers and EPA standards shall be provided. If the subdivision is in an area where sanitary sewer mains are not accessible, the minimum lot area may be approved if adequate sewer system and group disposal facilities are constructed that will tie into future sewer line extensions or where pumping facilities are provided to an adequate sewer. Individual septic tanks shall not be permitted.
(iv) Adequate size water mains properly connected to the public water supply system to serve all lots for domestic use and fire protection shall be provided in accordance with the specifications established by the City Engineer and conforming to the latest edition of the Great Lakes Upper Mississippi River Basin Design Standards for Water and EPA standards.
(v) Gas, telephone, and electric service, as well as street lighting, shall be provided within each subdivision. Whenever such facilities are reasonably accessible and available, they are required to be installed within the area prior to the approval of the final plat. Gas, telephone, electric, and street lighting lines, wires, conduits, and cables shall be constructed underground except in cases where the City Engineer determines that topographic, bedrock or underground water conditions would result in excessive costs to the subdivider.
(vi) Overhead utility lines, where permitted, shall be located at the rear of all lots. The width of the easement per lot shall meet the private utility requirements, but shall be not less than six feet, and total easement width shall be not less than 12 feet.
(c) Open Space. Before Approval of a final plat by the Commission, whoever subdivides shall submit an open space development plan if open space is required under this Ordinance. The open space development plan shall include the following:
(i) A site plan with project title, developer’s name, designer’s name, north arrow, correct architectural or engineering dimensions and scale, zoning and development of adjacent properties, location and type of buildings on the site, location and type of yards, landscaping or fencing on the site, location and type of storm drainage, and existing and final contours and building elevations at one-foot intervals.
(ii) Such other information as may be needed in reviewing the plan to determine how best to maintain the open space for its intended use, protect the public safety, minimize adverse effects upon adjacent development, and preserve historic sites.
1164.03 CONSTRUCTION, IMPROVEMENT PLANS AND SPECIFICATIONS.
Drawings showing plans, cross sections, profiles, elevations, typical sections, construction details, and specifications for all required improvements shall be prepared by a professional engineer. The improvement plans shall be prepared in accordance with the standards set forth in Chapter 1166 and subject to the terms and conditions of regulations.
If it becomes necessary to modify the improvements as approved due to unforeseen circumstances, the subdivider shall inform the City Engineer in writing of the conditions requiring the modifications. Written authorization from the Commission, upon approval by the City Engineer, to make the required modification, must be received before proceeding with the construction of the improvement.
At completion of the construction, and before acceptance, the subdivider shall furnish the City Engineer a set of reproducible mylar drawings (excluding sepia) for permanent record, showing the locations, sizes, and elevations of improvements as constructed, and shall provide AutoCAD drawings of the entire project containing the as-built information as well.
(a) Preconstruction Meeting and Work Schedules. Prior to the commencement of any construction the subdivider shall notify, in writing, the Safety-Service Director, all utilities, the Stark Soil and Water Conservation District, and the City Engineer of the date of commencement of construction. A preconstruction meeting shall be required with regard to procedure, materials, and inspection of the project.
(b) Construction Inspections.
(i) Responsible Official. The City Engineer shall be responsible for the inspection of all street improvements including storm sewers, water lines, sanitary sewers, and sanitary treatment plants and appurtenances.
(ii) Authority and Duties of Inspectors. Inspectors employed by the City shall be authorized to inspect all work done and all materials furnished. Such inspection may extend to all or any part of the work and to the preparation, fabrication or manufacture of the materials to be used. The inspector shall not be authorized to revoke, alter or waive any requirements of the specifications or plans. The inspector shall be authorized to call the attention of the contractor to any failure of the work or materials to conform to the specifications and contract. The inspector shall have the authority to reject materials which do not meet specification requirements or suspend the portion of the work involved until any question at issue can be referred to and decided by the City Engineer.
(iii) Final Inspection. Upon completion of all the improvements, the subdivider shall request in writing a final inspection by the City. The City Engineer shall make a final inspection of all streets, storm sewers, water lines, and sanitary sewers. Inspections shall be made promptly after the request is made.
(iv) Before any roads developed as part of a subdivision become public, the City Engineer shall first inspect such roads and certify his approval.
(v) The developer should have his representative present at the time of all inspections.
(c) Construction Responsibilities.
(i) Cooperation of Subdivider and/or Contractor. The subdivider and/or contractor shall have available on the project, at all times, a clearly readable copy of all required plans and specifications. He shall cooperate with the inspector and with other contractors in every way possible. The subdivider and/or contractor shall have a competent representative or superintendent acting as his agent on the project. The superintendent shall be capable of reading and thoroughly understanding the plans and specifications, and he shall receive instructions from the inspector. The superintendent shall have full authority to execute the orders or directions of the inspector and to promptly supply such materials, tools, plans, equipment, and labor as may be required. The inspector’s orders should be executed without delay. A superintendent shall be furnished irrespective of the amount of work sublet.
(ii) Grade stakes. Pavement and pipe grade stakes shall be set at 25 foot intervals on horizontal and vertical curves and for all grades less than one percent. Tangent pavement grades and pipe grades over one percent may be set at a maximum interval of 50 feet. The inspector may ask for additional grade stakes if it is deemed necessary. Other means of line and grade may be used as approved by the City Engineer.
(iii) Repair of Damage. Any damage done to the improvements by construction traffic, local traffic, or by any other means shall be repaired or the damaged materials replaced in a satisfactory condition.
(iv) Erosion Control. The subdivider and/or contractor shall take necessary procedures to prevent soil erosion and downwash of grits and sediments onto adjoining properties or into existing drainage facilities. The City Engineer may request stoppage of work during construction if proper controls for soil erosion, siltation, and sedimentation are not being provided by the developer or contractor. The City Engineer may take the necessary steps to provide corrective measures, and the cost of such services will be charged to the developer. This does not relieve the developer or contractor of downstream liabilities. No project will be released from bond from failure to comply with this regulation and without cleanup and repair of damages. Final inspection requires all drainage facilities free from depositions of erosion, siltation, and construction debris.
(v) Final Cleaning Up. Upon completion of the work and before acceptance, the subdivider and/or contractor shall clean all ground occupied or affected in connection with the work. The entire area shall be left in a neat and presentable condition.