Alliance City Zoning Code
CHAPTER 1166
Design Standards
1166.01 STREETS.
(a) The arrangement, location, extent, width, grade, and character of all streets shall conform to the Comprehensive Land Use Plan and shall be appropriate to topography, to proposed uses of land abutting the streets, and to the pattern of surrounding streets and land use.
(b) The pavement design for street improvements shall be as outlined in the Ohio Department of Transportation’s (ODOT’s) “Pavement Design Manual for Local Roads and Streets”, but shall not be less than the typical design sections of Table 1.
(c) The integrity of the pavement structure depends upon the structural stability of the subgrade. All soil subgrade shall be prepared in accordance with ODOT’s Construction and Material Specifications Item 203.13.
(d) Existing or projected arterial and collector streets in adjoining areas shall be continued in new subdivisions, and local residential streets shall be continued, to prevent dead-end streets.
(e) Continuous through streets, other than arterial or collector streets, extending from one major street to another, should be avoided.
(f) Collector streets are satisfactory where there are no continuous cross streets, and if they exit onto only one arterial or collector street.
(g) No street arrangement shall be approved that prevents future access to adjoining undeveloped property.
(h) Local residential streets shall be designed so as not to offer direct routes to through traffic.
(i) Streets shall intersect as nearly as possible at right angles, and no street shall intersect any angle less than a 70 degree angle. No more than two streets should intersect at one point.
(j) Street jogs shall have centerline offsets of at least 125 feet.
(k) The right-of-way lines of the intersecting streets shall be connected at all corners with a curve having a radius of at least 50 feet for arterials, 40 feet for collectors, and 25 feet for local roads.
(l) When the line of a street changes direction a circular curve shall be provided. For local residential streets this curve shall be at least 200 feet in radius, and for all other streets at least 500 feet in radius. For all streets these radii shall be measured along the center line.
(m) On all but local residential streets, reverse curves shall be connected by a tangent of at least 100 feet.
(n) Vertical curves shall provide the sight distance suited to their location, as determined by the specifications of the City Engineer.
(o) All proposed streets and driveways which intersect with public streets and highways shall provide adequate sight distance meeting the requirements of the ODOT L&D Manual.
(p) Permanent dead-end streets or cul-de-sacs shall be used only where a continuous street cannot be developed.
(i) Dead-end streets designed to be so permanently shall be not longer than 600 feet and shall be provided at the closed end with a turn-around which shall have a minimum radius of 50 feet at the property line and a roadway radius of 38 feet.
(ii) T-shaped or Y-shaped turning areas in place of the circle may be permitted when the topography and shape of the lot makes such a design more desirable.
(iii) A temporary dead-end street may be permitted if it is part of a required street, a satisfactory turn-around is provided, and the total length is less than 200 feet.
(q) Half-streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of this Ordinance, and where the Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided.
(i) Whenever an existing half-street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.
(ii) Half-streets shall not be less than one-half the standard width for the appropriate street classification.
(r) Any plat dedicating a temporary dead-end or a half-street shall include a plat restriction prohibiting any easement or right of access to the temporary dead-end or half street from any abutting or adjoining property save from lots platted in conformity with this Ordinance.
(s) Street right-of-way widths shall be not less than 80 feet for arterial streets, 60 feet for collector and local non-residential streets, and 50 feet for local residential streets.
(t) Street grades shall be not less than 0.5 percent. Grades shall not exceed five percent on local streets or eight percent on other streets, except in case of unusual topographic conditions. In no event shall any street grade exceed 10 percent.
(u) Profile grades shall be connected by vertical curves to provide adequate stopping sight distance for the following design speeds: local street, 35 miles per hour (MPH) (235 feet) sign distance; collector street, 50 MPH (350 feet) sight distance; and arterial streets, 60 MPH (475 feet) sight distance.
(v) Street widths measured from face of curb to face of curb shall be not less than three fifths the width of the required right-of-way.
1166.02 BLOCKS.
(a) Block lengths shall not exceed 1,400 feet nor be less than 500 feet.
(b) In blocks longer than 900 feet, easements shall be provided for pedestrian walks, in order to give substantially more direct access to a school, playground, public transportation, shopping center, church or other community facilities. Such easements shall be located in or near the center of the block or as extensions of sidewalks or walks in adjacent blocks. Crosswalk easements when provided shall be at least 10 feet wide and shall be dedicated as public right-of- way areas for sidewalk purposes.
(c) Blocks that abut an arterial or collector street shall be designed to:
(i) Align blocks with their greater dimension parallel to and adjoining the arterial or collector street, and
(ii) Provide property access or service streets parallel to and adjoining the arterial or collector street, or
(iii) Abut the arterial or collector street with lot lines across which vehicular access is prohibited by plat restriction.
(d) Irregular shaped blocks, indented by cul-de-sacs, containing interior public spaces, shall be acceptable when adequately designed and fitted to the overall plan and when adequate provision for the maintenance of public areas is provided.
1166.03 LOTS.
(a) Lots shall be arranged and designed to meet all zoning requirements of the district in which they are located and which are appropriate to the location of the subdivision.
(b) Side lot lines shall be at right angles or radial to street lines as nearly as practicable.
(c) Double-frontage or reversed-frontage lots shall be prohibited, except where they are deemed necessary by the Commission to provide separation of residential development from traffic arteries or to overcome unusual topographic conditions.
(d) The numbering of lots shall conform to the City’s adopted lot numbering system.
1166.04 EASEMENTS.
(a) Easements shall be provided on both sides of all drainage ditches, channels, creeks, streams or open watercourses. The width of drainage easements shall be sufficient to provide for access to the drainage course. It shall be wide enough for its reasonable protection, widening, deepening, realignment or enclosure.
(b) Easements for required improvements may be located outside of the street right-of- way. The location and size of these easements must take into consideration that these required improvements may have to be periodically maintained, repaired or replaced. The location and size of easement must also be evaluated in terms of the public health and general welfare.
1166.05 PUBLIC OPEN SPACE.
Whoever subdivides or develops land shall dedicate or reserve land for open space in all subdivisions or developments with a net area in the preliminary plan in excess of 10 acres. A minimum of five percent of the net area of the subdivision or development shall be dedicated for public parks, playgrounds or other public open space, or for the use of residents within the subdivision or development. For this section, area of the subdivision or development shall be defined as the area of the entire subdivision or development covered by the preliminary plan minus the area of all streets and all lands zoned commercial or industrial within such subdivision or development. The Commission shall not approve a site which is undesirable for the proposed open space use. Wetlands, as well as retention or detention areas, are not suitable as open space. The Commission may require financial guarantees or other assurances of performances if the open space is located on the preliminary plan in an area not to be included in a final plat.
(Ord. 45-09. Passed 9-8-09.)
1166.06 SIGNS, STREET NAME SIGNS, AND STREET NAMING.
(a) Whoever subdivides or develops land shall install all required regulatory and warning signs, such as stop signs, speed limit signs, parking restrictions, etc., according to City standards and conforming to the Ohio Manual of Uniform Traffic Control Devices.
(b) Street name signs, of a type in use throughout the City, shall be erected by the subdivider at all intersections.
(c) For the purposes of street naming, the following suffixes shall apply:
(i) Avenue shall be used only for streets that run in a generally north-south direction;
(ii) Boulevard shall be used only for a large meandering type street containing a landscaped median;
(iii) Circle or Court shall be used only for cul-de-sac type streets that run in a generally north-south direction;
(iv) Drive shall be used only for streets that run in a diagonal manner in a northwest-southeast direction;
(v) Lane or Place shall be used only for cul-de-sac type streets that run in a generally east-west direction;
(vi) Road or Way shall be used only for streets that run in a diagonal manner, in a northeast-southwest direction;
(vii) Street shall be used only for thoroughfares that run in a generally east-west direction; and
(viii) The words north, south, east, and west should be avoided as part of a street name.
(d) Whenever a new street is constructed along the approximate alignment or extension of an existing street, the name of the new street shall be the same as the name of the existing street.
(e) Whenever a street alignment changes direction more than 75 degrees without a return to the original alignment within a distance of 500 feet, then the name of the street shall be changed at the point of curvature.
(f) Whenever a cul-de-sac street serves not more than three lots, the name of the intersecting street shall apply to the cul-de-sac.
(Ord. 35-07. Passed 3-19-07.)
(g) Street names shall not closely match other street names located in the City or Stark County. Street names must conform to the requirements of the Stark County House Numbering/Street Naming System and the 911 dispatch system.
(Ord. 45-09. Passed 9-8-09.)
1166.07 PLANTING SCREENS OR FENCES.
The Commission may require planting screens or fences where double frontage lots abut an arterial street, provided that such planting screens or fences shall not constitute a safety hazard. A plan of proposed planting screens or fences shall be submitted for approval with the final plat.
1166.08 SEWAGE DISPOSAL AND SANITARY SEWER IMPROVEMENTS.
Where an adequate public sanitary sewer system is reasonably accessible in the determination of the City Engineer, public sanitary sewer shall be installed to adequately serve all lots, connecting to the public system. Extensions shall meet the requirements of the Ohio Environmental Protection Agency, the Great Lakes Upper Mississippi River Basin Design Standards, and the City Sewer Ordinance.
(a) Combination of sanitary sewer and storm sewers shall be prohibited.
(b) High strength premium joint vitrified clay pipe and polyvinyl chloride SDR-35 pipe are permitted.
(c) All sewers within dedicated or proposed right-of-way or within a one-to-one slope of the right-of-way shall use crushed stone or gravel, ODOT 703.11, Type 1 backfill that meets the gradation of ODOT 304 or other premium backfill approved by the City Engineer.
1166.09 WHERE PUBLIC SANITARY SEWER SYSTEM NOT AVAILABLE.
Where a public sanitary sewer system is not reasonably accessible in the determination of the City Engineer, the subdivider shall provide the following:
(a) A central treatment plant for the lots, provided that such central treatment plan shall be installed in accordance with all Ohio Environmental Protection Agency and City requirements.
(b) Pumping stations may be provided, together with properly sized force mains, as determined by the City Engineer, to pump sewage to an adequate existing sewer. Pump stations shall meet all Ohio Environmental Protection Agency and City requirements.
(c) Lots served by individual disposal systems shall not be permitted.
1166.10 WATER MAINS.
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. Extensions shall meet the requirements of the Ohio Environmental Protection Agency, the Great Lakes Upper Mississippi River Basin Design Standards, and the City Water Ordinance.
(a) Water lines shall be a minimum of eight inch diameter and shall be ductile iron pipe class 52.
(b) All water lines within dedicated or proposed right-of-way or within a one-to-one slope of the right-of-way shall use crushed stone or gravel, ODOT 703.11, Type 1 backfill that meets the gradation of ODOT 304 or other premium backfill approved by the City Engineer.
1166.11 MONUMENTS.
Monuments of an approved type shall be set at all boundary corners or angles in property outline that are not identified by existing monuments. Monuments of an approved type shall also be set on the side lines of all streets to establish changes in alignment, such as angles in the side line or points of intersection of straight lines intersecting at an angle, point of curve (PC), and tangency (PT) or compound curvature (PCC).
1166.12 MINIMUM PAVEMENT STANDARDS.
The following table lists the City’s minimum pavement standards:
Table 1 - City of Alliance Minimum Pavement Standards
---------------------Roadway Classification-------------- | ||||
Material | Arterial | Collector | Local Non-Res. | Local Residential |
203 subgrade compaction & proof rolling | yes | yes | yes | yes |
609 curb & gutter requried | yes | yes | yes | yes |
605 4" underdrain required | yes | yes | yes | yes |
608 sidewalk required | yes | yes | yes | yes |
653, 659 topsoil, seed, & mulch | yes | yes | yes | yes |
Pavement thickness for concrete streets: | ||||
304 aggregate base | 4" | 4" | 4" | 4" |
452 plain concrete | 8" | 8" | 8" | 7" |
Pavement thickness for asphalt streets: | ||||
304 aggregate base | 6" | 4" | 4" | 4" |
408 prime coat | yes | yes | yes | yes |
301 bituminous asphalt coat | 8" | 6" | 6" | 4" |
448 asphalt intermed. course | 1-1/2" | 1-1/2" | 1-1/2" | 1-1/2" |
407 tack coat | yes | yes | yes | yes |
448 asphalt surface course | 1" | 1" | 1" | 1" |