Carrollton City Zoning Code
TITLE ONE
Subdivision Regulations
APPENDIX Subdivision Process Flow Chart
Note: All steps indicated in the process are required. However, for clarity, the major steps have been enclosed in a box.
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1101.01 DEFINITIONS.
(a) Certain words and phrases as used or found in these Subdivision Regulations are defined, for the purpose of these Regulations, as hereafter set forth in this chapter.
(1) "Board of Public Affairs" means the Board of Public Affairs of the Village of Carrollton.
(2) "Building setback line" means a line established in the Zoning Ordinance, generally parallel to a street delineating the minimum allowable distance between the street right-of-way and the front of a structure.
(3) "Clerk" means the Clerk-Treasurer of the Village of Carrollton.
(4) "Commission" means the Planning Commission of the Village of Carrollton.
(5) "Council" means the Council of the Village of Carrollton.
(6) "Easement" means a grant by the property owner, or owners, of the use of a strip of land for a specific purpose or purposes.
(7) "Engineer" means the Engineer of the Village of Carrollton.
(8) "Final plat" means the drawing of all or a portion of a subdivision which is submitted to Council and the Planning Commission for action in accordance with Chapter 1107.
(9) "Improvements" means any addition to the natural state of land which increases its value or utility, including buildings, street pavements, with or without curb and gutter, sidewalks, crosswalks, water mains, sanitary sewers, storm sewers, street trees, street lighting, public utilities and other appropriate items.
(10) "Lot" means a portion of a subdivision or other parcel of land intended as a unit for transfer of ownership or for building development, together with the required open spaces and having frontage on a public street.
(11) "Other pertinent terms" means as defined in the Zoning Ordinance of the Village of Carrollton.
(12) "Park and open space plan" means the plan of parks, playgrounds or other open public grounds adopted by the Planning Commission.
(13) "Plat" means a map of a tract or parcel of land made by a licensed land surveyor.
(14) "Preliminary plat" means the drawing indicating the proposed layout of a subdivision which is submitted to the Planning Commission in accordance with Chapter 1105.
(15) “Right-of-way” means the strip of land lying between property lines of a street; also a parkway, alley or easement dedicated or otherwise acquired for use by the public.
(16) “Roadway” means the portion of a street available for vehicular traffic.
(17) "Sidewalk" means a paved area intended principally for use of pedestrians.
(18) "Street" means, for the purpose of this chapter, any avenue, boulevard, road, lane, parkway, alley or other way for vehicular and/or pedestrian traffic shown upon a plat duly approved, filed, and recorded in the office of the County Recorder, shall be known as a street. It includes the land between the street boundary lines, whether improved or unimproved. Streets shall be classified as follows:
A. "Freeway" means a divided multi-lane highway for through traffic with all crossroads separated in grade and with full control of access.
B. "Primary street" means a street which carries vehicular traffic of a State or Federal highway route.
C. "Secondary street or collector street primarily used for fast and heavy traffic" means a street which carries or is expected to carry large amounts of vehicular traffic usually not of origin or destination primarily in the properties abutting upon the street. A street intended to serve and to provide access to neighborhoods or subneighborhoods.
D. "Minor streets" means one which carries or is designed to carry vehicular traffic usually originating or terminating in properties abutting the street.
E. "Industrial street" means one which is designed to carry heavy vehicular traffic primarily serving industrial establishments.
F. "Private street" means a strip of privately-owned land providing access to abutting properties.
G. "Cul-de-sac" means a minor street having only one end open for motor traffic, the other end being permanently terminated by vehicular turnaround.
H. "Service road" means a street parallel to a limited access highway to afford abutting property owners access to such highway, but only at specific points.
(19) "Street line" means the boundary line (sometimes referred to as the property line) between a lot and the area dedicated or otherwise acquired for street purposes.
(20) "Street plan" means the official plan of major streets adopted by the Planning Commission.
(21) "Subdivision" means the division of any parcel of land shown as a unit or as contiguous units on the last preceding tax roll, into two or more parcels, sites, or lots, any one of which is less than five acres for the purpose, whether immediate or future, of transfer of ownership, provided, however, that the division or partition of land into parcels of more than five acres not involving any new streets or easements of access, and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites and where the lots resulting are not reduced below minimum sizes required by law, shall be exempted; or the improvement of one or more parcels of land for residential, commercial or industrial structures or groups of structures involving the division or allocation of land for the opening, widening or extension of any street or streets; except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants or leaseholders or as easements for the extension and maintenance of public sewer, water, storm drainage or other public facilities.
(22) “Walkway” means a dedicated public right-of-way limited to pedestrian traffic.
(23) "Zoning" means regulations and limitations, by districts, of the height, bulk and location, including percentage of lot occupancy, building setback lines, and area and dimensions of yards, courts and other open spaces, and the uses of buildings and other structures and of the premises in such districts. (Ord. 1973-10. Passed 1-8-74.)
1103.01 PLAT APPROVAL REQUIRED.
No plat of any subdivision shall be entitled to be recorded in the County Recorder's Office or have any validity until it shall have been approved in the manner prescribed herein by ordinance of Council. (Ord. 1973-10. Passed 1-8-74.)
1103.02 RESTRICTION ON ISSUANCE OF BUILDING OR REPAIR PERMITS.
No building or repair permits shall be issued for any structure located on a lot in any subdivision plat which has been prepared after the date of the adoption of these Subdivision Regulations which has not been approved in accordance with the provisions contained herein. (Ord. 1973-10. Passed 1-8-74.)
1103.03 RESTRICTION ON PUBLIC IMPROVEMENT.
Council shall not permit any public improvements over which it has any control to be made or any money expended for improvements in any area that has been subdivided or upon any street that has been platted after the date of the adoption of these Subdivision Regulations, unless such subdivision or street has been approved in accordance with the provisions contained herein.
(Ord. 1973-10. Passed 1-8-74.)
1103.04 JURISDICTION.
The rules and regulations governing plats and subdivisions of land contained herein shall apply within the corporate limits of the Village.
(Ord. 1973-10. Passed 1-8-74.)
1103.05 AMENDMENTS.
Council may, after public hearing, amend, supplement or change these Regulations. Notice shall be given of the time and place of such public hearing by publication in at least one newspaper of general circulation published in the local area, thirty days prior to holding of such hearing. The amendment or amendments shall be on file in the office of the Planning Commission for public examination during such thirty days.
(Ord. 1973-10. Passed 1-8-74.)
1103.06 CONFLICT; EFFECTIVE DATE.
(a) Any ordinances or parts of ordinances in conflict herewith are hereby repealed.
(b) These Regulations shall take effect and be in force from and after the earliest period allowed by law. (Ord. 1973-10. Passed 1-8-74.)
1103.07 SEVERABILITY.
Each article, section and part of each section of these Subdivision Regulations, is hereby declared to be an independent article, section or part of a section and, notwithstanding any other evidence of legislative intent, it is hereby declared to be the controlling legislative intent that if any such article, section or part of a section, or any provision thereof, or the application thereof to any person or circumstances is held to be invalid, the remaining articles, sections or parts of sections and the application of such provisions to any other person or circumstances, other than those as to which it is held invalid, shall not be affected thereby, and it is hereby declared to be the legislative intent that the other provisions of these Regulations would have been adopted independently of such article, section or part of a section so held to be invalid. (Ord. 1973-10. Passed 1-8-74.)
1103.99 PENALTY.
Whoever violates or fails to comply with, or who permits or causes any person in their or its employ to violate or fail to comply with any provision of these Subdivision Regulations shall upon conviction thereof be subject to a fine of not more than fifty dollars ($50.00) for each and every offense. Each and every day shall constitute a separate violation.
1105.01 CONSULTATION.
Before preparing and submitting a preliminary plat to the Planning Commission, the subdivider or his engineer shall consult with the Commission while the plat is in sketch form, to ascertain the location of proposed highways, primary or secondary streets, parkways, parks, playgrounds, school sites and other planned developments and to acquaint himself with the Commission’s requirements. Where a large scale project is contemplated, the subdivider shall also submit a master plan for the entire project area, even though the land to be platted immediately represents only a portion of the total area.
(Ord. 1973-10. Passed 1-8-74.)
1105.02 FILING.
The subdivider shall prepare a preliminary plat of the proposed subdivision which shall conform with the requirements set forth in these Regulations and shall file with the Clerk an application in writing for approval of such plat accompanied by at least four black line or blue line prints and one reproducible tracing on cloth or mylar type material, accurately drawn to a scale of 100 feet to the inch or larger scale on one or more sheets of twenty-four by thirty-six or twenty-two by thirty-four inches in size. Filing shall be made at least fifteen working days prior to the meeting of the Planning Commission at which the plat is first considered. Within two working days after the filing, the Clerk shall place one copy of the preliminary plat in a permanent file and distribute the remaining copies to the Village Administrator for approval, the Engineer for approval, and other appropriate agencies for review and comment.
(Ord. 2001-17. Passed 5-14-01.)
1105.03 CONTRACT OF SALE PRIOR TO PRELIMINARY PLAT.
No person, firm or corporation, proposing to make or having made a subdivision within jurisdiction of these Regulations shall enter into any contract for the sale of, or shall offer to sell any subdivision or any part thereof, or shall proceed with any construction work on such proposed subdivision, including grading, until he or it has obtained from the Planning Commission, the approval of the preliminary plat of the proposed subdivision.
(Ord. 1973-10. Passed 1-8-74.)
1105.04 AREAS SUBJECT TO FLOODING.
In order to protect the health, safety and general welfare of the people, the Planning Commission will reject any proposed subdivision located in an area subject to periodic flooding. Whenever a subdivision is proposed to be located in an area having poor drainage or other adverse physical characteristics, the Commission may approve the plat, provided the subdivider legally binds himself to make such improvements as, in the judgment of the Engineer, will render the subdivision safe and acceptable for the intended use. In this case, the subdivider shall post a surety performance bond sufficient to cover the cost of such improvements as estimated by the official having jurisdiction.
(Ord. 1973-10. Passed 1-8-74.)
1105.05 FILING FEE.
(a) Upon filing a preliminary plat for a subdivision, the subdivider shall pay the sum of ten dollars ($10.00) for a subdivision containing not more than two lots; twenty dollars ($20.00) for a subdivision containing three to five lots; and for a subdivision containing six or more lots, the fee shall be twenty dollars ($20.00) plus two dollars ($2.00) for each additional lot over five in the proposed subdivision, such fee to be applicable as the land subdivision permit fee required by the provisions of these Regulations. The amount shall not be returned to the subdivider upon failure to meet the requirements of these Regulations or failure to submit a final plat in proper form. The fee shall be used for the purpose of providing funds for administrative costs incidental to processing of the plat by Council, the Planning Commission and their officers or employees.
(b) The subdivider shall pay such additional costs necessary to provide for plat or plan review, including, but not limited to, engineering, planning and architectural costs and expenses. (Ord. 1973-10. Passed 1-8-74.)
1105.06 CONTENTS.
The preliminary plat shall include the following:
(a) The general location of the subdivision.
(b) The name under which the proposed subdivision is to be recorded and the name and addresses of the subdivider, the owners, and of the registered engineer or registered surveyor, platting the tract. The proposed name of the subdivision shall not duplicate the name of any other subdivision already in use in Carroll County.
(c) The location of present property, section and Congressional Township Lines, U.S. Survey and lines of incorporated areas, streets, buildings, watercourses, sinkholes, tree masses and other similar existing features within the area to be subdivided and on property immediately adjacent thereto.
(d) The names and boundaries of all adjoining subdivisions and the names of the record owners of adjoining parcels of unsubdivided land.
(e) The zoning district or districts that affect the property to be subdivided.
(f) North point, scale, date and acreage.
(g) Existing contours with intervals of five feet where the slope is greater than ten percept (10%) and not more than one foot where the slope is less than ten percent (10%). Elevations shall be based upon sea level datum. The location of bench marks and their elevation, and all other monuments shall also be shown.
(h) The proposed location, name and dimensions of streets, alleys, lots, building lines and easements and the approximate area of lots in square feet.
(i) The location and size of existing and proposed sanitary and storm sewers, water mains, culverts, street lights and other utilities and underground structures and other public improvements within the tract or immediately adjacent thereto.
(j) Parcels of land intended to be dedicated to or temporarily reserved for public use, or reserved by deed covenant shall be clearly indicated and the conditions proposed for such covenants and for the dedications shall be shown on or attached to the preliminary plat.
(k) The location and results of tests made to ascertain subsurface soil conditions shall be shown if required by the Planning Commission. The location and results of soil percolation tests shall be indicated if individual sewage disposal systems are proposed.
(l) When lots are located on a curve or when side lot lines are at angles other than ninety degrees, the width of the lot at the building line shall be shown.
(Ord. 1973-10. Passed 1-8-74.)
1105.07 MINIMUM STANDARDS.
(a) Relation to Adjoining Street System. The subdivider may be required to continue certain adjoining streets through the area being subdivided when necessary to provide for local vehicular movement or to enable adjoining property to be properly subdivided.
(b) Street Widths.
(1) The width of streets shall conform to the width designated on the street plan as adopted by the Village and any subsequent amendments thereto.
(2) Streets shall have the following minimum right-of-way widths:
Primary | 100 feet |
Secondary | 80 feet |
Industrial | 60 feet |
Minor | 60 feet |
(3) Whenever any subdivision or resubdivision provides lots in the interior of existing blocks, such lots shall front upon, or have proper access to, a permanently dedicated street or place which connects with one of the streets bounding the block. All dead-end streets or places shall have adequate provision for the turning of vehicles in the interior portions of the block. Such turning area shall be a circular drive having an overall diameter of not less than 100 feet to the street lines.
(4) Whenever there exists a dedicated or platted portion of a street adjacent to the tract to be subdivided the remaining portion of the street shall be platted or dedicated to provide a minimum right-of-way of fifty feet for single-family developments, or sixty feet for two-family or multiple dwelling developments.
(5) Whenever the tract to be subdivided adjoins an existing public street which does not meet the standard specifications for public streets, the developers may be required to alter and repair the existing street in accordance with the specifications.
(6) All street intersections shall be rounded to a minimum radius of twenty-five feet.
(c) Blocks and Lots.
(1) No block shall be longer than 1,200 feet between street lines.
(2) Where blocks are over 750 feet in length, the Planning Commission may require a crosswalk near the center of the block. The right-of-way for any such crosswalks shall not be less than ten feet in width and such crosswalk shall be improved with at least a four foot wide sidewalk.
(3) All side lines of lots shall be at right angles to straight street lines, or radial to curved street lines, unless a variation to this rule will give a better lot plan. Lots with double frontage shall be avoided.
(4) Corner lots shall have extra width to permit maintenance of building setback lines on both front and side streets, as required by the Zoning Ordinance.
(5) The minimum area and width of all lots shall conform to the area regulations of the zoning district in which the lot is located.
(d) Easements. Easements of not less than seven and one-half feet in width shall be provided on each side of all rear lot lines and side lines where necessary for wires, conduits, storm and sanitary sewers, gas, water and drainage ditches. Easements of greater width may be required along lines or across lots where necessary for the extension of main sewers and similar utilities.
(e) Street Names. Streets that are obviously in alignment with others already existing and named shall bear the names of the existing streets. Street names shall not be duplicated within the County. (Ord. 1973-10. Passed 1-8-74.)
1105.08 APPROVAL BY PLANNING COMMISSION.
(a) The preliminary plat shall be deemed submitted to the Planning Commission at its first regular meeting scheduled not less than fifteen working days following the filing of such plat with the Clerk as provided.
(b) The Planning Commission shall approve such plat at their next regular meeting, or shall disapprove the same. The failure of the Commission to approve or disapprove a plat within the time herein fixed or such further time as the applying party may agree to, shall constitute approval of the plat by the Commission. The certificate of the Secretary of the Commission as to the date of the submission of the plat for approval and the failure to take action thereon within such time, shall be issued on demand and shall be sufficient in lieu of the written endorsement of approval required by this section.
(c) The approval of the preliminary plat does not constitute an acceptance of the subdivision, but merely authorizes the developer to proceed with work on the final plat. One copy of the approved preliminary plat, signed by the Chairman of the Board of Public Affairs, Chairman of the Planning Commission, and the Mayor, shall be retained in the office of the Clerk. One signed copy shall be given to the subdivider.
(d) Receipt of such signed copy is authorization for the subdivider to proceed with the preparation of detailed plans and specifications for the minimum improvements required in these Regulations, and with the preparation of the final plat. Prior to the construction of any improvements required or to the submission of any bond, the subdivider shall furnish the Council all plans, information and data necessary for such improvements. These plans shall be examined by Council and will be approved if in accordance with the requirements of these Regulations. Following this approval, construction can be started or the amount of a bond determined, as provided.
(Ord. 1973-10. Passed 1-8-74.)
1105.09 DISAPPROVAL BY PLANNING COMMISSION.
(a) If the Planning Commission disapproves such plat, it shall enter in its minutes the reason for such disapproval, including citation of or reference to the rule or regulation violated by such plat. The subdivider may thereafter make such changes as he deems necessary to conform the plat to the rules and regulations and resubmit the same as revised to the Commission for approval or disapproval, which revised plat shall be processed within the times and in the manner provided in this section.
(b) Within sixty days after the disapproval of a plat by the Planning Commission, or within sixty days after its disapproval of a revised plat, if a revised plat shall have been submitted, the person submitting such plat may file a petition in the Court of Common Pleas of Ohio, as provided in Ohio R.C. 711.09.
(Ord. 1973-10. Passed 1-8-74.)
1105.10 APPROVAL BY COUNCIL.
Upon approval of a preliminary plat, the Planning Commission shall certify one copy thereof to Council for approval or disapproval. Failure of Council to approve or disapprove the preliminary plat at the next regular meeting occurring more than ten days following certification of such plat to Council shall be deemed to constitute approval of the preliminary plat by Council, unless a further delay is agreed to by the subdivider. Approval by Council of the preliminary plat shall constitute approval of the layout of the streets and public grounds shown thereon, and shall evidence Council's intention to accept the dedication of the same upon approval by the Commission of the final plat. Council's approval shall confer upon the subdivider the right for a one year period from the date of approval that the general terms and conditions under which the preliminary approval was granted will not be affected by any changes and/or amendments to these Regulations.
(Ord. 1973-10. Passed 1-8-74.)
1105.11 APPROVAL WITHOUT PLAT.
If the Planning Commission is satisfied that the proposed subdivision is not contrary to applicable platting, subdivision or zoning regulations, it may approve such subdivision and stamp the deed "Approved by the Planning Commission of the Village of Carrollton, Ohio, No Plat Required ".
1105.12 ACCEPTANCE OF STREETS.
(a) All plats of proposed allotments must be submitted to the Planning Commission and recommended by the Planning Commission to Council. Acceptance of plats of proposed allotments and the acceptance of streets can only be done by Council.
(b) The Village Engineer shall not approve a plat constituting an acceptance of a street for public use by the Village as provided in Ohio R.C. 711.091 until such time as Council has enacted an ordinance accepting such street or streets for public use by the Village.
1105.13 WORK ON UNAPPROVED SUBDIVISION.
No owner or agent of the owner of any land within the jurisdiction of these Subdivision Regulations shall proceed with any work on a proposed subdivision, including grading, which may affect the arrangement of streets, utilities or change the natural course of surface drainage, until he has obtained tentative approval of the proposed subdivision plat and has met the other requirements herein set forth.
1105.14 POLICY ON PUBLIC IMPROVEMENTS.
The Village hereby defines its policy to be that the Village will withhold all public improvements of whatsoever nature, including the maintenance of streets and the furnishing of sewerage facilities and water service from all subdivisions which have not been approved, from all areas dedicated to the public which have not been accepted by Council in the manner prescribed herein.
1107.01 REQUIRED; FILING.
Upon completion of all improvements or posting of appropriate bonds as required by these Regulations, the subdivider shall file the final plat with the Clerk at least fifteen working days before the Planning Commission meeting. The final plat of any portion of a larger subdivision, the preliminary plat of which has been approved by the Commission, may be submitted for approval. Completion of improvements, or the giving of security therefor, need only cover that portion of the plat for which final approval is requested. Within two working days after the filing, the Clerk shall place one copy of the final plat in a permanent file and distribute the remaining copies to the Engineer for approval and the Village Administrator for approval and other appropriate agencies for review and comment.
(Ord. 1973-10. Passed 1-8-74.)
1107.02 PARK FEES.
The owner of each new subdivision as a prerequisite to the approval of the final plat thereof, shall pay a park and playground fee into the Park and Playground Fund of the Village. Such fee shall be computed as follows:
(a) The sum of forty dollars ($40.00) for each dwelling unit permitted to be constructed thereon under applicable regulations of the Zoning Ordinance. For each lot or parcel intended for commercial, office or other business use, an amount computed at the rate of four hundred dollars ($400.00) for each acre of such lot or parcel. The Park and Playground Fund shall be used for the acquisition or improvement of municipal parks and playgrounds exclusively, and for no other purpose.
(b) In lieu of payment of the above park and playground fee, Council on recommendation of the Planning Commission may accept the dedication for public park and playground use, open spaces constituting not less than fifteen percent (15%) of the gross acreage of the subdivision, suitably located and of adequate size; provided, however, that in no event shall the aggregate value of such dedicated land be less than the equivalent park and playground fee otherwise payable and computed in accordance with the above established formula. (Ord. 1973-10. Passed 1-8-74.)
1107.03 CHECKING AGAINST PRELIMINARY PLAT; CERTIFICATION.
Within five days after the final plat has been filed, a copy thereof shall be transmitted to the Engineer, who will check such plat to determine if the final plat conforms to the preliminary plat as approved. If such final plat does so conform, the Engineer shall forward such plat to the Village Administrator together with a certificate showing that the technical details of the plat have been checked and that such final plat conforms in all essential respects to the preliminary plat, and that all required improvements have been satisfactorily completed, or that security has been given for the making of such improvements, as provided by these Regulations. Following their approval and designation of such by signature of the Chairman, the Village Administrator shall forward the final plat to the Commission.
(Ord. 1973-10. Passed 1-8-74.)
1107.04 APPROVAL.
At the first meeting of the Planning Commission after a copy of the final plat, together with the Engineer's certificate and the approval of the Village Administrator has been received by the Commission, the Commission shall approve the final plat and the Chairman of the Commission shall endorse such approval on the plat. Failure of the Commission to approve or disapprove the plat within the time fixed or such further time as the applying party may agree to, shall constitute approval of the plat, and the certificate of the secretary of the Commission as to the date of submission of the plat for approval and the failure to take action thereon shall be issued on demand and shall be sufficient in lieu of the written endorsement of approval. If the Commission disapproves the final plat, it shall enter in its minutes the reason for such disapproval.
(Ord. 1973-10. Passed 1-8-74.)
1107.05 COUNCIL ACCEPTANCE OF PLAT.
Within five days after the Planning Commission has approved the final plat, the plat shall be transmitted to Council, together with all certificates and endorsements herein required. Council shall approve the plat at its next regular meeting occurring five days or more following the transmission of the plat to it. Approval of the plat by Council shall be deemed to constitute acceptance of the public way or space shown on such plat. Failure of Council to act within the prescribed time, unless an extension of time is agreed to by the subdivider shall constitute approval of the plat.
(Ord. 1973-10. Passed 1-8-74.)
1107.06 BOND REQUIREMENTS.
The final plat in ink on tracing cloth or mylar material and five black line or blue line prints thereof, together with copies of deed restrictions and two copies of certified plans showing the improvements that are to be constructed within the subdivision, and bond assuring construction of such improvements in accordance with plans previously approved, shall be submitted to the Planning Commission.
(Ord. 1973-10. Passed 1-8-74.)
1107.07 CONTENTS.
The final plat shall show the following:
(a) The general location of the subdivision.
(b) The name under which the proposed subdivision is to be recorded and the names and addresses of the subdivider, the owners, and of the registered engineer or registered surveyor, platting the tract. The proposed name of the subdivision shall not duplicate the name of any other subdivision already in use in Carroll County.
(c) The location of present property, section and Congressional Township Lines, U. S. Survey and lines of incorporated areas, streets, buildings, watercourses, sinkholes, tree masses and other similar existing features within the area to be subdivided and on property immediately adjacent thereto.
(d) The boundaries of the property with accurate distances and bearings and the lines and extent of all proposed streets with their width and names and any other areas intended to be dedicated to public use.
(e) The lines of adjoining streets and alleys, with their width and names.
(f) All lot lines and easements with their dimensions.
(g) All dimensions, both linear and angular, necessary for locating boundaries of the subdivided area, including lots, streets, alleys, easements and building line setbacks, and any other similar public or private areas. The linear dimensions shall be expressed in feet and decimals of a foot.
(h) Radii, arcs, points of tangency, central angles for all curvilinear streets, and radii for all rounded corners.
(i) All lot lines and an identification system for all lots and blocks.
(j) The accurate outline of any property which is offered for dedication for public use.
(k) All survey monuments and bench marks together with their descriptions.
(l) Title and description of property subdivided, showing its location and extent, point of compass, scale of plan and name of subdivider and certificate of registered land surveyor that the plan represents a survey made by him and that the results of such survey are correctly shown thereon.
(m) Any private restrictions shall be shown on the plat or reference made to them thereon, and plats shall contain proper acknowledgment of owners and holders of mortgages accepting such platting and restrictions.
(n) A certificate shall accompany the final plat showing that all taxes due shall have been previously paid and a certificate of title or photo copy thereof shall be submitted for inspection.
(o) A certificate by the owner of the land to the effect that he has caused such land to be platted and that he dedicates to public use the streets, parks and other land indicated on the plat as intended for public use.
(p) There shall be submitted with each plat, a tabulation showing the exact area of each lot, reserve or other parcel on such plat (other than streets and alleys), such area to be computed inclusive of and after the extensions of lot or parcel lines to the centerline of contiguous public ways, such as streets or alleys. The purpose of this requirement is to facilitate calculation of the trunk sanitary sewer benefit charges for each lot and parcel.
(q) The final plat is to be drawn at a scale of 100 feet or less to the inch from an accurate survey and one or more sheets whose dimensions are twenty-four inches by thirty inches. In certain unusual instances, where the subdivided area is of unusual size or shape, the Planning Commission may permit a variation in the scale or size of the final plat.
(Ord. 1973-10. Passed 1-8-74.)
1107.08 COUNCIL APPROVAL.
If the Planning Commission disapproves the plat, it shall transmit its reasons therefor to Council who may then approve the plat only by a five-sixths vote of its membership. (Ord. 1973-10. Passed 1-8-74.)
1109.01 DESIGN REQUIREMENTS.
The design of all improvements, including grades of streets, type of pavement, drainage, sidewalks, sanitary sewers, storm sewers, water distribution facilities and street lighting facilities shall conform to the requirements of the Engineer. The preliminary plat should set forth the character and general details of the development and shall be accompanied by plans and statements regarding the details of improvement such as grading, draining, paving, sidewalks, street lights, storm and sanitary sewers and water mains. The subdivider may be required to extend improvements to boundaries of the proposed subdivision to serve adjoining land. (Ord. 1973-10. Passed 1-8-74.)
1109.02 STANDARDS FOR IMPROVEMENTS.
Before the Council will officially accept any street improvements, water distribution facilities, sidewalks, street lighting facilities or storm and sanitary sewer facilities in a subdivision and become responsible for their maintenance, supervision and repair, such improvements shall be constructed in accordance with the Construction and Material Specifications of the Village in effect at the time the improvements are made and Council shall have received a certificate of conformance from the Engineer. Monuments shall be placed at angle points, points of curves in streets, and at such other points as required by the Engineer. Monuments shall be of such material, size and length as may be approved by the Engineer.
(Ord. 1973-10. Passed 1-8-74.)
1109.03 ENGINEER’S APPROVAL REQUIRED.
At least four copies of detailed plans and specifications for all improvements shall be submitted to the Engineer and meet his approval before any construction shall proceed. Such plans shall be prepared by an Engineer, licensed in the State of Ohio. The Village shall maintain a competent inspector on the job when improvements are being constructed. The cost of the services of the Engineer in review and approval of detailed plans and specifications, the cost of inspection and supervision of construction shall be reimbursed to the Village by the developer. (Ord. 1973-10. Passed 1-8-74.)
1109.04 PERMITS FOR CONSTRUCTION.
Upon preliminary approval by Council, the subdivider may secure from appropriate authorities the necessary permits to proceed with the required street, sanitary, water and drainage improvements. (Ord. 1973-10. Passed 1-8-74.)
1109.05 SECURITY FOR CONSTRUCTION.
In lieu of constructing improvements, the subdivider may apply for final plat approval by insuring completion of the required improvements by one of the following methods:
(a) A surety performance bond may be posted with the Village, sufficient to cover the full cost of such improvements as estimated by the Engineer to assure the satisfactory installation of such improvements.
(b) The subdivider may deposit in a bank or savings and loan association in Carroll County, Ohio, the sum of not less than the total estimated improvement cost, to be held in escrow to guarantee the satisfactory completion of such improvements within the required time, the form of such escrow to be subject to the approval of the Solicitor and which agreement may provide for the making of payments from such funds from time to time upon certificates of the Engineer that the balance remaining after such payments will, in his opinion, be adequate to pay the remaining costs of such improvements.
(c) The subdivider may deposit with the Village a certified check in the amount of the total estimated improvement cost, to be held in escrow until the satisfactory completion of construction, unless there be a default in the completion of such improvements, in which event the check may be cashed by the proper official and the proceeds thereof used to complete the improvements, to pay claims connected therewith for which the subdivider may be liable, or to cure any other default of the subdivider connected with the making of such improvements.
(d) Theses are the only options which shall be accepted by the Village of Carrollton, Ohio. Letters of Credit shall not be acceptable from this date forward, regardless of their irrevocability. (Ord. 2001-05. Passed 3-12-01.)
1109.06 COST OF INSPECTION, SUPERVISION ETC.
(a) The subdivider shall pay the cost to the Village of the approval of the plans and specifications, inspection and engineering supervision of construction by the Engineer and the cost of the legal services and administrative expense incident to such improvements. If required by the Village, the subdivider shall deposit such sums of money as are estimated to be necessary for the foregoing purposes, and in the event that such estimated amounts are found to be insufficient, shall deposit such additional sum as may be necessary, all unexpended moneys so deposited to be refunded.
(b) The charge to be collected for legal service and administrative expense shall be two percent (2%) of the field cost of such improvements, as estimated by the Engineer; provided, however, that the Village may determine a different charge, where, in his opinion, such percentum charge is not fair to both parties.
(c) The charge to be collected for inspection of such construction shall be the actual expense incurred on an hourly basis for the Engineer.
(Ord. 1973-10. Passed 1-8-74.)
1109.07 CONSTRUCTION OF BUILDINGS.
Construction of buildings shall not be permitted until all improvements are completed and accepted by the Village. (Ord. 1973-10. Passed 1-8-74.)
1109.08 TIME FOR CONSTRUCTION OF IMPROVEMENTS.
All required improvements shall be constructed within two years of the acceptance of the final plat by Council. (Ord. 1973-10. Passed 1-8-74.)
1109.09 STREET CONSTRUCTION.
Streets shall be graded to full width of the right-of-way and fully constructed in accordance with the Construction and Material Specifications of the Village in effect at the time the improvements are made. (Ord. 1973-10. Passed 1-8-74.)
1109.10 WATER SUPPLY.
Where a public water supply main is reasonably accessible, in the judgment of the Planning Commission, the subdivision shall be provided with a complete loop type water distribution system adequate to serve the area being platted, including a connection for each lot and fire hydrants spaced in accordance with the requirements of the National Board of Fire Underwriters. Where public water supply is not available within a reasonable distance, the average size of the lots shall be not less than 20,000 square feet. The entire water system shall be designed to meet the approval of the Engineer. (Ord. 1973-10. Passed 1-8-74.)
1109.11 STORM DRAINAGE.
Every subdivision shall be provided with a storm water sewer or drainage system adequate to serve the area being platted and otherwise meeting the approval of the Engineer.
(Ord. 1973-10. Passed 1-8-74.)
1109.12 SEWERAGE.
Where a public sanitary sewer main is reasonably accessible, in the opinion of the Planning Commission, the subdivision shall be provided with a complete sanitary sewer system, connected with such public sewer main, including a lateral connection for each lot. Where a public sanitary sewer main is not reasonably accessible, the subdivision shall be provided with a community sewage treatment plant or disposal facilities of a type meeting the approval of the Engineer and County Board of Health.
(Ord. 1973-10. Passed 1-8-74.)
1109.13 STREET SIGNS.
The subdivider shall reimburse the Municipality for the cost of street signs.
(Ord. 1973-10. Passed 1-8-74.)
1109.14 CONSTRUCTION PLANS.
Construction plans for the following improvements shall be furnished in accordance with the Construction and Material Specifications of the Village in effect at the time the improvements are made and shall receive approval of the Engineer before improvements are installed, and before approval of the final plat:
(a) Centerline profile of each proposed street showing tentative grades.
(b) Cross-section of each proposed street, showing width and type of pavement, location and width of sidewalks, location and size of utility mains.
(c) Plans and profiles of proposed sanitary sewer and storm water sewers showing grades and sizes, or method of sewage or storm water disposal in lieu of sewers.
(d) A plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants.
(e) A drainage plan showing all existing and proposed storm sewers, manholes, catch basins, watercourses, culverts and other underground structures within the tract and immediately adjacent thereto, with pipe sizes and grades, and waterway openings indicated thereon. The grading plan shall show the method to be used for adequate disposal of all storm water, including drainage outlets, and such other data as may be required by the Engineer.
(Ord. 1973-10. Passed 1-8-74.)
1109.15 INSPECTION.
Prior to starting any of the work covered by the above plans, after approval thereof, arrangements shall have been made to provide for inspection of the work sufficient, in the opinion of the Engineer, to insure compliance with the plans and specifications as approved.
(Ord. 1973-10. Passed 1-8-74.)
1109.16 MAINTENANCE AFTER APPROVAL.
For a period of one year from the date the constructed improvements were accepted by Council, the subdivider shall make such repairs or replacements as may be required by reason of defective workmanship or materials. (Ord. 1973-10. Passed 1-8-74.)
1109.17 FIRE HYDRANTS.
(a) All subdividers and/or developers undertaking construction or alterations within the Village of Carrollton, Ohio shall be responsible for furnishing and installation of all required fire hydrants as well as all necessary connections and accessories within the given project.
(b) All hydrants shall comply with the following specifications:
HYDT 6129 6" MJ 4.50" AWWA Traf Mod fire hydrant MJ w/(2) 2 ½" hose nozz w/NAT STD THDS & (1) 4" pump nozz w/ 5.0000" OD 4TPI HC (K-2) THDS 1 1/8" square open nut 6" shoe w/MJ ACCS 5' - 0" trench open left w/ special paint yellow w/ red bonnet & caps.
(Ord. 2001-22. Passed 6-11-01.)
1111.01 MINIMUM PAVEMENT WIDTHS.
Minimum pavement widths, back to back of curb, installed at subdivider's expense, shall be as follows:
(a) Primary streets - fifty feet; secondary streets - forty-four feet; collector streets - thirty-six feet; minor streets - thirty feet.
(b) Minor streets, including cul-de-sacs, shall not be over six hundred feet long. The pavement of a turning circle at the end of a dead-end street shall have a minimum outside diameter of eighty feet. A “T” or “Y” shaped paved space, when approved by the Planning Commission in place of a turning circle, shall extend entirely across the width of the street right-of-way, except for sidewalk space, and shall be at least ten feet wide with the flared portion rounded by minimum radii of twenty feet.
(Ord. 1973-10. Passed 1-8-74.)
1111.02 STREET GRADES.
(a) The grades of streets shall not exceed the following, except that where unusual or exceptional conditions exist, the Engineer may modify these regulations:
(1) Primary streets: four percent (4%).
(2) Secondary and collector streets: seven percent (7%).
(3) Minor streets and service drives: ten percent (10%).
(4) Pedestrian ways or crosswalks: twelve percent (12%), unless steps of an acceptable design are to be constructed.
(5) In no event shall the minimum grade of any street be less than four-tenths of one percent (.4%).
(Ord. 1973-10. Passed 1-8-74.)
1111.03 GRADE CHANGES.
All changes in street grades in excess of one percent (1%) shall be connected by vertical curves of a minimum length equal to fifteen times the algebraic difference in the rates of grade, but not less than fifty feet.
(Ord. 1973-10. Passed 1-8-74.)
1111.04 CURVATURE OF STREETS.
The radii of curvature on the centerline shall not be less than the following:
(a) Primary and secondary streets: 400 feet.
(b) Minor streets and service drives: 200 feet.
(Ord. 1973-10. Passed 1-8-74.)
1111.05 INTERSECTIONS.
(a) At street intersections, property line corners shall be rounded by an arc, the minimum radius of which shall be twenty-five feet.
(b) Street curb intersections shall be rounded by radii of at least twenty feet.
(Ord. 1973-10. Passed 1-8-74.)
1111.06 ENTRANCE GATES AND SIGNS.
Entrance gates, posts, columns, walls, fences or similar structures designed to indicate entrances to subdivisions or parts thereof, and signs designating the subdivision or development, are permissible either on public or private property, provided both the Planning Commission and Council determine such structures to be desirable. In no case will such approval be given unless provision is made, satisfactory to Council, for proper location and maintenance of such structures.
(Ord. 1973-10. Passed 1-8-74.)
1113.01 VARIANCES; EXCEPTIONS.
Whenever the strict enforcement of these Regulations would entail unusual, real and substantial difficulties or hardships, the Planning Commission and Council, may vary or modify the terms in such a way that the subdivider is allowed to plan and develop his property, record a plat of same and make necessary improvements without unjust difficulties and hardships, if at the same time the public interests of the Municipality are fully protected and the general intent and purpose of these Regulations preserved. Planned unit development approach to development is encouraged and these Regulations may be modified by the degree necessary to accomplish such type of development.
(Ord. 1973-10. Passed 1-8-74.)