Gibsonburg City Zoning Code
TITLE TWO
Subdivision Regulations
1130.01 PREAMBLE.
An Ordinance of the Village of Gibsonburg, Ohio, enacted in accordance with the Comprehensive Plan, and Chapter 711 of the Ohio Revised Code, to regulate and control, the subdivision of land within the Village of Gibsonburg; securing and providing for the proper arrangement of streets or other roadways in relation to existing or planned streets or roadways; providing for adequate and convenient open spaces for traffic, utilities, access of fire fighting apparatus, recreation, light and air; avoiding congestion of population; providing for the administration of this Ordinance, defining the powers and duties of the administrative officers as provided hereafter, and prescribing penalties for the violation of the provisions in this Ordinance or any amendment thereto, and for the repeal thereof of all Subdivision Ordinances of the Village of Gibsonburg passed prior to the effective date of this Ordinance.
(Ord. 31-2007. Passed 12-20-07.)
1130.02 PURPOSE.
The purpose of this Subdivision Ordinance and the intent of Council in its adoption is to promote the public health, safety and general welfare of the residents of the Village of Gibsonburg; to protect property rights of all individuals by assuring the compatibility of land subdivision; to facilitate the provision of public utilities and public services; to lessen congestion on public streets and roadways; to provide for the administration and enforcement of these Regulations, including the provision of penalties for its violation.
(Ord. 31-2007. Passed 12-20-07.)
1130.03 INTENT.
The Subdivision Regulations are intended to achieve, the following objectives:
(a) Improving the quality of life through protection of the Village of Gibsonburg's total environment, including but not limited to the prevention of air, water and noise pollution.
(b) The proper arrangement of public ways in relation to existing and/or planned public ways.
(c) The proper arrangement of utilities in relation to existing and/or planned utilities.
(d) To insure adequate and convenient space is provided for vehicular and pedestrian traffic, utilities, access for emergency vehicles, recreation, light and air.
(e) To facilitate the orderly and efficient layout of the land.
(f) To insure accurate surveying of land, preparing and recording of plats and the equitable handling of all subdivision plats by providing uniform procedures and standards for observance by both the Planning Commission and subdividers.
(g) Ensuring that public facilities and services are available concurrent with development and will have sufficient capacity to serve the proposed development and that the community shall be required to bear no more than the cost of providing facilities and services through requiring of the developers to pay fees, furnish land, or establish mitigation measures to ensure that the development provides its fair share of capital facilities needs generated by the development.
(Ord. 31-2007. Passed 12-20-07.)
1130.04 JURISDICTION.
These regulations shall be applicable to all subdivisions of land within the Village of Gibsonburg. The Planning Commission shall have the power of final approval of the plat.
(Ord. 31-2007. Passed 12-20-07.)
1130.05 ADMINISTRATION.
These regulations shall be administered by the Planning Commission of the Village of Gibsonburg hereinafter referred to as the Planning Commission.
(Ord. 31-2007. Passed 12-20-07.)
1130.06 RELATIONSHIP TO OTHER LEGISLATION.
(a) The provisions of these regulations shall supplement any and all laws of the State of Ohio and ordinances of the Village of Gibsonburg, or any and all rules and regulations promulgated by authority of such law or ordinance.
(b) The provisions of these Regulations shall not annul or in any way interfere with existing deed or plat restrictions, easements between persons, codes, laws, rules, regulations, or permits previously adopted or issued.
(Ord. 31-2007. Passed 12-20-07.)
1130.07 LEGITIMACY.
Should any section or provision of these Subdivision Regulations be declared invalid by a court of competent jurisdiction, the decision shall not affect the legitimacy of these regulations, as a whole, other than the section declared to be invalid.
(Ord. 31-2007. Passed 12-20-07.)
1131.01 TITLE.
These Subdivision Regulations shall be known as Chapters 1130.01 through 1139.07 of the Codified Ordinances of the Village of Gibsonburg, and any additional chapters hereinafter enacted as a part of Part Eleven, Title Two of said Ordinance and may be cited as the "Subdivision Regulations of the Village of Gibsonburg, Ohio".
(Ord. 31-2007. Passed 12-20-07.)
1131.02 REPEAL OF CONFLICTING ORDINANCE.
All ordinances or parts of ordinances in conflict with this Ordinance or inconsistent with the provisions of this Ordinance are hereby repealed to the extent necessary to give this Ordinance full force and effect. The Ordinance shall be effective from and after the date of its approval and adoption, as provided for by law.
(Ord. 31-2007. Passed 12-20-07.)
1131.03 AMENDMENTS.
The Village Council may, by ordinance and subject to the procedures established in the Ohio Revised Code, amend, supplement, or change these regulations after review and recommendation by the Planning Commission. Council shall:
(a) Within 30 days after receipt of the recommendation from the Planning Commission, schedule a public hearing.
(b) The date of the hearing shall not be more than 45 days from the date in which the recommendation was received.
(c) The public shall be informed of said hearing, by publishing a notice in a newspaper of general circulation within the Village, no less than 15 days preceding the hearing.
(d) The amendment(s) shall be on file in the Village Fiscal Office for public examination during the 15 days preceding the public hearing.
(e) At the next regularly scheduled meeting of Council, following the public hearing, Council shall adopt, amend, return for further study or deny the recommendation of the Planning Commission by majority vote.
(f) If the amendment(s) are approved by Council, said amendment(s) shall be in full force and effect at the earliest period allowed by law.
(Ord. 31-2007. Passed 12-20-07.)
1132.01 RULES OF CONSTRUCTION.
1132.02 DEFINITIONS.
As used in Part Eleven, Title Two, Subdivision Regulations of the Village of Gibsonburg, certain terms and words are hereby defined. Terms not defined in this section, or in Title One, Zoning Ordinance, Section 1103.02
, have the meaning customarily assigned to them.
(1) BIKEWAY: A pathway, which may or may not be separated from streets, designed specifically to be used by bicyclists and pedestrians.
(2) BRIDGE: A structure having a clear span equal to or greater than 10 feet designed to convey vehicles and/or pedestrians over a watercourse, railroad, public or private right-of-way or any depression.
(3) CATCH BASIN: An inlet designed to intercept and redirect surface waters.
(4) CONCEPTUAL PLAN: An informal drawing which depicts a developer’s intention for subdivision or development of property.
(5) CONSTRUCTION STANDARDS: The current local regulations establishing construction standards for subdivisions.
(6) COUNTY ENGINEER: The Sandusky County Engineer.
(7) COVENANT: A written promise or pledge between the owners of the plat agreeing to performance of certain acts or requiring or preventing certain uses of property.
(8) CULVERT: A transverse closed drain that is used to convey water in an open channel through an embankment such as a roadway.
(9) CUL-DE-SAC: A street having only one end open to traffic and the other end terminating in a vehicle turnaround.
(10) CURB CUT: The opening along the curb line at which point vehicles may enter or leave the roadway.
(11) CURB LEVEL: The established grade of the curb in front of the mid-point of a lot.
(12) DEAD-END STREET: A street having only one outlet for vehicular traffic.
(13) DEDICATION: The transfer of property by the owner for a public use and the acceptance of it by a unit of government.
(14) DEED RESTRICTIONS: A restriction on the use of land usually set forth in the deed, running with the land and binding on subsequent owners of the property.
(15) DEVELOP: To do any work upon land that is capable of serving as a subdivision or development of building sites in the future.
(16) DEVELOPER: Any individual, sub-divider, firm, association, syndicate, partnership, corporation, trust, or any legal entity commencing proceedings under these regulations to effect a subdivision of land.
(17) DEVELOPMENT: Any man-made change to improved or unimproved real estate.
(18) DRAWING: The drawing, map, or chart on which the developers plan for a subdivision is presented to the Planning Commission for conceptual or preliminary approval.
(19) DRIVEWAY: A vehicular access used to provide access from a street to dwelling units or commercial and industrial buildings or parking lots.
(20) ENGINEER: Any person registered to practice professional engineering by the State Board of Registration as outlined in Section 4733.14 of the Ohio Revised Code.
(21) ENVIRONMENTAL AUDIT: A survey of potential contamination of a site from previous or current activity on the site or adjacent property.
(22) FILL: Soil, rock, earth, sand, gravel, or any other material which may be deposited or placed onto or into the ground.
(23) FILLING: The act of depositing or dumping of any fill onto or into the ground, except common household gardening and ground maintenance.
(24) FINAL PLAT: The final map, drawing or chart of a subdivision prepared in conformance with these Regulations and in suitable format for recording by the Sandusky County Recorder.
(25) FLAG LOT: A lot meeting minimum frontage requirements and where access to the public road is across a narrow strip of land extending from the larger portion of the lot. The panhandle is an access corridor to lots or parcels located behind lots or parcels with normally required frontage.
(26) FLOOD, 100 YEAR: The temporary inundation of normally dry land areas by a flood that is likely to occur once every 100 years.
(27) IMPERVIOUS SURFACE: Any material that prevents absorption of water into the ground.
(28) IMPROVEMENTS: Street pavement or resurfacing, curbs, gutters, sidewalks, water lines, sanitary sewer lines, storm sewer lines, storm drains, street lights, flood control and drainage facilities, utility lines, landscaping, and other related matters normally associated with the development of raw land into building sites.
(29) INTERSECTION: The location where two or more roadways cross at grade.
(30) LOT SPLIT: A division of a parcel of land not within a platted subdivision that does not create an additional building lot and which is for the transfer of land between adjoining property owners.
(31) LOT MINIMUM AREA: The area of a lot computed exclusive of any public right- of-way.
(32) LOT MEASUREMENTS: The depth of a lot shall be the horizontal distance between the front lot line and rear lot line, measured in a general direction parallel with its side lot lines, exclusive of any public right-of-way.
The width of a lot shall be the distance between the lines connecting front and rear lot lines at each side of the lot.
(33) LOT OF RECORD: A lot that is part of a subdivision recorded in the office of the Sandusky County Recorder, or a parcel of real estate described by metes and bounds, the description of which has been so recorded.
(34) MAINTENANCE BOND: An agreement by a sub-divider or developer with the Village guaranteeing the maintenance of a physical improvements for a specific period of time.
(35) MAINTENANCE GUARANTEE: A form of financial security accepted by the Village as a guarantee that the completed improvements required as a part of a developers application will be maintained for a specific period of time following completion of improvements and acceptance by the Village.
(36) METES AND BOUNDS: A method of describing the boundaries or land by directions (bounds) and distance (metes) from a known point or reference.
(37) MIDBLOCK CROSSING: A non-vehicular right-of-way, publicly owned, cutting across a block in order to provide pedestrian access to adjacent street or property.
(38) MINOR SUBDIVISION: A division of a parcel of land that does not require a plat to be approved by the Planning Commission in accordance with Section 711.131 of the Ohio Revised Code.
(39) MONUMENTS: Permanent concrete or iron markers capped with registered surveyors name and registration number used to establish definitely all lines of the plat of a subdivision, including all lot corners, boundary line corners, and points of change in street alignment.
(40) OEPA: The Ohio Environmental Protection Agency.
(41) ODOT: The Ohio Department of Transportation.
(42) OPEN SPACE, PUBLIC: Any parcel or area of land conveyed or otherwise dedicated to the Village for public use and employment.
(43) OWNER: Any individual, firm, association, syndicate, co-partnership, corporation, trust or any other legal entity having title to or sufficient proprietary interest in the land sought to be subdivided under these regulations.
(44) PAD: A building site prepared by artificial means, including but not limited to grading, excavation or filling, or any combination thereof.
(45) PARKS AND RECREATIONAL LAND AREA: Any land area to be used for public or private recreation purposes.
(46) PEDESTRIAN WALKWAY: A right-of-way of varying widths with a 4 to 5 foot wide sidewalk, which cuts across a block to facilitate access to adjacent streets and properties.
(47) PERFORMANCE BOND: A type of surety issued by an insurance company and posted by a sub-divider or developer guaranteeing the completion of physical improvements according to plans and specifications approved by the Planning Commission within the time prescribed by the sub-divider’s agreement. If the work is not performed, the insurer promises to complete the work or pay damages up to the amount of the bond.
(48) PERSON: Any individual, firm, association, partnership, corporation or organization.
(49) PLAT: A map representing a tract of land showing the boundaries and location of individual properties, streets and improvements.
(50) PRELIMINARY PLAN: The initial proposal, including narrative and site development, intended to provide the Planning Commission with an understanding of the manner in which the site will be developed.
(51) PRIVATE STREET: A street that has not been officially accepted by the Village.
(52) PUBLIC WAY: An alley, avenue, boulevard, bridge, channel, ditch, easement, highway, land, parkway, right-of-way, road, sidewalk, street, viaduct, walk, or other way in which the general public or public entity have a right, or which is dedicated, whether improved or not.
(53) REGULATIONS: Subdivision Regulations of the Village of Gibsonburg, Ohio.
(54) REPLAT: A subdivision or plat, which has previously been platted or subdivided with lots or parcels of land. A replat may include all or any part of a previous subdivision or plat.
(55) RESERVES: Lots or parcels of land within a subdivision that are intended for future development.
(56) RESPONSIBLE AUTHORITY: The Village Council and Planning Commission are responsible for reviewing and approving or disapproving a request.
(57) REVIEWING AGENCY: Any person or agency employed by the Village of Gibsonburg through the authority of Village Council to review existing or proposed development, uses or variances.
(58) RUNOFF: The portion of rainfall, melted snow, irrigation of water that flows across ground surface and eventually is returned to a water body.
(59) SANITARY SEWERS: A waste water treatment system as defined by the Ohio Environmental Protection Agency and approved by the Village of Gibsonburg, which provides a collection network and a central wastewater treatment facility for the community.
(60) SANITARY ON-SITE SEWERS: A septic tank or similar installation on an individual lot which utilizes an aerobic or anaerobic bacteriological process or equally satisfactory process for the treatment of sewage and provides for the proper and safe disposal of the effluent.
(61) SIDEWALKS: A portion of the road right-of-way, outside the traffic way, improved for the use of pedestrian traffic.
(62) SLOPE: The deviation of a surface from the horizontal, usually expressed in percent or degrees or ratio, i.e., 3:1.
(63) STORM SEWERS: A conduit that collect and transports runoff.
(64) STORM WATER PERMIT: Environmental Protection Agency NPDES permit required for construction sites addressing erosion control procedures, and specifically including Notice of Intent Application and Storm Water Pollution Prevention Plan.
(65) SUB-DIVIDERS CONTRACT: A contract entered into by the applicant and the Village by which the applicant promises to complete the required public improvements within the subdivision within specified time period following plan approval.
(66) SUBDIVISION: The division of a lot, tract or parcel of land into 2 or more lots, tracts, parcels, or other divisions of land for sale, development or lease whether immediate or in the future; or
The improvements 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 lease holders, or as easements for the extension and maintenance of public sanitary sewers, water lines, storm drainage or other public features.
(67) SUBDIVISION REPLAT: Any alteration of lot boundaries within a previously approved and recorded subdivision plat.
(68) SURETY: A performance bond, certified check, or irrevocable letter of credit.
(69) SURVEYOR: Any person registered to practice professional surveying by the State Board of Registration as specified in Section 4733.14 of the Ohio Revised Code.
(70) THOROUGHFARE: A public or private way which affords the principal means of access to abutting property.
(71) TREELAWN: The area between the back of the street curb and the front of the sidewalk.
(72) VICINITY MAP: A drawing located on the plat which sets forth by dimensions or other means the relationships of the proposed subdivision or use to other nearby developments or landmarks and community facilities and services within the Village in order to better locate and orient the area in question.
(73) WALKWAY: A public way for pedestrian use only, whether located along the side of a road or not.
(74) WATER SUPPLY SYSTEM, PUBLIC: The collection, treatment, storage, and distribution of potable water from source to consumer.
(75) WATER SUPPLY SYSTEM, ON SITE: A well or other similar installation on an individual lot which provides a water supply to any structures or uses upon the lot.
(76) WATERSHED: The drainage basin, catchments or other area of land that drains water, sediment and dissolved materials to a common outlet at some point along a stream channel. (Ord. 31-2007. Passed 12-20-07.)
1133.01 PURPOSE.
The conceptual planning process is established to assist the developer in fully understanding the procedures and associated requirements for making application to seek subdivision approval from the Planning Commission. (Ord. 31-2007. Passed 12-20-07.)
1133.02 PRE-APPLICATION MEETING.
(a) Any person proposing a subdivision within the Village shall first meet with the Zoning Administrator prior to submitting a preliminary plat. The purpose of the meeting is to discuss informally these Subdivision Regulations and the criteria and standards established herein; as well as to familiarize the developer with the Comprehensive Plan, Zoning Ordinance and the drainage, sewerage and water systems for the Village.
(b) The Zoning Administrator shall provide the developer with a written list of the information which will be required for submission to the Planning Commission prior to scheduling a pre-application meeting.
(Ord. 31-2007. Passed 12-20-07.)
1133.03 CONCEPTUAL PLAN REQUIREMENTS.
At the time of the pre-application meeting, the developer should submit to the Planning Commission a sketch of the proposed subdivision containing the following:
(a) The subdivision in relation to existing community facilities, road networks, residential, commercial or industrial developments.
(b) The relationship to available public utilities.
(c) The layout of acreage of streets, parcels, lots and any non-residential sites or uses within the proposed subdivision.
(d) The overall scale and title of the subdivision.
(e) Name, address, telephone and fax number of the developers.
(f) A minimum of 8 copies of the conceptual plan must be submitted no less than 14 days prior to the next scheduled Planning Commission meeting.
(Ord. 31-2007. Passed 12-20-07.)
1133.04 FILING OF CONCEPTUAL PLAN.
The conceptual plan shall be dated and considered filed on the day it is received by the Administrator and shall thereafter be immediately distributed to the members of the Planning Commission. (Ord. 31-2007. Passed 12-20-07.)
1133.05 CONCEPTUAL PLAN APPROVAL.
At the next regularly scheduled meeting of the Planning Commission, the conceptual plan will be discussed with the developer. The purpose of the discussion will be to assist the developer in the preparation of a formal preliminary plan. All comments and suggestions will be considered informal by the applicant and shall in no way be considered a binding agreement with the Planning Commission. (Ord. 31-2007. Passed 12-20-07.)
1134.01 APPLICATION.
The developer shall submit a properly completed preliminary subdivision application form, the required preliminary subdivision application fee, a statement of proposed use of lots, the preliminary drainage calculations, and 8 copies of the preliminary plan prepared by a registered engineer or surveyor including all the information required in Sections 1134.03
and 1134.04
of these Regulations. The developer shall prepare and submit copies of the preliminary plan to the Zoning Administrator, for distribution to the Planning Commission, no later than 14 days prior to the next regularly scheduled meeting of said Commission.
(Ord. 31-2007. Passed 12-20-07.)
1134.02 PRELIMINARY PLAN FORM.
The preliminary plan shall be drawn at a scale of 100 feet to the inch or larger unless otherwise requested by the Planning Commission. The preliminary plan shall be clearly and legibly drawn. The drawing size shall be in multiples of 6 inches not exceeding 36 inches by 48 inches.
(Ord. 31-2007. Passed 12-20-07.)
1134.03 CONTENTS OF PRELIMINARY PLAN AND STATEMENT OF EXISTING CONDITIONS.
The preliminary plan will contain the following existing information:
(a) Location by section.
(b) Names, addresses and telephone number of the professional engineer or registered surveyor who prepared the plan, and appropriate registration numbers and seals.
(c) Date of survey.
(d) Scale of the plan and north point.
(e) Boundaries of the subdivision and its acreage (in thousandths), accurate in scale, showing the bearings and distances and the method by which they were derived.
(f) Names of adjacent subdivisions, owners of adjoining parcels of un-subdivided land, and the location of their boundary lines.
(g) Locations, widths, and names of existing streets, bikeways, walkways, right-of-ways, easements, parks, permanent buildings, and corporation lines; location of wooded areas and other natural features within and adjacent to the proposed subdivision for a minimum of 500 feet whose presence and accurate location need to be known in order for decisions regarding the subdivision to be made; location of all significant physical features of the site including water courses, excessively steep slopes greater than 33%, stands of trees 6 inches in diameter or greater, rock outcropping and other natural features shall be identified.
(h) Zoning classification(s) of the tract and adjoining properties.
(i) The location and dimensions of all existing sanitary sewers, storm sewers, water lines, culverts other underground structures and power transmission poles and lines and utilities, within and adjacent to the tract shall be indicated. Furthermore, pipe sizes, types, grades, locations and depth of underground utilities shall be indicated. Where existing installations will become undersized due to proposed development, revised size shall be noted.
(j) All thoroughfares shall be shown wherever they traverse the proposed subdivision.
(k) A vicinity map at a scale of 1,000 feet to the inch or larger shall be shown on, or accompany the preliminary plan.
(l) Locations of all existing buildings and demolition schedules of any buildings to be removed.
(Ord. 31-2007. Passed 12-20-07.)
1134.04 INFORMATION REQUIREMENTS FOR PRELIMINARY PLAN PROPOSAL.
The following information shall be provided in addition to the requirements established in Section 1134.03
of these regulations:
(a) Proposed name of the subdivision, which shall not duplicate or closely approximate the name of any other subdivision in the Village.
(b) The lots, consecutively numbers with scaled dimensions, and the estimated areas of all lots in square feet. Furthermore, a summary indicating the total acreage and number of all lots, acreage of right-of-way, and total acreage of all land designated a permanent open space.
(c) A general layout of proposed utilities, sanitary sewer lines, water lines, storm sewer lines and their connections into the existing system must be shown.
(d) Location, names, and widths of proposed streets and easements, and location and widths of proposed bikeways and walkways.
(e) All parcels of land intended to be dedicated or temporarily reserved for public use, or all parcels of land of which the ownership remains private which are reserved in the deeds for the common use property owners in the subdivision, with the purpose, condition or limitation of such reservation indicated on the preliminary plan. If such land is to be private, a statement of proposed covenants or restrictions for future maintenance shall be furnished, whether on the plat or as a separate recorded instrument.
(f) Description of proposed covenants and restrictions.
(g) The preliminary plan shall be revised and updated with each submission.
(h) The locations and dimensions of any burial sites of organic debris which result from clearing and construction of the proposed subdivision. For the purpose of these Regulations, organic debris includes tree stumps, branches and other organic matter which naturally decomposes. This provision shall not be interpreted to authorize burial or land filling of inorganic debris, including but not limited to; construction debris or other solid wastes, which shall only be disposed of in accordance with local, state and federal regulations.
(i) A storm water detention plan including at a minimum: USDA soil types, all necessary curve numbers, drainage areas, critical storm determination and the preliminary storage requirements.
(j) A phasing plan for the subdivision identifying the phasing of development with the approximate timing of each phase to assure the proper sequencing of public and private improvements. (Ord. 31-2007. Passed 12-20-07.)
1134.05 FILING OF PRELIMINARY PLAN.
The preliminary plan shall be considered officially filed after it is examined by the Zoning Administrator and is found to be complete and in compliance with these Regulations.
(Ord. 31-2007. Passed 12-20-07.)
1134.06 APPROVAL OF PRELIMINARY PLAN.
(a) Upon receipt of the preliminary plan, the Planning Commission will review same at the next regularly scheduled meeting. The Planning Commission must take action on the preliminary plan within 45 days after it has been officially filed, unless such time is extended by mutual agreement between the sub-divider and the Commission or unless the application has to be tabled to receive additional information.
(b) The action of the Planning Commission shall be recorded in the form of a resolution, and communicated in writing to the sub-divider along with any conditions of approval of the preliminary plan. If the Planning Commission disapproves the preliminary plan it shall be marked as such, the reasons for such disapproval, shall be set forth in writing to the sub-divider.
(c) Approval of the preliminary plan shall be conditional upon compliance with all other applicable ordinances and regulations of the Village and shall be considered only as an approval of the layout, with the full understanding that the Village may modify any engineering or construction details proposed by the applicant at the time the final plan is submitted whenever required for the protection of the public interest.
(Ord. 31-2007. Passed 12-20-07.)
1134.07 APPROVAL PERIOD.
The approval of the preliminary plan shall be effective for a maximum of 24 months unless the first section received final approval from the Planning Commission and has been recorded in the office of the Sandusky County Recorder or an extension of time has been granted, for good cause shown, by the Planning Commission. Upon expiration of the approval period time limit, the preliminary plan shall be considered null and void.
(Ord. 31-2007. Passed 12-20-07.)
1134.08 EXTENSION OF APPROVAL PERIOD.
(a) Any request from an applicant for an extension of the approval period for a preliminary plan beyond 24 months, shall be granted only if the Planning Commission determines that such an extension is absolutely necessary and it is likely that the project will continue to the final plan.
(b) An extension of a preliminary plan shall be for a period of time not to exceed 12 months. (Ord. 31-2007. Passed 12-20-07.)
1135.01 FINAL PLAN REQUIRED.
The sub-divider having first received approval of the preliminary plan of the proposed subdivision, shall submit a final plan of the subdivision including all information required in Section 1135.03
of these Regulations. The final plan shall have incorporated all changes in the preliminary plan required by the Planning Commission. Otherwise it shall conform to the preliminary plan, and it may constitute only that portion of the approved preliminary plan which the sub-divider proposed to record and develop at the time. The final plan and the supplementary information shall be prepared by a registered professional engineer or surveyor as appropriate.
(Ord. 31-2007. Passed 12-20-07.)
1135.02 FILING OF FINAL PLAN.
(a) The final plan shall be filed with the Planning Commission not later than 24 months after the date of approval of the preliminary plan. It will be considered void unless an extension is requested by the developer and granted by the Planning Commission for good cause shown.
(b) Officially filed shall mean that a complete application has been submitted along with all required drawings and information as requested by the Commission.
(Ord. 31-2007. Passed 12-20-07.)
1135.03 APPLICATION FOR FINAL APPROVAL.
An application for approval of the final subdivision plan shall be submitted on forms provided by the Planning Commission, and shall include the following:
(a) A properly completed final subdivision application form and final subdivision application fee.
(c) The drawings and standards of improvements shall be a set made up of construction drawings, grading plans, utility plans prepared by a registered professional engineer licensed to practice in the State of Ohio.
(d) Copies of profiles and/or cross sections of streets, sanitary sewers, storm sewers, water lines, curbs and gutters and all other construction drawings and the estimated construction costs related to the improvements to be constructed in the subdivision. The number of copies required shall be determined by the Planning Commission.
(e) If the proposed subdivision incorporates open space, retention/detention basins or other private facilities to be owned and maintained by a home owner or condominium association, the developer shall file a declaration of covenants and restrictions that will govern the association, at the time of submission of the final plan. The provisions shall include, but are not necessarily limited to, the following:
(1) The homeowner association must be established before any homes are sold;
(2) Membership shall be mandatory for each home buyer and any successive buyer;
(3) The open space restrictions shall be permanent, not just for a period of years;
(4) The association shall be responsible for liability insurance, local taxes, and the maintenance of recreational or other facilities;
(5) Homeowners shall pay their prorated share of the cost, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the homeowners association;
(6) The association shall be able to adjust the assessment to meet changing needs;
(7) The homeowners association shall be recorded prior to or at the same time as the recording of the record plat.
(f) Copies of all drainage calculations and grading drawings shall be submitted with or before the submission of the construction drawings as required by the Planning Commission.
(Ord. 31-2007. Passed 12-20-07.)
1135.04 REGULATIONS GOVERNING IMPROVEMENTS.
The following rules apply to subdivision improvements:
(a) The plans shall include typical sections, profile views, construction details and estimates of quantities. All typical sections and major engineering details to be used on any particular street shall be approved in advance by the Village before completion of the plans.
(b) Prior to the signing of the record plat by the Planning Commission, the sub-divider shall have installed the minimum required improvements, or shall have furnished a certified check, performance bond or irrevocable letter of credit in the amount of the estimated construction cost of the approved improvements in a format approved by the Village.
(c) Before the surety is accepted, it shall be approved by the Village Fiscal Officer.
(d) The improvements shall be constructed within a reasonable time as determined by the Planning Commission, but not to exceed 24 months.
(e) All required subdivision improvements shall be maintained in a satisfactory condition by the sub-divider until final acceptance of the subdivision improvements by the Village.
(f) The Planning Commission may recommend to Council reductions of surety consistent with the completion of a portion of the subdivision improvements prior to final acceptance of the improvements by the Village.
(g) Water and sanitary sewer improvements shall be regulated by the Zoning Administrator with the advice and consent of the contract engineer for the Village.
(Ord. 31-2007. Passed 12-20-07.)
1135.05 RECORD PLAT FORM.
The record plat shall be legibly drawn in waterproof ink on Mylar. For purposes of review, the developer shall retain the Mylar and shall submit 8 paper copies to the Planning Commission. It shall be drawn at a scale of 100 feet to the inch or larger, and shall be one or more sheets, 14" x 20" in size. If more than one sheet is needed, each sheet shall be numbered and the relation of one sheet to another clearly shown. (Ord. 31-2007. Passed 12-20-07.)
1135.06 CONTENTS OF RECORD PLAT.
The record plat shall contain the following information:
(a) Name and Location of the Subdivision. Name of the subdivision, location by section, date, north point, scale, acreage to thousandths of acre and deed book and page reference. All replat applications within existing subdivisions shall retain the same name as the original subdivision.
(b) Names of Engineer and Surveyor. Name, address, and phone number of the professional engineer or registered surveyor who prepared the plat, and appropriate registration numbers and seals.
(c) Boundary Lines. Plat boundaries, based on accurate traverse, with angular and lineal dimensions in measurements to hundredths of a foot and bearings to the second. The basis of the bearings shall be stated. All dimensions, both lineal and angular, shall correspond with a field survey employing such techniques that the most remote point encompassed by the survey shall register in both distance and azimuth to an error ratio of 1 part in 10,000. Submission shall include the superimposed plat as identified in subsection (d) hereof. All such measurements and calculations must be performed by, or under the direct supervision of, a registered professional surveyor.
(d) Background Drawing. Every plat shall be superimposed on a survey of the lands of the dedicators from which such plat is drawn, and shall contain accurate background drawing of any metes-and-bounds descriptions of the land of the dedicators from which such plat is drawn.
(e) Bearings - Distances. True bearings and distances to nearest established street lines, established survey lines or other recognized permanent monuments.
(f) Public Ways. Exact location, right-of-way, and names of all public and private streets within and adjoining the plat; radii, internal angles, points of curvature, tangent bearings, and lengths of arcs of all streets within the plat; and location and width of all bikeways and walkways within and adjoining the plat.
(g) Easements.
(1) All easements provided for public or private services of utilities described as to purpose.
(2) Acknowledgment of the owner or owners to the plat and restrictions, including dedications to public use of all streets, alleys, parks, sanitary sewer and water lines, storm sewers, drainage easements, gas lines, or other open spaces shown thereon and the granting of the required easements, as shall be indicated by the following statement:
“Easements shown on this plat are for the construction, operation, maintenance, repair, replacement, or removal of water lines, gas lines, storm sewer drainage, sanitary sewer, electric, telephone or other utilities or services, and for the express privilege of removing any and all trees or other obstructions to the free use of said utilities and for providing of ingress and egress to the property for said purpose, and are to be maintained as such forever."
(h) Lot Lines and Lot Numbers. All lot numbers, in numerical order, and lines with accurate dimensions in feet and hundredths. Lot lines shall be shown with dimensions in feet and hundredths and with bearings and angles to the seconds if other than right angles to street and alley lines. All non-radial lines shall be labeled as such.
(i) Monuments. Accurate location and description of all permanent reference monuments and pins.
(j) Property Offered for Dedication. Accurate outlines of areas to be dedicated or reserved for public use, or any area to be reserved for the common use of all property owners. The use and accurate boundary locations shall be shown for each parcel of land to be dedicated.
(k) Deed Restrictions. Any private restrictions and covenants shall be shown on the record plat; including boundaries of each type of use restriction and other private restrictions for each definitely restricted section of the subdivision.
(l) Surveyors Certification. Certification by a registered surveyor to the effect that the plat represents a survey made by him/her and that the monuments shown thereon exist as located and that all dimensional details are correct; that he/she has fully complied with the requirements of these Regulations and the subdivision laws of the State of Ohio governing surveying, dividing and mapping of the land; and that the plat is a correct representation of all exterior boundaries of the land surveyed and the subdivision of it.
(m) Adjoining Subdivisions and Tracts of Land. The names of record of all abutting tracts with their deed book and page reference and the plat book reference of all abutting plats.
(n) Jurisdictional Boundaries. Any section lines, corporation limits, township and county lines shall be accurately documented and located on the plat and their names lettered thereon.
(o) Water Course. In the case a subdivision is traversed by a stream or creek, the location of such channel, stream or creek shall be identified on the plat and the appropriate easement width shall be shown.
(p) Additional Requirements.
(1) Any additional statements, certifications, affidavits, studies and information required by the Planning Commission, or the Village Council shall be provided by the developer.
(2) When any application submitted to the Village for some permit, certificate or approval involves submission of technical information by the applicant, it shall be recognized that the Village may need to incur expenses for the services of engineers or other experts to evaluate such technical data. As a condition of the Village agreeing to consider any such application; the applicant must agree to reimburse the Village for such expenses. The reimbursement shall be received by the Village Fiscal Officer before any such permit, certificate or approval is issued or granted.
(Ord. 31-2007. Passed 12-20-07.)
1135.07 PLANNING COMMISSION ACTION ON FINAL PLAN.
(a) After receipt of reports from such officials and agencies and upon receipt of staff recommendations, the Planning Commission shall take action on the final plan within 30 days after it has been officially filed, unless such time limit is extended by mutual agreement between the sub-divider and the Planning Commission or unless the application must be tabled to receive additional information.
(b) Failure of the Planning Commission to act upon the final plan within 30 days shall be deemed as approval of the plan. The approval or the refusal to approve by the Planning Commission shall be enclosed on the record plat. If the plan is disapproved, the grounds for disapproval shall be clearly stated by resolution in the records of the Planning Commission, and a copy shall be forwarded to the sub-divider.
(c) The approval of the final plan by the Planning Commission shall not be deemed to constitute or effect an acceptance by the Village of Gibsonburg of the subdivision improvements covered by such plat. (Ord. 31-2007. Passed 12-20-07.)
1135.08 RELEASE OF RECORD PLAT FOR RECORDING.
Prior to the release of the record plat, the following information shall be supplied in addition to the requirements set forth in Section 1135.06 of these Regulations:
(a) If the developer has installed any or all improvements, certification will be required at the time of release of the record plat for recording guaranteeing that all required improvements have been installed. A maintenance bond shall be required.
(b) If no improvements have been installed, the submission of a performance bond or other surety shall be furnished assuring installation and initial maintenance of the required improvements.
(c) Every submission shall be reviewed and shall conform to the standards established in Part Eleven, Title One, Zoning Ordinance, of the Codified Ordinances of the Village of Gibsonburg. Each submission shall be accompanied by the applicant's site development planning information for the proposed development. No work may begin, nor shall the record plat be recorded prior to the Village approval of the storm runoff and soil erosion control plan for the site.
(d) Where applicable, a homeowner association shall be established for the purpose of permanently maintaining all private open space, private streets, recreational and drainage facilities within the established subdivision as appropriate. Such homeowners association agreements, guaranteeing the continual maintenance of said facilities, shall be submitted to the Planning Commission for review and approval of the Village Solicitor prior to release of the record plat of the subdivision.
(Ord. 31-2007. Passed 12-20-07.)
1135.09 TRANSMITTAL OF COPIES AND RECORDING.
When the final plan has been approved by the Planning Commission, the developer must submit one reproducible tracing which shall be made of Mylar. When all conditions have been met by the developer, all required documents have been signed, the surety is deposited with the Village Fiscal Officer, all fees have been paid, and the plat has been signed by the Planning Commission, then the original tracing shall be returned to the sub-divider. The developer shall record the record plat in the office of the Sandusky County Recorder, within 45 days after the date on which the plat has been signed; otherwise the plan shall be considered void.
(Ord. 31-2007. Passed 12-20-07.)
1135.10 MAINTENANCE AFTER APPROVAL.
The developer shall maintain and keep in repair all required improvements for a minimum of 1 year from the date all improvements have been completed and approved by the Village. After a minimum of 1 year, the Zoning Administrator will examine all improvements and, if found to be in satisfactory condition, will recommend to Council they be accepted for maintenance and ownership by the Village. If the improvements require repair, the Zoning Administrator will not forward a recommendation to Council to accept the improvements until all repairs have been completed by the developer in a satisfactory manner.
(Ord. 31-2007. Passed 12-20-07.)
1135.11 LOT SPLIT.
(a) The Planning Commission may approve lot splits if the proposed division of a parcel of land meets all of the following conditions:
(1) The split is transferred to and consolidated with an adjacent property owner.
(2) The split does not create an additional buildable lot.
(3) All applicable zoning requirements are met.
(b) If the lot split meet the requirements above, the Planning Commission shall, within 7 days after submission, approve such proposed division and, upon presentation of a conveyance for said parcel and properly prepared survey sheet of property, shall stamp: "No Plat Required, Village of Gibsonburg," and the Planning Commission chairperson shall sign the conveyance.
(Ord. 31-2007. Passed 12-20-07.)
1135.12 LOT SPLIT SUBMITTAL REQUIREMENTS.
Lot split submissions shall meet the following:
(a) If a lot split is located within an existing subdivision, submit the record plat as required in Section 1135.06 of these Regulations.
(b) If the split is located within a subdivision:
(1) Submit a survey sheet identifying the following:
A. Registration number, seal, and signature of qualified surveyor.
B. Iron pins placed on all corners, and identified by circles.
C. Scale and north point.
D. General location by vicinity sketch.
E. Name of grantor or grantee.
F. Location by section.
(2) Submit a written legal description.
(3) Follow the requirements for all instruments of conveyance in Sandusky County.
(Ord. 31-2007. Passed 12-20-07.)
1135.13 APPROVAL OF REPLATS FOR LOT COMBINATION.
The Chairperson on behalf of the Planning Commission is granted authority to process and approve, on behalf of the Commission, replats where no additional lots are created subject to the following:
(a) Approval shall only be granted for recombinations of land and consolidation of lots.
(b) In no case shall approval be given where additional building lots would be created.
(c) Review and approval shall be in conformance with all other appropriate sections of these Regulations.
(d) The chairperson of the Planning Commission shall sign the replat on behalf of the Planning Commission.
(Ord. 31-2007. Passed 12-20-07.)
1136.01 PURPOSE.
(a) The purpose of this chapter is to establish procedures to control the manner in which streets, lots, and other elements of a subdivision are arranged on the land. These design controls will help insure convenient and safe streets, creation of usable lots, and provisions of space for public purposes. The planning of attractive neighborhoods shall be promoted, minimizing the undesirable features of unplanned, disorganized growth.
(b) The Planning Commission has the responsibility for reviewing the design of each future subdivision early in its design development. The Commission shall insure that all of the requirements of this chapter are met.
(c) The Planning Commission shall consult with Council and the appropriate member of Village staff to insure all of the Design Standards are met within any subdivision.
(Ord. 31-2007. Passed 12-20-07.)
1136.02 CONFORMITY OF ZONING REGULATIONS.
No record plat of land shall be approved unless it conforms with Part Eleven, Title One, Zoning Ordinance for the Village of Gibsonburg.
(Ord. 31-2007. Passed 12-20-07.)
1136.03 LAND SUITABILITY.
If the Planning Commission finds that land proposed to be subdivided is unsuitable for subdivision development due to flooding, poor drainage, topography, inadequate water supply, and/or inadequate wastewater treatment capability, and other such conditions which may endanger health, life, or property and if, from the investigations conducted by the public agencies concerned, it is determined in the best interest of the public the land should not be developed for the subdivision proposed, the Planning Commission shall not approve the land for that purpose unless adequate methods are advanced by the sub-divider for solving the problems that will be created by the development of the land.
(Ord. 31-2007. Passed 12-20-07.)
1136.04 DESIGN OF STREETS.
(a) The arrangement, alignment, character, width, grade, construction, and location of all streets shall conform to the standards established by the Village contract engineer. Streets shall be considered in their relation to existing and planned streets, topographical conditions, public convenience and safety; and in their appropriate relation to the proposed use of the land to be served by such streets. The street pattern shall discourage through traffic in the interior of a subdivision.
(b) The subdivider shall provide within the boundaries of the subdivision plat the necessary right-of-way for widening, continuance, or alignment of such streets, based upon the construction standards established by the Village contract engineer.
(Ord. 31-2007. Passed 12-20-07.)
1136.05 STREET NAMES.
(a) Names of new streets shall not duplicate those of existing or platted streets, irrespective of the use of the suffix street, avenue, circle, boulevard, drive, etc., and shall be displayed at each street intersection with street signs of the type established by the Village.
(b) When a new street is a direct extension of an existing street, the name shall remain the same.
(c) All signs shall be double-faced, and shall be so erected as to be legible from any direction. Color shall conform to Village requirements.
(Ord. 31-2007. Passed 12-20-07.)
1136.06 VERTICAL ALIGNMENT.
Whenever the developer changes the grade of an existing street outside the limits of the development and the grade change requires adjustment to meet existing improvements (streets, driveways, walks, etc.) such adjustments as are required will be the responsibility of the developer in accordance with an agreement with the Village.
(Ord. 31-2007. Passed 12-20-07.)
1136.07 INTERSECTION DESIGN STANDARDS.
The following standards are established for the construction of intersections:
(a) The design and improvements standards for intersections are minimums for all street intersections in subdivisions. All such intersections shall be designed and constructed in accordance with the standards established by the Village.
(b) Multiple intersections involving junctions of more than 2 streets shall not be permitted.
(c) Individual grades for each curb shall be provided on a stop street when the grade on the through street exceeds that which is specified by current standards.
(d) Low points which would result in water ponding or poor visibility shall not be permitted.
(e) Curb ramps shall be provided to acceptable standards as established by the Ohio Department of Transportation.
(Ord. 31-2007. Passed 12-20-07.)
1136.08 SPECIAL STREET TYPES.
The following requirements shall apply to special street types:
(a) Permanent dead-end streets will not be permitted. Temporary dead-end streets shall be permitted only as part of a continuing street design plan. Where a street is temporarily dead-ended at a property line, and its length is in excess of one lot, a curbed, paved temporary turn around may be required. Additional temporary easements will be provided when necessary.
(b) New developments shall extend and connect to stub streets in adjacent subdivisions unless otherwise directed by the Planning Commission.
(c) Stub streets shall be designed and constructed to be continued upon the development of adjacent properties or parcels.
(d) Cul-de-sacs shall be permitted if authorized by resolution of the Planning Commission. (Ord. 31-2007. Passed 12-20-07.)
1136.09 WALKWAYS AND SIDEWALKS.
The following requirements shall be adhered to in all subdivisions:
(a) Sidewalks shall be required on both sides of streets in all subdivisions.
(b) The Planning Commission may approve the location of sidewalks in public access easements outside the right-of-way in the interest of protecting the natural topography or other features.
(c) Walkways may be required in an easement for pedestrian travel through or across any portion of a block at the discretion of the Planning Commission.
(d) Sidewalks shall be constructed in accordance with the requirements established by the Planning Commission.
(e) All sidewalks will meet the standards established in the American Disabilities Act.
(f) With the approval of the Planning Commission, the material may be of a type other than shown on the Standard Drawings if the sidewalks are not in the public road right-of-way. (Ord. 31-2007. Passed 12-20-07.)
1136.10 BIKEWAYS.
(a) Bikeways and/or related improvements shall be installed at the direction of the Planning Commission.
(b) New subdivisions shall be required to provide at least one bikeway or walkway connection to adjacent subdivisions, unless specifically waived by the Commission.
(Ord. 31-2007. Passed 12-20-07.)
1136.11 BLOCKS.
The following regulations shall govern the design and layout of blocks:
(a) The arrangement of blocks shall be such as to conform to the street planning criteria established in this Section and they shall be arranged to take into consideration the natural features of the site, to accommodate lots, and to provide for the required community facilities and improvements.
(b) No block shall be longer than 1,300 feet.
(Ord. 31-2007. Passed 12-20-07.)
1136.12 LOTS.
The following regulations shall govern the design and layout of lots:
(a) The lot arrangement and design shall be such that all lots shall provide satisfactory building sites for their intended use.
(b) All lots shall conform to or exceed the requirements of the zoning district in which they are located.
(c) Each lot shall front on a dedicated street or private street developed to Village standards.
(d) Flag lots shall not be permitted unless specifically approved by the Planning Commission.
(e) All side lots shall be at right angles to street lines and radial curved street lines except where the Planning Commission determines that a variation to this rule would provide a better layout.
(f) The maximum depth of a lot shall not be greater than 3 times the width of the lot except as otherwise required by the Planning Commission.
(Ord. 31-2007. Passed 12-20-07.)
1136.13 EASEMENTS.
(a) Public utility easements shall be provided as requested by the appropriate utility company. The Village reserves the right to require modification to the request of the utility company for practical difficulties.
(b) The sub-divider shall provide easements to the Village for storm drainage purposes which conform substantially with the lines of any natural watercourses, channels, streams, or creeks which traverse the subdivision or for any new channel which is established to substitute for a natural watercourse, channel, stream or creek. Such easements shall be of a width which will provide for the maintenance needs of the channel and incidental structures as determined by the Planning Commission. (Ord. 31-2007. Passed 12-20-07.)
1136.14 UTILITIES.
In all subdivisions, both main and service connections of electric, gas, water, telephone, television cable lines and other utilities serving residential units shall be buried underground in accordance with the specifications and standards as established by the appropriate utility company. All conduits or cables shall be placed within easements or dedicated public ways in a manner which shall not conflict with other underground services.
(Ord. 31-2007. Passed 12-20-07.)
1136.15 SITE CONSIDERATIONS.
Subdivisions should be planned to take advantage of the topography of the land, to minimize destruction of trees and topsoil and to preserve such natural features as unusual rock formations, large trees, sites of historical significance and other assets which, if preserved, will enhance the quality of life for residents of the subdivision and the community.
(Ord. 31-2007. Passed 12-20-07.)
1137.01 CONSTRUCTION PROCEDURE AND MATERIAL.
The sub-divider shall design and construct improvements at a minimum according to the standards outlined in these and other pertinent regulations. The work shall be accomplished under Village supervision.
(a) The minimum requirements for materials and installation procedures for roadway and drainage facilities shall be in compliance with the State of Ohio Department of Transportation Construction and Material Specifications (ODOT -CMS), current edition, unless superseded by the Planning Commission.
(b) The minimum requirements for materials and installation procedures for sanitary sewers and water lines shall be in compliance with rules established by the Planning Commission. (Ord. 31-2007. Passed 12-20-07.)
1137.02 SURVEY MONUMENTS.
(a) A complete survey shall be made by a registered surveyor.
(b) The traverse of the exterior boundaries of the tract and of each block, when computed from field measurements of the ground, shall close within a limit of error of 1 foot to 10,000 feet of the perimeter before balancing the survey.
(c) Perimeter reference monuments shall be located and placed within the subdivision. The number and location of permanent reference monuments shall be determined in consultation with the Zoning Administrator and their location noted on the record plan. The monuments shall be placed immediately after final grading of lots is completed and the cost of the monuments will be included in the cost of improvements. There shall be no release of performance bond until after the monuments have been placed.
(d) A solid iron pin monument, topped with a plastic cap bearing the surveyors name and register number, shall be placed by the surveyor at all points on boundary lines where there is a change of direction and at all lot corners before the performance bond is released by the Village. Prior to bond release, a surveyor's certified statement shall be filed with the Zoning Administrator attesting that all required monuments and iron pins are in place. Iron pins and monuments shall be flagged.
(e) Prior to placement of solid iron pin monuments each corner of a lot abutting a proposed public street shall be indicated by clearly identifiable markers with lot numbers on the appropriate side of the markers. Markers may be removed when pins are placed.
(Ord. 31-2007. Passed 12-20-07.)
1137.03 CONSTRUCTION DRAWINGS.
(a) Complete drawings, plans and profiles, signed and approved by a registered engineer, shall be made for all new streets and other improvements to be constructed in any subdivision subject to these regulations.
(b) The drawings, plan and profile shall be on a 24" x 36" plan-profile drawing at a scale approved by the Planning Commission. Plans and profiles shall show all necessary data in sufficient detail for the complete construction of all work and improvements to be made in the subdivision.
(c) All plans and profiles shall show and include the following:
GENERAL
Plan | Profile | ||
(1) | All proposed lots, streets and curbs, etc. | (1) | Existing centerline and proposed centerline profile. |
(2) | Existing pavements, head-walls, piers, etc. | (2) | Centerline stations. |
(3) | Typical street and curb sections | (3) | Centerline elevations at minimum 50 foot stations |
(4) | Construction notes. | (4) | Profile of all water, sanitary and storm sewers. Septic tanks with curb stop and meter pits. |
(5) | Structural details. | (5) | Stations and center line elevations of intersecting streets. |
(6) | North arrow. | (6) | Centerline elevations at upper left hand corner of profile grid. |
(7) | Street names. | (7) | Title block in lower right hand corner. |
(8) | Centerline stations | ||
(9) | Easements for utilities. | ||
(10) | Pavement and right-of-way widths. | ||
(11) | Lot numbers and dimensions. | ||
(12) | Curb radius at intersections. | ||
(13) | Curve data. | ||
(14) | Sheet reference. | ||
(15) | Plat section lines, boundary lines and stations. | ||
(16) | Size and location of water, sanitary and storm utilities. | ||
(17) | Erosion and Sediment Control Plan. | ||
STORM SEWERS
Plan | Profile | ||
(1) | Proposed storm sewers, manholes, laterals, catch basins, head walls, etc. | (1) | Length, size, grade, slope. |
(2) | Each span length and pipe size, material, bedding and grade | (2) | Storm sewer manholes, junction boxes and centerline of streets and stations for each. |
(3) | Station of low points of grade | (3) | Invert elevations of all pipes at manholes, head walls, junction boxes, etc., except laterals to catch basins. |
(4) | Elevations on top of manhole or catch basin, when not in paved street or when in vertical curve portion of street. | ||
DETENTION/RETENTION BASINS
All storm water detention plans for proposed developments shall conform to the requirements of the Village contract engineer.
SANITARY SEWER AND WATER
Plan | Profile | ||
(1) | As prescribed by the Village contract engineer. | (1) | As prescribed by the Village contract engineer. |
(Ord. 31-2007. Passed 12-20-07.)
1137.04 FINAL GRADING, DRAINAGE AND TREE PRESERVATION PLANS.
All grading plans shall be based on the preservation of the natural features of the land by meeting the following:
(a) Direct water away from buildings.
(b) Prevent standing water and soil saturation detrimental to structures and lot uses.
(c) Provide for disposal of water from the lot.
(d) Preserve desirable lot features that do not interfere with the proper drainage of the lot or desired use of the lot.
(e) Protect adjacent properties from excessive water drainage.
(f) All drainage swales shall have adequate width and depth to carry the anticipated runoff and shall be located within a drainage easement.
(g) Lots shall be shown to finish. Upon completion of a building upon the lot, finish grade shall conform to those on approved final grading and drainage plan. Prior to building, all lots shall be rough graded to accomplish the intent and purpose of said approved plan.
(h) Where determined necessary, storm drainage from impervious surfaces and lots shall be tapped into the nearest catch basin, inlet or manhole.
(Ord. 31-2007. Passed 12-20-07.)
1137.05 WATER SUPPLY IMPROVEMENTS.
The Village requires the sub-divider or developer to construct a system of water mains and appurtenances and connect them to an existing public water supply and provide a connection for each lot. (Ord. 31-2007. Passed 12-20-07.)
1137.06 FIRE HYDRANTS.
(a) Fire hydrants, conforming to national standards, with 2 1/2" inch diameter hose connections and Storz fittings shall be provided by the sub-divider. The hydrants will be located at common property lines and behind curbs with the pumping connection facing and the hose connection parallel to the street. Hydrants shall be placed at each street intersection and at mid-block for blocks under 1,000 feet in length, but over 500 feet apart, and as otherwise recommended by the National Fire Protection Association, but in no case shall hydrants be spaced more than 500 feet apart in residential subdivisions. Hydrants shall also be required at the entrance and end of all cul-de-sacs.
(b) The type of fire hydrant and control valves shall be approved by the Planning Commission, with the advice and consent of the Fire Chief. The minimum size of any water line feeding a fire hydrant shall not be less than 6 inches in diameter and shall be circulating water lines. Non-circulating (dead-end) water lines, greater than 400 feet in length, shall not be less than 8 inches in diameter.
(c) For commercial and industrial subdivisions, the size and location of water lines shall be established and approved by the Planning Commission with the advice and consent of the Fire Chief. The minimum size of water lines serving industrial and commercial subdivisions shall be 8 inches in diameter and circulating. Fire hydrants in commercial and industrial subdivisions shall be spaced every 300 feet along apparatus routes, and within 400 feet of all building access points used for fire suppression.
(Ord. 31-2007. Passed 12-20-07.)
1137.07 SANITARY SEWER IMPROVEMENTS.
Public sanitary sewers/septic systems shall be installed to adequately serve all lots, including lateral connections to the public system. Public sewer system extensions shall meet the requirements of the Ohio Environmental Protection Agency and the contract engineer for the Village. Combinations of sanitary and storm sewers are prohibited.
(Ord. 31-2007 . Passed 12-20-07.)
1137.08 ELECTRIC, GAS AND TELEPHONE IMPROVEMENTS.
(a) Electric service and telephone service shall be provided within each subdivision. Gas service should be provided where reasonably accessible. Whenever such facilities are reasonably accessible and available, they may be required to be installed within the area prior to the approval of the final plat. Telephone, electric and street lighting wires, conduits and cables shall be required to be constructed underground.
(b) The width of the easement for each lot shall not be less than 5 feet and the total easement width shall not be less than 10 feet.
(Ord. 31-2007. Passed 12-20-07.)
1137.09 OVER-SIZE AND OFF-SITE IMPROVEMENTS.
The utilities, pavements, and other land improvements required for the proposed subdivision shall be designed over-size for future expansion with extensions provided to serve nearby land which is an integral part of the neighborhood service or drainage area as determined by the Planning Commission. Off-site improvements may be required to handle the impacts of new development. (Ord. 31-2007. Passed 12-20-07.)
1137.10 COST OF OVER-SIZE IMPROVEMENTS.
(a) When over-size improvements are necessary for streets, the Village may consider participating in paying for the cost of these improvements.
(b) The sub-divider shall be required to pay for all other over-size improvements that pertain to sanitary sewers, water lines and storm drainage requirements inherent to the plat.
(Ord. 31-2007. Passed 12-20-07.)
1137.11 CURB CUTS.
Where sidewalks are constructed, curb ramps shall be provided at intersections according to the standards established in the Americans with Disabilities Act.
(Ord. 31-2007. Passed 12-20-07.)
1137.12 EXTENSIONS TO BOUNDARIES.
The sub-divider shall be required to extend the necessary improvements and utilities to the boundary of the proposed subdivision to serve adjoining un-subdivided land as determined by the Planning Commission.
(Ord. 31-2007. Passed 12-20-07.)
1137.13 OFF-SITE EXTENSIONS.
If streets or utilities are not available at the boundary of the proposed subdivision and if the Village finds the extension across undeveloped areas would be warranted as a special assessment to the intervening properties, the sub-divider may be required, prior to approval of the final plat, to obtain necessary easements or rights-of-way and construct and pay for such extensions. Such improvements shall be available for connections by sub-dividers of adjoining land. (Ord. 31-2007. Passed 12-20-07.)
1137.14 STREET LIGHTING.
All subdivisions developers shall adhere to the following:
(a) The developer of any residential subdivision shall install street lighting fixtures in accordance to standards adopted by the Village which meet all utility company requirements.
(b) Street lighting fixtures shall be required at all intersections, and other locations as established by the Planning Commission.
(c) The developer shall submit a street lighting plan as part of the subdivision application.
(d) The developer shall pay all costs of construction and installation for all street lighting.
(e) A street lighting assessment district may be required for the entire subdivision, as determined by Village Council.
(f) All street lighting shall, when practical be installed in accordance with "Dark Sky" criteria. (Ord. 31-2007. Passed 12-20-07.)
1137.15 STREET TREES.
Street trees, as used herein, shall mean those deciduous or coniferous trees which are planted within a public right-of-way. The planting of those trees shall be undertaken in all residential subdivisions in accordance with the following:
(a) At least one street tree shall be required to be planted in front of each lot within the subdivision by the developer prior to release of the performance bond.
(b) At least one street tree shall be required to be planted for each 50 linear feet of lot frontage for which a zoning permit has been issued within a multi-family residential development.
(c) Street trees shall be planted within the minimum 10 feet wide tree lawn and at least 4 feet from sidewalks, driveways, fire hydrants, and water and gas shutoff valves.
(d) Street tree plantings shall be restricted in those locations where damage to underground or overhead utilities may occur, or where a conflict with driveways, sidewalks, bikeway, curbs, water mains and sewer facilities is likely to occur.
(e) Suitable tree species shall be only those listed in the list established by the Village Tree Committee.
(f) All deciduous street trees shall be planted so as to have a minimum caliper of 1 ½ inches at the time of planting at a height of 1 foot above finished grade.
(g) The developer shall be required to maintain the trees for one year after planting and to replace any tree which fails to survive or which does not exhibit normal growth characteristics within the 1 year period.
(h) The Zoning Administrator shall, with the advice and consent of the Tree Committee review and approve all tree plantings.
(Ord. 31-2007. Passed 12-20-07.)
1138.01 GENERAL RULE.
In order to insure that the construction and installation of all required improvements are constructed to the Village's specifications and standards, the sub-divider shall enter into a sub-dividers agreement with the Village and furnish a bond executed by a surety company or certified check, or irrevocable letter of credit equal to the cost of construction of such improvements as shown on the plans and based on an itemized estimate of the construction costs prepared by the engineer of the developer, submitted in triplicate, and subject to final approval of the Planning Commission with the advice and consent of Village Council.
(Ord. 31-2007. Passed 12-20-07.)
1138.02 CONDITIONS.
(a) Before a subdivision plan is given final approval and the record plat released by the Village for recording, the developer shall have executed a surety with the Village covering the estimated cost of required improvements. Bonds shall be posted in the office of the Village Fiscal Officer.
(b) The surety shall run to the Village of Gibsonburg for a period of 2 years from the date of execution, and shal1 provide that the sub-divider, his heirs, successors, and assigns, their agent or servants will comply with all applicable terms, conditions, provisions, and requirements of these and other pertinent regulations, and will faithfully perform and complete the work of constructing and installing such facilities or improvements in accordance with such laws and regulations.
(c) Before said surety is accepted it shall be approved and reviewed by the Village Solicitor. (Ord. 31-2007. Passed 12-20-07.)
1138.03 EXPIRATION OF LETTER OF CREDIT.
The financial institution issuing the letter of credit shall provide written notice of the upcoming expiration to the Village Fiscal Officer no later than 30 days and no sooner than 60 days prior to the indicated date of expiration in the letter of credit Such expiration notice shall be hand delivered or by U.S. mail, return receipt requested. In the event of failure to provide the Village of Gibsonburg with timely advance written notice, the expiration date of the letter of credit shall be extended 30 days after the date of any late written notice to the Village.
(Ord. 31-2007. Passed 12-20-07.)
1138.04 COMPLETION OF WORK AND REDUCTION OF SURETY.
(a) As required improvements are completed, the Village may agree to reduce the amount of the performance bond, cash deposit, or irrevocable letter of credit in an amount equal to the amount of construction completed upon request by the developer. In no event shall more than 90% of the bond, cash deposit, or letter of credit be released until all construction, installation, and improvements required by the sub-divider's contract have been completed and approved by the Village.
(b) No reduction in surety for street and storm sewer bonds shall be made until the first course of asphalt has been laid.
(Ord. 31-2007. Passed 12-20-07.)
1138.05 INSPECTIONS.
(a) Periodic inspections during the installation of improvements shall be made by the Village to insure conformity with the approved plans and specifications as required by these and other regulations.
(b) The sub-divider shall notify the Zoning Administrator at least 24 hours before each phase of improvements is ready for inspection.
(c) Inspections for sanitary sewer and/or water may be conducted by the Village contract engineer.
(d) The absence of an inspector from the site during construction shall not relieve the sub- divider from full responsibility under this agreement.
(Ord. 31-2007. Passed 12-20-07.)
1138.06 RELEASE OF SURETY.
When the required improvements have been completed, the developer shall notify the Zoning Administrator of his desire for final inspection. Upon certification of acceptable completion of the installation of the required improvements by the Zoning Administrator and/or the Village contract engineer, the Zoning Administrator shall issue a letter to the Planning Commission recommending release of the surety. The Chairperson of the Planning Commission shall issue a letter to the sub-divider or his/her agent and such letter shall be sufficient evidence of the release by the Village. The performance bond shall not be released until a maintenance bond has been accepted by the Village. (Ord. 31-2007. Passed 12-20-07.)
1138.07 ACCEPTANCE OF SUBDIVISION IMPROVEMENTS.
The improvements for which the performance bond, cash deposit, or irrevocable letter of credit has been posted shall be deemed accepted, when the Planning Commission releases said bond, unless otherwise stipulated.
(Ord. 31-2007. Passed 12-20-07.)
1138.08 MAINTENANCE BOND.
A maintenance bond shall be posted with the Village for a period of at least 1 year before the performance bond is released. The maintenance bond shall be posted at a minimum of 10% of the total construction costs. In no case shall the maintenance bond be released until 12 months after the final road surface has been laid. The final surface shall not be applied unless at least 75% of the lots in the subdivision have been built or 3 years in time have passed since the installation of the first course of asphalt, whichever occurs first. A longer period of time may be required for the posting of a maintenance bond if required by the Village to assure proper maintenance of the facilities. The developer will be responsible for all maintenance, including snow removal and repair of all facilities until accepted by the Village.
(Ord. 31-2007. Passed 12-20-07.)
1138.09 FAILURE TO COMPLY.
Whenever public improvements have not been constructed in accordance with the agreement and with the standards as established, the Village may exercise the right of foreclosure under the performance bond, cash deposit, or irrevocable letter of credit.
(Ord. 31-2007. Passed 12-20-07.)
1139.01 RECORDING OF PLAT.
No plat of any subdivision shall be recorded by the Sandusky County Recorder or have any validity until said plat has received final approval in the manner prescribed in these Regulations. No final plat shall be recorded after 60 days of its approval and shall be considered void thereafter. Approval may be extended after written request, and for good cause shown, by the Planning Commission. (Ord. 31-2007. Passed 12-20-07.)
1139.02 REVISION OF PLAT AFTER APPROVAL.
No changes, erasures, modifications, or revision shall be made in any plat of a subdivision after approval has been given by the Planning Commission and endorsed in writing on the plat, unless said plat is first resubmitted to the Planning Commission. Any proposed change to any approved and recorded subdivision must meet the designated requirements outlined in Section 711.01 to 711.38 of the Ohio Revised Code and be approved by the Planning Commission for replatting. (Ord. 31-2007. Passed 12-20-07.)
1139.03 SALE OF LAND WITHIN SUBDIVISIONS.
No owner or agent of the owner of any land located within a subdivision shall transfer or sell any land by reference to, exhibition of, or by use of a plat of the subdivision before such plat has been approved and recorded in the manner prescribed by these Regulations. The description of such lot or parcel by metes and bounds in the instrument of transfer or other documents used in the process of selling or transferring shall not exempt the transaction from the provisions of these Regulations. (Ord. 31-2007. Passed 12-20-07.)
1139.04 SCHEDULE OF FEES, CHARGES, AND EXPENSES.
The Village has established a schedule of fees, charges, expenses and collection procedure for same and other matters pertaining to these Regulations. The schedule of fees shall be posted in the Offices of the Village Fiscal Officer and Zoning Administrator. Until all applicable fees, charges and expenses have been paid in full, no action shall be taken on any application.
(Ord. 31-2007. Passed 12-20-07.)
1139.05 PENALTIES.
The following penalties shall apply to violations of these Regulations:
(a) Whoever violates any rule or regulation of the Village, promulgated for the purpose of establishing standards and requiring and securing the construction of improvements within a subdivision or fails to comply with any order pursuant thereto is creating a public nuisance and the creation thereof may be enjoined and maintenance thereof may be abated by action at suit of the Village or any citizen thereof. Whoever violates these regulations shall forfeit and pay not less than $100.00 or more than $1,000.00 for each offense. Each day shall constitute a separate offense. Such sum may be recovered with costs in a civil action suit brought in the Court of Common Pleas, Sandusky County, Ohio by a legal representative of the Village of Gibsonburg, in the name of the Village, and for the use thereof.
(b) Whoever, being the owner or agent of the owner of any land within the Village, records a plat contrary to the provision of these Regulations shall forfeit and pay not less than $100.00 or more than $500.00, to be recovered with costs in a civil action suit brought by a legal representative in the name and for the use of the Village of Gibsonburg.
(c) Whoever, being the owner or agent of the owner of any land within the Vil1age, transfers any lot, parcel or tract of such land from or in accordance with a plat of a subdivision before such plat has been recorded in the office of the Sandusky County Recorder, shall forfeit and pay the sum of not less than $100.00 or more than $500.00 for each lot, parcel, or tract sold.
(d) Any person who disposes of, offers for sale or lease any lot or any part of a lot in a subdivision before provisions of these Regulations are complied with shall forfeit and pay the sum of not less than $100.00 or more than $500.00 for each lot or part of a lot sold, offered for sale or lease, to be recovered with costs in a civil action, by a legal representative in the name and for the use of the Village of Gibsonburg.
(Ord. 31-2007. Passed 12-20-07.)
1139.06 VARIANCES.
The following regulations shall govern the granting of variances:
(a) Where the Planning Commission finds that practical difficulty may result from strict compliance with these Regulations, due to exceptional topographic or other physical conditions, it may vary the Regulations so as to relieve such hardship, provided such relief may be granted without detriment to the public interest and without impairing the intent and purpose of these Regulations or the desirable development of the neighborhood and community. Such variations shall not have the effect of nullifying the intent and purpose of these Regulations, the Comprehensive Plan, or the Zoning Code.
(b) In granting variances or modifications, the Planning Commission may require such conditions as will, in its judgment, secure substantially the objective of the standards or requirements so varied or modified.
(Ord. 31-2007. Passed 12-20-07.)
1139.07 APPEAL.
Within sixty days after refusal, the person submitting any plat that the Planning Commission refuses to approve, may file a petition in the Sandusky County Court of Common Pleas, in which the person shall be named plaintiff. The petition shall contain a copy of the plat sought to be recorded, a statement of the facts justifying the propriety and reasonableness of the proposed subdivision, and a prayer for an order directed to the recorder to record the plat and may include a statement of facts to support a claim that the rules of the planning authority under which it refused to approve the plat are unreasonable or unlawful.
(Ord. 31-2007. Passed 12-20-07.)
PLANNING COMMISSION
Application for Approval of Pre-Application/Conceptual Plan
VILLAGE OF GIBSONBURG Phone: (419)637- 2634 120 North Main Street, Gibsonburg, Ohio 43431 Fax: (419)637-7306 ____________________________________________________________________ To be completed by applicant Date Application Number Name of Applicant Address Telephone FAX Email Name of Property Owner Address Telephone FAX Email Surveyor/Engineer (optional) Address Telephone FAX Email Name of Subdivision Location Proposed Use Present Zoning District Proposed Zoning Changes Number of Lots Area of Parcel List of materials submitted with application _____________________________________________________________________ Signature of Applicant or Agent for Applicant To create our own destiny, we must first dream, then visualize, then plan....believe...act! |
PLANNING COMMISSION
Pre-Application/Conceptual Plan Checklist
VILLAGE OF GIBSONBURG Phone:(419)637- 2634 120 North Main Street, Gibsonburg, Ohio 43431 Fax: (419)637-7306 _____________________________________________________________________ To be completed by applicant Date Application Number Subdivision The following item(s) (does, does not) conform with the requirements of Part Eleven, Title 2, of the Gibsonburg Subdivision Regulations. Those item(s) not in conformance are explained on the final pages of this pre-application/conceptual plan application. Does Does Not Item 1. ____ ____ Proposed name of subdivision. 2. ____ ____ Brief location description. 3. ____ ____ Name, address, telephone & fax numbers of owner and developer. 4. ____ ____ Sheet size - 24" x 36" maximum, 8 ½" x 11" minimum. 5. ____ ____ Date, scale, and north point. 6. ____ ____ Vicinity map indicating area zoning districts and land uses. 7. ____ ____ Layout of streets, lot and land site uses other than residential within the proposed subdivision. 8. ____ ____ Location of existing utilities. 9. ____ ____ Total land areas in acres. 10. ____ ____ Ingress/egress points. 11. ____ ____ Setbacks, right-of-ways, property lines, approximate dimensions, etc. 12. ____ ____ Ten copies of plan Signature of Applicant or Agent for Applicant To create our own destiny, we must first dream, then visualize, then plan....believe...act! |
1140.01 VISION STATEMENT.
(a) The Village is committed to improving the health, safety, livability, and opportunity of all its residents, regardless of age, ability, gender, sexual orientation, income, or ethnicity. In making this commitment, the Village recognizes that providing a safe, affordable, reliable, convenient, comfortable, accessible, and equitable transportation network is essential. Therefore, the Village shall, through the adoption of this Complete Streets policy, consider all users of all abilities in all aspects of its transportation funding, decision-making, planning, building, maintenance, and operations to create a complete, connected transportation network. In doing so, the Village will consider the needs of pedestrians, cyclists, people living with disabilities, emergency responders, freight deliverers, commercial drivers, and motorists at all stages of transportation planning.
(b) Complete Streets will encourage economic growth, increase property values, improve safety and mobility, improve public health and fitness, and reduce the overall demand on our roadways by allowing people to replace motor vehicle trips with active transportation options. In addition, integrating sidewalks, bike facilities, or safe crosswalks in the initial design of a project spares the expense and complications of retrofits later.
(c) The Village vows to recogniz.e the historical aspects of the transportation system within our Village, while also keeping safety and accessibility in the highest regard. By adopting and implementing this policy, the Village of Gibsonburg will create an equitable, balanced, and effective transportation system where diverse users can travel safely and comfortably, and where sustainable transportation options are available to everyone.
(Ord. 7-2022. Passed 5-19-22.)
1140.02 DIVERSE USERS.
(a) The Village shall provide transportation choices that are safe, convenient, reliable, affordable, accessible, and timely for all users regardless of age, ability, race, ethnicity, religion, income, gender, identity, immigration status, language spoken, or access to a personal vehicle. Transportation projects shall be designed and planned to accommodate all users of the transportation system, including but not limited to people with disabilities, the elderly, children, motorist/truck operators, pedestrians, bicyclists, transit riders, people with pets, and emergency responders. When designing and planning transportation infrastructure, the village will prioritize the needs of people with disabilities, those over the age of sixty-five (65), and children under the age of sixteen (16), so that proposed improvements make a measurable difference in ease of travel, comfort, and safety for these most vulnerable users.
(b) All users and all transportation modes shall benefit from Complete Streets improvements. In addition to public transit users, those over the age of sixty-five (65), under eighteen (18); low-income, and disabled populations will be prioritized through Complete Streets improvements by enabling access to community destinations by prioritizing improvements that increase:
(1) Access to health care services, grocery shopping, banking, and other community resources located in the Village's central business district.
(2) Access to parks and outdoor recreation facilities for all users, especially school-age children, and others without access to automobiles.
(3) Access to Gibsonburg schools that is safe and convenient for students and their families within a one-mile radius.
(Ord. 7-2022. Passed 5-19-22.)
1140.03 COMMITMENT IN ALL PROJECTS AND PHASES.
(a) Every city, state, and federally funded transportation project, as well as private development projects impacting the public way or where the public is allowed to travel, shall be approached as an opportunity to create safer, more accessible streets for all users. This policy shall require all new construction and reconstruction/retrofit projects to account for the needs of all modes of transportation and all users of the transportation network. In addition, all maintenance projects, and ongoing operations, such as resurfacing, repaving, restriping, rehabilitation, or other types of changes to the transportation system shall account for the needs of all modes of transportation and all users of the road network.
(b) All construction and reconstruction/retrofit projects must also provide accommodations for all modes of transportation to continue to use the road safely and efficiently during any construction or repair work that infringes on the right of way, bicycle facility, and/or sidewalk where feasible.
(Ord. 7-2022. Passed 5-19-22.)
1140.04 EXCEPTIONS.
Exceptions to the Complete streets policy must be documented in writing by the Village
Administrator and should only be approved if one or more of the following conditions are met. Exception requests shall be reviewed and recommended by the Village Planning Commission. Recommended exceptions shall be reviewed and granted by Village Council. Documentation of any proposed exception shall be made publicly available prior to approval and committee review through publishing of the Planning Commission meeting agenda:
(a) Accommodation is not necessary on corridors where specific users are prohibited, such as interstate freeways or pedestrian malls. Exclusion of certain users on certain corridors should not exempt projects from accommodating other permitted users.
(1) Transit accommodations are not required where there is no existing or planned transit service.
(b) The cost of establishing facilities for all users would be excessively disproportionate to the need or exceed budget costs. In cases where the additional cost is considered excessively disproportionate, the project sponsor may propose an alternate design.
(c) Routine maintenance of the transportation network that does not change the roadway geometry or operations.
(d) Documentation of an absence of current and future need.
(e) Where a reasonable and equivalent project along the same corridor is already programmed to provide facilities exempted from the project at hand.
(Ord. 7-2022. Passed 5-19-22.)
1140.05 JURISDICTION.
(a) All transportation infrastructure and street design and construction projects, both public and private, including those that require funding or approval by the Village of Gibsonburg shall adhere to this policy. The Village Administrator shall require the staff of the Village's public service departments to implement the Complete Streets improvements in a unified and coordinated manner through consistent and thorough communication.
(b) Communication and coordination with-outside organizations, agencies, and developers such as: ODOT and Departments of Sandusky County, is required in order to achieve Complete Streets. For projects that are funded by non-municipal governmental agencies such as state, federal, or county government, the Village shall advocate that the project comply with the Complete Streets policy. For a project inside village limits but outside its jurisdiction, the Village shall advocate that the project complies with the Complete Streets policy. For development projects that require review specified by the Zoning and Subdivision Ordinances, or development projects affecting the public way, compliance with the Complete Streets policy will be required. The Village shall require all developers and builders to obtain and comply with the Village's regulations. (Ord. 7-2022. Passed 5-19-22.)
1140.06 DESIGN.
(a) The best, state-of-the-practice design guidance, standards, and recommendations shall be immediately adopted in the implementation of Complete Streets, including but not limited to:
(1) ODOT Standards and Guidelines
(2) Village of Gibsonburg Subdivision Regulations
(3) National Association of City Transportation Officials (NACTO) Urban Bikeway Design Guide
(4) National Association of City Transportation Officials (NACTO) Urban Street Design Guide
(5) Federal Highway Administration (FHWA) publications such as
A. “Designing for Pedestrian Safety"
B. "Achieving Multimodal Networks"
(b) This guidance will be implemented within thirty (30) days of passage of the Village ordinance, and these standards and recommendations will be reviewed and updated by the Village Planning Commission every three years.
(Ord. 7-2022. Passed 5-19-22.)
1140.07 LAND USE AND CONTEXT SENSITIVITY.
(a) Transportation networks do not exist independently of communities and neighborhoods. Plans and policies must consider the surrounding context of land uses, residents, and future development. Streets should serve the needs of all users, whether they live along the street or are passing through.
(b) The Village will consider existing users and uses to avoid unnecessary disruption and displacement of people and activities.
(c) The Village will adhere to Complete Streets principles when developing or revising land-use tools. Village zoning, subdivision regulations, land-use plans, and other relevant policies will abide by the Complete Streets ordinance. Policies, regulations, ordinances, and plans will be revised in accordance with this document within one year. These can be achieved through an active planning commission and a comprehensive effort including transportation planning, landuse
planning, and economic development activities.
(Ord. 7-2022. Passed 5-19-22.)
1140.08 PERFORMANCE MEASURES.
(a) The Village of Gibsonburg is committed to tracking and evaluating performance measures in relation to the Complete Streets policy and its impact on the accessibility, economy, safety, and health of the Village. Performance measures will be utilized to compare data for the diverse users of the transportation system by disaggregating geographic data by census block group and comparing impact on residents over sixty-five (65) years old, under eighteen (18), or with disabilities. Every two years, the Village of Gibsonburg Administrator shall measure (or collect from appropriate source) and report to Village Council and the general public an evaluation using, but not limited to, the following performance measures:
(1) Miles of new or restriped on-street bicycle facilities
(2) Linear feet of new sidewalk
(3) Number of new ADA compliant curb ramps installed along city streets
(4) Number of improved crosswalks/intersections to accommodate pedestrians
(5) Percentage of students walking or biking to school (Gibsonburg Exempted Village Schools)
(6) Percentage of residents identified as obese (Sandusky County Community Health Assessment - every 3 years)
(7) Number of crashes, injuries, and fatalities by mode
(8) Percentage completion of bicycle and pedestrian networks located in village limits as envisioned by the Sandusky County AT Plan
(9) Number of commercial vacancies in the Village
(10) Number of approved or denied exceptions
(11) Report on project effectiveness of engaging with individuals impacted by the project, consideration of their suggestions, and documentation of improvements that resulted from their input. Results will be disaggregated by age, race/ethnicity, gender, income, and vehicle access to measure the inclusivity of engagement relative to the demographic makeup of the community.
(12) Relative share of projects implemented within one-fourth (¼) mile of schools, health care services, grocery stores, banks, parks, and recreational facilities within the central business district.
(13) Relative share of projects implemented in census block groups with a higher-than.average proportion of people over sixty-five (65) years old, people under eighteen (18), and people with disabilities or with a median income lower than the Village median.
(b) The Village of Gibsonburg Administrator Annual Report will include outcomes for each performance measure contained in this policy compared to the previous year(s). This annual
report is available for public review on the Village website.
(Ord. 7-2022. Passed 5-19-22.)
1140.09 PROJECT SELECTION CRITERIA.
(a) The Village of Gibsonburg shall prioritize funding projects that include active transportation infrastructure, target underserved communities, alleviate disparities in health, improve safety, and benefit the local economy.
(b) When considering the various elements of street design, the Village shall give priority as follows:
(1) Above all, safety is imperative, with pedestrian safety having the highest priority; projects shall be prioritized in areas with a history of crashes involving pedestrians or with a high concentration of people with disabilities, older residents, and others at higher risk.
(2) Street design elements that encourage and support walking, biking, and transit trips on streets near schools or heavily used by students commuting to school, parks, or other community resources located in the Village's central business district.
(3) The Village recognizes that not all modes can receive the same degree of accommodations on every street, but projects will be prioritized that fill a gap or lead to a more connected walking and bicycling network.
(b) The Village shall prioritize universal and equitable investment in underserved populations throughout the Village.
(c) The Village will facilitate equitable transportation investments and inclusive community engagement to help mitigate socio-economic, racial/ethnic, and health related disparities while advancing mobility and access to opportunities.
(Ord. 7-2022. Passed 5-19-22.)
1140.10 IMPLEMENTATION STEPS.
The Village of Gibsonburg shall view Complete Streets as integral to everyday transportation decision making practices and processes. To this end:
(a) The Village Administrator will oversee implementation of the Complete Streets policy in consultation with the Village Planning Commission and Public Utilities Committee. They will also seek out volunteer representatives from underserved populations with special consideration to include a person over sixty-five (65) years old, under eighteen (18), and a person with a disability.
(b) Village public service departments will incorporate Complete Street principles into
proposed and updated plans, manuals, checklists, decision trees, rules, regulations, and programs within two (2) years.
(c) The Village contracted engineer shall review current design standards, including subdivision regulations which apply to new roadway construction, to ensure they reflect the best current available design standards and guidelines, and effectively implement Complete Streets during the regular annual work plan update in order to accommodate all users in every project.
(d) The Village Administrator shall communicate this policy to neighbor jurisdictions,
specifically those who might be affected by the Complete Streets policy.
(e) The Village shall continue to send staff to yearly professional development and training on Complete Streets, pedestrian and bicycle safety, and other active transportation topics.
(f) Village staff shall coordinate on an ongoing basis with the Sandusky County Active Transportation Committee to identify priority infrastructure improvement projects within the Active Transportation Plan.
(g) Village staff shall actively seek sources of appropriate funding to implement Complete Streets through the Active Transportation and Economic Growth and Development Plans.
(h) The Village will develop a community engagement plan for public engagement in the project selection, design, and implementation process using available methods within two (2) years. Tbis plan shall include equitable community engagement strategies.
(Ord. 7-2022. Passed 5-19-22.)
CODIFIED ORDINANCES OF GIBSONBURG