(a)   "Average recurrence interval" means the average interval in years between storm water flows of a given magnitude, or greater, over a period of time, such as 100 years.

   (b)   "Council" means the legislative body of Massillon, Ohio.

   (c)   "Crosswalks" means the right of way dedicated to public pedestrian use, which cuts across a long block.

   (d)   "Cul-de-sac" means a dead-end street of short length having one end open to traffic and the other end terminating to a vehicular turn-around.

   (e)   "Dead-end-street" means a street temporarily having only one outlet for vehicular traffic and intended to be extended or continued in the future.

   (f)   "Easement" means a grant by the owner of the land for the specified use of such land to a corporation, to a partnership, to a person or persons or to the public.

   (g)   "Flood hazard" indicates overflow water having sufficient velocity to transport debris, to scour the surface soil or to dislodge or damage buildings. It also indicates erosion of the banks of watercourses.

   (h)   "Flood plain" means that portion of river or creek valley adjacent to the river or creek channel which is covered with water when the river or creek overflows its banks at flood stage.

   (i)   "General Development Plan" or "Master Plan" means that plan adopted by the Planning Commission which includes the plan of major streets or highways.

   (j)   "Improvements" mean street pavements with or without curbs or gutters, grading, surfacing, sidewalks, crosswalks, water mains, sanitary and storm sewers and other appropriate items.

   (k)   "Inundation" means standing water or water in motion, of sufficient depth to damage property due to the mere presence of water or the disposition of silt.

   (l)   "Lot, parcel" means a division of land separated or proposed to be separated from other divisions of land by description on a recorded subdivisions plat, recorded survey map, or by metes and bounds for purpose of sale, leases, or separate use, and having frontage on a public or private dedicated street.

   (m)   "Lot, corner" means a lot at the point of intersection of and abutting on two intersecting streets.

   (n)   "Lot, double-frontage" means a lot, other than a corner lot, that abuts more than one street.

   (o)   "Planning Commission" means the Planning Commission of Massillon, Ohio.

   (p)   "Performance Bond" or "Surety Bond" means an agreement by and between a subdivider or developer and a bonding company in favor of and in such form as approved by Council, on file in City Hall for the amount of estimated construction cost guaranteeing the completion of physical improvements according to plans and specifications within the time prescribed by the subdividers agreement.

   (q)   "Plat".

      (1)    "Preliminary plat" means a drawing for the purpose of study of a subdivision and when approved, permits proceeding with the preparation of a final plats.

      (2)    "Plat" means a final map of all or a portion of a subdivision which, when approved, shall be in a form suitable for recording.

   (r)   "Right of way" means the strip of land taken or dedicated for use as a public way. In addition to the roadway it normally incorporates the curbs, lawn strips, sidewalks, lighting and drainage facilities and may include special features (required by the topography or treatment) as grade separation, landscaped areas, viaducts and bridges.

   (s)   "Roadway" means that portion of a highway, including shoulders, for vehicular use. A divided highway has two or more roadways.

   (t)   "Sidewalk" means that portion of the road right of way, outside the roadway, which is improved for the use of pedestrian traffic.

   (u)   "Shoulder" means the portion of the roadway continuous with the traveled way for the accommodations of stopped vehicles, for emergency use, and for lateral support of base and surface courses.

   (v)   "Streets" mean a public or private right of way for vehicular and pedestrian use:

      (1)   "Freeway" means a divided multi-lane highway for through traffic with all crossroads separated in grade and with full control of access.

      (2)   "Expressway" means a divided arterial highway (not a freeway) for through traffic with full or partial control of access, medians, at grade intersections, and some grade separation.

      (3)   "Arterial" is a general term denoting a highway primarily for through traffic usually on a continuous route. This facility provides for through traffic movement between areas, across the country and to and from expressways. An arterial also provides access to abutting property but parking and loading may be restricted to improve the capacity for moving traffic.

      (4)   "Collector" means a street providing for traffic movement between major arterials and local streets and direct access abutting property. This facility provides for the internal traffic movement within an area of the County.

      (5)   "Local" means a street or road whose present function is to provide access to residence, business, or other abutting property. A local moves a vehicle from an individual property to the nearest collector street.

   (w)   "Subdivider" means any person, persons, or corporation or duly authorized agent who undertakes the subdivision of land as defined in Ohio R.C. 711.001.

   (x)   "Subdivision"

      (1)   The division of any parcel of land shown as a unit or as continuous units on the last preceding tax roll, into two or more parcels, sites, or lots, any one of which is less than five acres for the purpose, whether immediate or future, of transfer of ownership; provided, however, that the division or partition of land into parcels of more than five acres not involving any new streets, or easements of access, and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites, shall be exempted.

      (2)   The improvement of one or more parcels of land for residential, commercial or industrial structures or groups of structures involving the division or allocation of land for the opening, widening, or extension of streets or any street, 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 sewer, water, storm drainage or other public facilities.

   (y)   "Vicinity Map" means a drawing at a reduced scale located on the preliminary plat which shows legibly, by dimension and/or other means, enough area beyond the bounds of the proposed subdivision to locate and orient the subdivision within Massillon.

   (z)   "Watershed" means the drainage basin in which the subdivision drains or that land whose drainage is affected by the subdivision.

   (a)   The sketch plan discussion stage requires the subdivider to discuss with the Planning Director and City Engineer the proposed subdivision so that he can become familiar with subdivision requirements, existing conditions, and future plans. This stage also insures that the subdivider will not be required to expend excessive monies without some assurance that his plat will be finally approved.

   (b)   The preliminary plat stage requires that the subdivider present all information needed to enable the Planning Commission to determine that the proposed design is satisfactory and will serve the public interest. Upon approval of the preliminary plat whoever subdivides may have prepared the construction and drainage plans as required in Section 1111.11(b).

   (c)   The final plat stage requires the subdivider to present a plat together with all data needed to enable the Planning Commission and Council to determine that the subdivision fully complies with these regulations and conforms to the approved preliminary plan. After acceptance of all streets, highways, or other public ways or open space by Council, the plat may be recorded.

      (1)   The relationship of the proposed subdivision to the zoning of the area and the contiguous areas.

      (2)   The availability of sanitary sewer and other utilities in the area.

      (3)   The relationship of the proposed subdivision to existing streets, future streets and Thoroughfare Plan.

      (4)   The proposed manner of drainage for the subdivision.

      (5)   Compliance or non-compliance of the subdivision with the Master Plan and Future Land Use Plan.

         (Ord. 4-1978. Passed 3-6-78.)

      (1)   An application on forms provided by the Planning Commission for their approval of the preliminary plat, together with ten prints shall be filed at the office of the Massillon Planning Commission by the deadline date as set by the Planning Commission for review at its next meeting. Preliminary plat fees shall be submitted at this time in accordance with Section 1113.06.

      (2)   Such preliminary plat prints shall be submitted to the Planning Commission prior to the completion of final surveys of roads and lots and before the start of any grading or construction work upon the proposed streets and before any plat of such subdivision is made in a form suitable for recording. The Planning Commission shall determine whether a preliminary plat is in proper form and shall not receive and consider such a map as filed until it is submitted in accordance with the requirements hereof. Where the preliminary plat covers only a part of the subdivider's entire holding, a sketch of the prospective future system of the unsubmitted part shall be furnished and the street system of the submitted part will be considered in the light of adjustments and connections with the street systems of the part not submitted.

      The preliminary plat drawing shall be prepared by a registered surveyor, site planner, (a planner in charge as certified by the State and/or meeting the requirements of an Associate Member of the American Institute of Planners), landscape architect or registered civil engineer. The plan shall be accurately and clearly drawn. The drawing shall include the proposed plan of the subdivision, and shall show the following:

         A.   Proposed name of subdivision which must not duplicate others in the City, tract and original lot number.

         B.   Names, addresses and telephone numbers of owners subdividers and the person or firm preparing the preliminary plat.

         C.   Scale, north point and date.

         A.    Boundary lines: showing bearings and distances and the method by which they were derived, as surveyed by a registered surveyor.

         B.   Easements: location, width and purposes.

         C.   Streets in and adjacent to the subdivision: names, location, right of way and roadway width.

      (7)   A drainage plan will also be submitted with the preliminary plat.

      (8)   Other conditions within the subdivision:

         A.   Water courses and areas subject to flooding.

         B.   Marshes.

         C.   Rock outcropping.

         D.   Wooded areas.

         E.   Any structures or other significant features.

   (9)   Other conditions on adjacent land within 200 feet.

         A.   Approximate direction and gradient of ground-slopes including any embankments or retaining walls.

         B.   Location and type of buildings on unplatted lots.

         C.   Railroad lines.

         D.   Power lines and towers.

         E.   Other nearby nonresidential uses of land.

         F.   Owners of adjacent unplatted land. (For adjacent platted land refer to City lot number.)

   (10)   Zoning requirements.

         A.   District.

         B.   Lot size and building and setback lines as specified in the Zoning Ordinance.

         C.   Proof of any variance or special exception.

   (11)   Planned public improvements: highways, buildings or other major improvements planned by public authorities for future construction on or near the subdivision.

   (12)   Proposals.

         A.   Streets: show proposed and right-of-way widths. Indicate each street by a proposed name.

         B.   Other rights of way or easements: location, width and purpose.

         C.   Lots: total number, scaled dimensions, and estimated area of irregular shaped lots in square foot.

         D.   Land parcels within the subdivision not to be divided into lots.

         E.   Public sites: reserved or dedicated for parks, playgrounds, or other public use.

         F.   Sites for other uses: multi-family, shopping facilities, churches, industry or other nonpublic uses exclusive of single-family dwellings.

         G.   Total site data: including acreage, number of residential lots, typical lot size, and acres in parks and other public uses.

         H.   When extensive changes of topography are contemplated, a plan showing the changes proposed.

         I.   The Planning Commission may require additional information as it deems necessary.

      (1)   An application on forms provided by the Planning Commission for their approval of the final plat, together with ten prints shall be filed at the office of the Planning Commission by the deadline date as set by the Planning Commission for review at its next meeting. Final plat fees shall be submitted at this time in accordance with Section 1113.06.

      (2)   A letter from the developer's attorney shall be submitted, addressed to the Law Director, verifying the ownership of lands being subdivided and setting forth all judgments, liens, easements, rights of way and leases affecting the proposed lands to be included in the plat.

      (1)   A final plat shall be drawn in ink on tracing cloth or mylar or any material except "sepia", feasible for clear reproducible copies on one or more sheets measuring twenty-four inches by thirty-six inches at a scale of 100 feet to the inch. Where necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision. All lettering shall be legible and not less than 3/32 of an inch in height.

      (2)   Final plats shall conform to the approved preliminary plat and the regulations herein and may be for all or a portion of the territory shown as subdivided.

      (3)   The final plat shall show the following:

         A.   Proposed name of subdivision which must not duplicate others in the City, tract and original lot number.

         B.   Name and address of the developer and the engineering or surveying firm.

         C.   Identification of adjoining land.

         D.   Total acreage of land platted, total acreage of streets dedicated, and total acreage of lots platted, number of residential lots, and acres in parks and other public uses.

         E.   Lines and boundaries: center lines and right-of-way lines of streets easements and other rights of way, natural and artificial water courses, streams, shorelines, corporation lines, and property lines of all lots and parcels with distances, radii, arcs, chords and tangents of all curves (nearest one hundredth of a foot), bearings, or deflection angles (nearest second).

         F.   Location and description of all monuments found, set or to be set.

         G.   Land for public use: show boundaries and identify the use of all parcels which are to be dedicated or reserved for public use or easements.

         H.   Streets: name and right-of-way width of each street within proposed subdivision and those adjoining.

         I.   Lot identification: lots shall be numbered in accordance with City lot numbering system.

         J.   Certification and seal by a registered surveyor to the effect that the plat represents a survey made by him which balances and closes, and the monuments shown thereon exist or shall be set as shown, and that all dimensional and geodetic details are correct.

         K.   Notarized certification by the owner or owners of the subdivision and the offer of the dedication of streets and other public areas and that there are no unpaid taxes or special assessments against the land contained in the plat.

         L.   Endorsement to be completed by the Law Director when land is to be dedicated for public use, certifying that all lands offered for dedication are free from encumbrances. The subdivider shall provide to the Law Director such instruments as are necessary to this determination.

         M.   Approval of the City Enginner that required improvements have been satisfactorily installed or adequate financial guarantees have been provided to the satisfaction of the Law Director.

         N.   Approval of plat by the Chairman of the Planning Commission.

         O.   Acceptance of dedication by Council.

         P.   Proper notations for transfer and recording by the County Auditor and County Recorder.

      (1)   Upon final approval of the plat by the Planning Commission and acceptance of the street dedication by Council, the plat shall be presented by the developer to the Stark County Auditor for transfer and the Stark County Recorder for recording. All fees required in connection with the above process are the responsibility of the developer.

      (2)   The tracing or a reproducable copy of the final plat, after it has been recorded by the developer, will be filed and retained in the office of the City Engineer and shall become and remain the property of the City.

         (Ord. 4-1978. Passed 3-6-78.)

      (1)   The arrangement, character, extent and location of all streets conform to the adopted General Development Plan. The design of proposed streets shall provide for both the continuation of existing streets and access to adjacent unplatted lands so that the entire area can be served with a coordinated street system.

      (2)   Existing or projected collector streets in adjoining areas shall be continued in new subdivisions and local residential streets shall be continued to prevent dead-end streets.

      (3)   No street arrangement shall be approved that prevents convenient future access to adjoining undeveloped property.

      (4)   Local residential streets shall be designed so as not to offer direct routes to through traffic.

      (5)   Where a subdivision abuts or contains an existing or proposed arterial street, the Planning Commission may require marginal access streets, reverse frontage with screen planting contained in nonaccess reservation along the rear property line, deep lots with rear service alleys or other such treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.

      (6)   Where subdivision borders on or contains a railroad right of way or limited access highway right of way, the Planning Commission may require a street parallel to and on each side of such right of way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separation.

      (1)   Streets shall intersect as nearly as possible at right angles and no street shall intersect any other at less than a 70 degree angle.

      (2)   Intersections shall have centerline offsets of not less than 150 feet.

      (3)   Right-of-way lines at street intersections shall be rounded with a radius of not less than thirty-five feet for arterials and twenty-five feet for collectors, locals and residentials.

      (4)   Intersection sight distance standards shall be provided at all intersections of subdivision streets with existing highways as follows: intersections with arterial and collector streets, 350 feet; with local streets, 235 feet.

      (1)   No lots front, or can be designed to front, on a dead-end street.

      (2)   Lots front on a dead-end street that is no longer than 200 feet.

      (3)   The dead-end street is part of a street required by the Planning Commission and a temporary turnaround of a design satisfactory to the Planning Commission is provided.

      (1)   Half-streets shall not be permitted except where such streets are essential to the reasonable development of the proposed subdivision in conformity with the other requirements of these regulations and where the Planning Commission finds that it will be practicable to require the dedication of the other half of the street when the adjoining property is subdivided.

      (2)   Wherever an existing half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.

      (3)   Half-streets shall be not less than one-half the standard width for the appropriate street classification.

      (4)   Any plat dedicating a temporary dead-end or a half street shall include a plat restriction prohibiting any easement or right of access to the temporary dead end of half-street from any abutting or adjoining property save from lots platted in conformity with these Regulations.

   (a)   Vehicular and pedestrian circulation within the subdivision and access to areas outside the subdivision.

   (b)   Limitations and opportunities of topography.

   (c)   Zoning requirements and the requirements contained in these Regulations as to lot size and dimensions.

   (d)   The character of existing and potential future development of areas surrounding the proposed subdivisions.

   (e)   Irregular shaped blocks, including super blocks, and indented cul-de-sacs containing interior public spaces, shall be acceptable when adequately designed and fitted to the overall plan.

      (1)   Electric, cable, and telephone lines shall be buried and located in easements at the front property line. When utilities are located underground, adjacent to a street right of way, there shall be provided an easement six feet wide off the front of the adjoining property. Light standards shall be located within the curb strip between the sidewalk and the street. (Ord. 19-2001. Passed 3-5-01.)

      (2)   Easements shall be provided on both sides of all drainage ditches or open watercourses. The width of drainage easements shall be sufficient to provide for access to the drainage course. It shall be wide enough for its reasonable protection, widening, deepening, realignment or enclosure.

         A.   All subdivisions shall have public water for domestic use and fire protection. Adequate size water mains properly connected to the public water supply system shall be provided.

         B.   All necessary fire hydrants, valves and fittings shall be installed under the direction of the proper City officials.

         (Ord. 4-1978. Passed 3-6-78.)

         (Ord. 19-2001. Passed 3-5-01.)

      (1)   Dedication to public uses.

      (2)   Reservation of land for the use of property owners by deed or covenants.

      (3)   Reservation for acquisition by a public agency within a period of three years. Such reservation shall be made in such a manner as to provide for the release of the land to the subdivider in the event no public agency proceeds with the purchase.

         (Ord. 4-1978. Passed 3-6-78.)

      (1)   Subdivisions shall be protected from flood hazard and inundation by storm water, springs and other surface waters. The design and construction of drainage facilities shall be such that all watercourses traversing the subdivision and water emanating from outside and/or within the subdivision will be carried through and off the subdivision without any injury to roadway, residential sites or residences to be installed within the tract.

      (2)   Existing watercourses entering the subdivision shall be received and discharged from the subdivision as nearly as possible in the manner as existed prior to construction of the drainage facilities within the subdivision. Design of drainage facilities within the subdivision watershed. Run-off water originating in a subdivision shall be drained to an adequate outlet. All acts of pollution as defined in Ohio R.C. 6111.01(A) shall be prohibited. Also no "sewage," "industrial wastes," or "other wastes," as defined in Ohio R.C. 6111.01, may be discharged into any watercourse from the subdivision.

      (3)   A drainage plan shall be submitted simultaneously with the plat of any subdivision, showing the proposed scheme of surface drainage. All necessary facilities including underground pipe, inlets, catch basins or open drainage ditches shall be installed to provide for the adequate disposal of subsurfaces and surface water and maintenance of natural drainage courses. The types and sizes of all drainage facilities used to carry water through and off the subdivision must be approved by the City Engineer. Open drainage ditches, should they be included on any plat, require the special approval of the Planning Commission.

      (4)   Where an adequate public storm sewer main is available at the plat boundary the subdivider shall construct a storm sewer system to connect with the storm sewer main. If such storm sewer systems are not accessible, adequate storm drainage shall be provided by storm sewers with easements of adequate width as approved by the City Engineer.

      (5)   As a safety measure for the protection of the health and welfare of the people of the City, the Planning Commission shall reserve the right to disapprove any subdivision which is subject to periodic flooding, contains extremely poor drainage facilities or has other physical impairment. However, if the subdivider agrees to make such improvements, as will make the area completely safe for residential occupancy, provided that in lieu of the improvements the subdivider shall furnish a surety bond or a certified check covering the cost of the required improvements, the subdivision may be approved subject, however, to the approval of the Board of Health and the City Engineer.

         A.   Major waterways. Major waterways are defined as those with a tributary area in excess of six square miles. Such major waterways shall be designed for an average recurrence interval of fifty years.

         B.   Secondary waterways. Secondary waterways are defined as those with a tributary area of between one-half and six square miles. Such secondary waterways shall be designed for an average recurrence interval of ten to twenty-five years.

         C.   Minor waterways. Minor waterways are defined as those with 320 acres or less of tributary area. Such minor waterways shall be designed for an average recurrence interval of five to ten years.

            Design quantities of flow for major waterways and waterways included in an adopted master plan for drainage will be provided the subdivider by the City. Design flows for secondary waterways shall follow the procedures outlined in Circular No. 4 of the Hydraulics Branch of the Bureau of Public Roads. Design flows for minor drainage facilities shall be computed by the use of the National formula:

         A.   Open channels. Minimum centerline radius of constructed channels shall be a minimum of five times the top width of the channel. Minimum bottom width of constructed channels shall be six feet.

            1.   Earth channels constructed within the subdivision shall have side slopes of 3:1 or flatter. Revetment, bank stabilization and stream bed stabilization, along constructed or natural channels, will be required if the channel velocities are sufficient to cause bank or invert erosion.

            2.   The top of the bank shall be so graded that side drainage will enter channels only at points where structures are provided to prevent bank erosion. The design of open channels shall be in accordance with the Bureau of Public Roads publication,"Design of Roadside Drainage Channels," Hydraulic Design Series No. 4. Earth channels constructed within the subdivision in those areas not revetted, shall be seeded over the prepared area (fertilized and limed) with a mixture of 55 lbs. of Kentucky Blue Grass (Poa Pratensis) and 75 lbs. of Creeping Red Fescue (Festuca rubra) per acre to establish a vegetative cover.

         B.   Closed conduits. Excepting for adequate natural waterways as hereinafter defined and except for allowable gutter flows, all storm drainage within the subdivision which is capable of being transmitted in a reinforced concrete pipe sixty inches or less in diameter, shall be carried in a closed conduit. Minimal conduit size shall be twelve inches diameter PCP or fifteen inches diameter OMP. Minimum clearance between top of pipe and ground shall be fifteen inches.

            1.   The alignment of closed conduits shall be as nearly straight as practicable without undue bends and angle points. Manholes or catch basins shall be provided at all angle points and at intervals not to exceed 300 feet along the conduit. Inverted siphons shall not be permitted except for temporary structures.

            2.   Plain concrete pipe or equivalent may be used outside of road right of way provided the strength of such pipe is sufficient to withstand loads imposed on it. In areas having runoff water with acid content or other corrosive effects, all pipes shall be provided with additional lining to assure a project life of fifty years. The above-stated pipe policy and the pipe policy used by the Ohio State Highway Department shall be used in designing storm sewer systems.

         C.   Bridges. All drainage structures having a span of ten feet or greater and all pipes having a diameter or span of ten feet or greater shall be defined as bridges. All calculations and plans pertaining to bridges shall require both preliminary and final approval from the City Engineer.

         D.   Culvert.

            1.   Minor culvert. All culverts having a diameter of thirty-six inches or less shall be designated as minor culverts and shall be subject to the same requirements as "Closed Conduits." Minor culverts should extend from row to row.

            2.   Major culvert. All culverts having a diameter greater than thirty-six inches shall be designated as major culverts. All major culverts shall be designed in accordance with the requirements of Circular No. 4 of the Hydraulics Branch of the Bureau of Public Roads and shall be subject to the approval of the County Bridge Engineer. Major culverts should extend from row to row.

         Drainage easements for closed conduits shall not traverse a building site and shall, insofar as possible, be placed along or adjacent to lot boundary lines in a straight alignment without angle points.

         A.   Tributary drainage areas delineated on the map.

         B.   Times of concentration.

         C.   Intensity.

         D.   Runoff coefficient.

         E.   Design flow.

         A.   The plan and profile of all drainageways shall be provided including a cross section of open channels showing the maximum depth of flow.

         B.   Sizes and types of drainage improvement shall include all special structures, typical sections and easement widths.

         C.   Supporting calculations for upstream and downstream channel capacities as they affect overflow or backwater within the subdivision. Such calculations shall be substantiated by such additional survey information as is required to determine profile and cross-section of the upstream and downstream channel reaches under consideration.

         D.   Sufficient contours and grading details to indicate proposed street grades and elevations and site grades and elevations throughout the subdivision.

      (1)   A mobile home subdivision/park shall consist of a minimum of ten lots.

       (2)   A mobile home subdivision/park or more than 100 mobile home lots shall have more than one point of ingress and egress to a public street or highway.

      (3)   Each lot to be utilized as a mobile home site shall for the purpose of parking a mobile home contain a concrete pad of a minimum area of fourteen by sixteen feet.

      (4)   All utility installations, including but not limited to electric power lines, telephone lines, and cable television lines and the service connection, therefor, shall be underground.

      (5)   No on street parking shall be permitted on internal streets.

      (6)   All internal streets within the park shall have as a minimum standard a street right of way of fifty feet with thirty feet of pavement.

      (7)   All mobile home subdivisions, for the purpose of multiple ownership shall meet the R-1 minimum lot size of 7,800 square feet per unit. (Ord. 1978-4. Passed 3-6-78.)

      (1)   The financial guarantees shall be in an amount equal to the estimated total cost of materials and labor required to install or construct the improvements. Such costs shall be verified by the City Engineer. When any portion of an improvement has, upon inspection, been found satisfactorily completed, a reduction in the bonds, or partial withdrawal of funds equal to the estimated costs of such completed improvements, may be authorized by the City Engineer and Safety-Service Director.

      (2)   The terms of such guarantees shall be determined by the Planning Commission, however, they shall not be for a period of more than two years unless the Safety-Service Director, by resolution, extends the time.

   (a)   Find that unusual topographical or exceptional physical conditions exist.

   (b)   Find that strict compliance with these regulations would create an extraordinary hardship in the face of the exceptional conditions.

   (c)   Permit any modification to depart from these Subdivision Regulations only to the extent necessary to remove the extraordinary hardship.

   (d)   Find that any modification granted will not be detrimental to the public interest nor in conflict with the intent and purpose of these Subdivision Regulations.

   (e)   Require such other conditions to be met by the proposed plat as the Planning Commission may find necessary to accomplish the purpose of these Subdivision Regulations when modified.

      (Ord. 1978-4. Passed 3-6-78.)

      (1)   Soils test for pavement design shall be C.B.R. Test (California Bearing Ratio). Procedures for conducting CBR tests shall be as described in ASTM Standard 1883, or AASHO Standard T-193.

      (2)   Traffic analysis or traffic intensity to be used are as follows:

      (3)   Where drainage is unusually difficult and subgrades may be appreciably weakened by frost action due to moisture, normal design thickness shall be increased. Select Barrow soil shall be placed or special under drainage shall be required.

      (4)   All earthwork shall be compacted mechanically to ninety-five percent (95%) of maximum dry density. Such compaction shall be tested at the developer's expense.