(1)   A certification showing that the preliminary plan was prepared by a professional land surveyor registered in Ohio.

      (2)   The preliminary plan shall be accurately drawn to the scale of one inch equals 100 feet unless waived by the City Engineer. Dimensions from the County Auditor's map may be used.

      (3)   The preliminary plans shall show all existing streets, including intersections, forming the periphery of land to be developed; the street and lot lines for the area to be developed; the existing and proposed location of drainage ditches; the existing structures on the parcel to be subdivided; the existing structures on properties immediately adjacent and within twenty feet of the boundary line; and the location and description of plugged, capped or active gas wells, within the subdivision and within 100 feet of the boundaries of the proposed subdivision.

      (4)   The location map shall show the location of all peripheral streets and subdivisions within approximately one mile of the land to be developed and showing the proposed subdivision and proposed streets shall be drawn on the preliminary plan or the proposed subdivision shall be drawn on a copy of the City Zone Map and submitted along with the preliminary plan.

      (5)   The City shall be provided with twelve (12) copies of the preliminary plan and one copy of the location map. The North Olmsted Board of Education shall be provided with one copy of the preliminary plan.

      (1)   It shall be accurately drawn to a scale of one inch equals fifty (50) feet with a contour interval of one foot unless waived by the City Engineer. The elevations shall conform to sea level elevations established by the Cleveland Regional Geodetic Survey. The Geodetic Bench Mark used shall be indicated thereon.

      (2)   The topographic map shall show the location of houses on the lots, finished ground elevation at the house and lot corners, existing improvements on adjoining streets and proposed block and lot drainage.

      (3)   The City shall be provided with at least three copies of the topographic map, and one reproducible mylar transparency.

      (1)   The plat shall be drawn on linen cloth or equal material with India ink to the scale of one inch equals fifty (50) feet. Scale may be waived by the City Engineer. The linen shall not be smaller than one (1) foot by two (2) feet or larger than two (2) feet by three (3) feet. Large plats may require more than one sheet. If so, the sheets shall be numbered consecutively and indexed.

      (2)   Dimensions shall be expressed in feet and decimal parts thereof to the nearest hundredth of a foot. Angles shall be expressed in degrees, minutes and seconds to the nearest second.

      (3)   The plat shall be complete and consistent in itself as to all measurements. Bearings shall be assumed to show angles.

      (4)   The plat shall show north arrow, date, names and addresses of owners, surveyors and developer.

      (5)   The plat shall show an acceptance and dedication clause and approvals by City officials, which acceptance and dedication shall be for record purposes only unless the developer submits, and Council accepts, a petition described in Section 1101.11. Approval clauses for Director of Law, City Engineer, Director of Public Service, Planning and Design Commission and Council shall be provided on the plat.

      (6)   Monuments shall be indicated on the plat at all angles in the boundary of the subdivision and at all intersections of streets within the subdivision; at all points of curvature, points of tangency, points of intersection and corporation lines for street centerlines within the subdivision. These monuments shall be set in the field at all points indicated on the subdivision plat before the plat is approved for records purposes except monuments in areas to be paved. Monuments in areas to be paved shall be set during or immediately after the pavement is constructed. Municipal, Township, section lines, original lot lines and other survey control lines shall be accurately tied to lines of subdivision.

      (7)   Streets in the subdivision shall be given names different from existing street names within the City, and shall be checked with the North Olmsted Post Office to prevent area duplication of names.

      (8)   Building setback lines shall be shown on the plat.

      (9)   Property adjacent to the subdivision shall show the owner's name and either the volume and page of his deed or the County Auditor's Permanent Parcel Number.

      (10)   Existing streets terminating near the subdivision boundary shall be shown.

      (11)   Easements for utilities and drainage shall be shown naming the utilities. The City Engineer shall approve the width and location of the easements.

      (12)   Streets:

         A.   Minimum right-of-way width shall be sixty (60) feet, whether streets are intersection streets or periphery streets abutting lands adjacent to the area to be subdivided.

         B.   No reserve strips abutting streets are permitted.

         C.   Location of streets shall conform with the City's General Plan. Turnout radius at the intersection of right-of-way lines shall be a minimum of thirty (30) feet.

         D.   Street intersections shall be at ninety (90) degrees where practicable, however, never less than sixty (60) degrees. The maximum length of a street between intersections shall be 1,300 feet. No street centerline shall intersect a thoroughfare less than 250 feet from another street centerline on either side of the thoroughfare unless recommended by Planning and Design Commission and approved by Council.

         E.   If possible, streets shall be continuous. If a continuous street cannot be fitted into the overall street plan, a cul-de-sac is permitted whose length is less than 2,000 feet and whose termination diameter is a minimum of 120 feet, unless larger dimensions are recommended by the Planning and Design Commission and approved by Council.

         F.   Design criteria governing profile grades, horizontal curves and cross sections shall be of sound engineering practice subject to approval by the City Engineer.

         A.   All sublots shall front on a public street.

         B.   The minimum frontage shall be determined at the right-of-way or the building setback line which ever requires the larger lot size.

         C.   Minimum frontage on a cul-de-sac shall be determined at a curved line concentric with the cul-de-sac and no more than fifty (50) feet from the right-of-way line of the cul-de-sac. The measurement shall be along the chord.

         D.   Corner lots shall have a minimum of fifty (50) feet setback on any street that the house fronts upon, and a minimum of twenty-five (25) feet setback for the side yard requirements. Any setback shall be measured according to the standard established in Section 1125.62 of the Zoning Ordinance entitled "Setback".

         E.   Whenever practicable, side lot lines shall be straight lines perpendicular to the street or radial to the centerline curvature.

         F.   No sublots, parcels or blocks without access to a public street shall be permitted.

         G.   Lots may not be sold until the City finally accepts the plat or accepts the plat for record purposes only.

      (14)   The City shall be provided with three copies of the plat including the original. The Board of Education shall be provided with one copy of the plat.

      (1)   All the contiguous land owned by the developer therein can be completely subdivided;

      (2)   It is properly integrated with adjoining subdivisions or could be properly coordinated with the subdivision and extension of streets to adjoining land; and

      (3)   It complies with the planning principles and other sections of this chapter, the Zoning Code, local street plans and other adopted plans of the City.

      (1)   The proposed layout;

      (2)   Dimensions of each lot;

      (3)   Existing dedicated streets, including the full width and names;

      (4)   Required building line on all proposed lots;

      (5)   Lot numbers; and

      (6)   North point.

      (1)   The sanitary connection shall be six inches or larger. The depth of the sanitary sewer shall be such that the sanitary connection can discharge by gravity into the sanitary sewer. Where this is not possible, basementless homes only shall be permitted. Lots to be used for basementless homes shall be noted on the plat.

      (2)   Storm sewers shall be a minimum size of twelve inches. Minimum size storm sewer connections shall be six inches. The storm sewers shall be sized to provide for storm drainage from the tributary area.

         The culverts and bridges across dedicated streets shall be constructed by the developer, unless the developer submits, and Council accepts, a petition described in Section 1101.11.

         Major drainage ditches passing through the proposed subdivision shall be improved as necessary. If a ditch is relocated, a plan shall be submitted for approval. All ditches passing through a proposed subdivision for which the City Engineer determines the culvert size to be fifty-four inch diameter circular pipe or equivalent, or less, shall be completely culverted through the subdivision. For pipe sizes between fifty-four inches and seventy-two inches inclusive, the developer shall negotiate with the City for installation of same, unless the developer submits, and Council accepts, a petition described in Section 1101.11. Ditches requiring in excess of seventy-two inch culvert may remain open, but Council, upon the advice of the City Engineer, is hereby empowered to require such ditches to be fenced with fence approved by the City Engineer, and providing that a minimum right of way of fifty feet is provided for service to such ditch. Ditch banks shall be on a minimum two horizontal to one vertical slope and deeded. No relocated ditch bank shall be closer than ten feet to adjoining property.

      (1)   The preliminary plat or sketch plan with respect to any new subdivision shall be submitted to all utility companies serving the subdivision, as well as the Building Commissioner and City Engineer.

      (2)   Utility easements ten feet in width for communication and electric power and street lighting distribution lines and facilities shall be provided on all front lot lines and along certain side or rear lot lines where necessary.

      (3)   Unless the developer submits, and Council approves, a petition described in Section 1101.11, prior to the City's granting final approval of the plat, the developer shall have installed or shall have furnished adequate bond for the ultimate installation in accordance with the requirements of this chapter and Chapter 1309 "National Electrical Code", latest edition adopted by the State and all subsequent amendments thereto pertaining to the following:

         A.   Underground communication cables;

         B.   Underground distribution cables for power and street lighting from a common distribution system, and the equipment and housing necessary in the operation of the distribution system;

         C.   Adequate provisions for street illumination lamps and standards in accordance with the design approved by Council.

         Unless the developer submits, and Council approves, a petition described in Section 1101.11, the developer shall bear the increase in costs, if any, over the normal mode of construction of communication or electrical lines and facilities, as determined by the telephone or electric company involved in accordance with the rules and regulations of the telephone or electric company involved.

      (4)   The Building Commissioner (or Council or the Planning and Design Commission) may authorize a variance from these regulations when undue hardship may result from strict compliance. In granting any variance, the Building Commissioner (or Council or the Planning and Design Commission) shall prescribe only conditions that he (or it) deems necessary or desirable for the public interest and finds that there are special circumstances or conditions affecting the property such that the strict application of the provisions of this chapter would deprive the applicant of the reasonable use of his land.

      (1)   All streets shall be paved with eight-inch reinforced concrete pavement; shall have barrier curbs; shall have a minimum width of twenty-eight feet measured from back of curb to back of curb; shall be constructed in accordance with the current State of Ohio, Department of Transportation, construction and material specifications, Item 451 reinforced Portland cement concrete pavement.

      (2)   Areas other than residential: nine-inch reinforced concrete pavement with barrier curbs, and shall have a minimum width of twenty-eight feet measured from the inside face to inside face of curbs.

      (3)   For all areas regardless of the type of zoning where the proposed pavement width from back of curb to back of curb exceeds thirty-two feet, the minimum lane width shall be eleven feet except that Council may require wider lane widths to conform to the volume and type of traffic.

      (4)   Sidewalks: concrete walks shall be five feet wide, four inches thick except at driveways where the thickness shall be six inches. Wire mesh six-inch by six-inch, No. 10 minimum, shall be provided and used throughout the entire length of the sidewalk.

      (5)   Driveway aprons shall have a minimum thickness of six inches for residential and eight inches for commercial and shall be flared toward the street a minimum of three feet wider on each side of the driveway. Wire mesh, six-inch by six-inch, No. 10 minimum for residential and six-inch by six-inch, No. 4 for commercial, shall be provided and used.

      (6)   Trees shall be planted according to the Master Tree Plan specified by the Director of Public Service on file at City Hall.

      (7)   The City Engineer has the authority to waive or increase the above improvement requirements when authorized by Council. All construction work required by the developer shall be done in the presence of a City Inspector, under the supervision of the City Engineer.

      (1)   All improvements required by this chapter shall have been constructed or, to the extent contemplated in Sections 1101.04 and 1101.10, performance and maintenance bonds for their construction shall have been posted, or

      (2)   In the case of a plat including only lands inside the City, the developer shall have petitioned Council for the construction of such improvements and the levying of special assessments to pay costs thereof and Council shall have accepted that petition. Any such petition shall:

         A.   Describe in specific terms the kinds of improvements to be constructed and the location and termini of such improvements;

         B.   Be signed by the developer and each owner of each parcel or lot of property to be assessed for the improvements and, to the extent known, by the prospective owners of each such parcel or lot of property;

         C.   Waive the procedural requirements of Ohio R.C. 727 and all resolutions, ordinances, hearings and notices for the making of such improvements and the levying of special assessments to pay costs thereof;

         D.   Set forth what portion, if any, of the cost of the improvements the City will assume;

         E.   State whether the improvements are to be installed all at once or, with the approval of the City Engineer and the Planning and Design Commission, whether portions of the improvements may be installed as determined by the City Engineer and Planning and Design Commission to be desirable; and

         F.   Contain such other provisions as counsel for the City may determine to be appropriate for the proper safeguarding of the City's interests.