Ottawa City Zoning Code

TITLE ONE

Subdivision Regulations

1101.01 MEANINGS OF WORDS.

As used in these Subdivision Regulations:

(a) "Commission" means the Village Planning Commission. The chairman of the Planning Commission is the Mayor of the Village.

(b) "Mayor" means the duly elected Mayor of the Village.

(d) "Trustees" means the duly elected Township Trustees of Ottawa Township.

(e) "Health Commissioner" means the duly appointed agent for the Putnam County Board of Health, or State Health Commissioner.

(f) "Developer" means the person, firm or corporation proposing to make a subdivision.

(g) "Subdivision" means the division or redivision of a lot, tract or parcel of land into two or more lots, plots, sites or other division of land for immediate or future sale, transfer of ownership or building development, including all changes in streets or lot lines, provided, however, that "subdivision" shall not include a bona-fide division or partitions of agricultural lands not for development purposes in parcels of more than ten acres, and not involving any new streets or easements of access.

(h) "Primary streets" means thoroughfares, boulevards, parkways or highways which will be used for through traffic by the Village or County.

(i) "Secondary streets" means all connector streets and those used mostly by the community in which they are located.

(Ord. 554. Passed 1-24-55.)

1103.01 JURISDICTION.

The following Subdivision Regulations for the control of the plats and subdivisions are adopted by Council and approved by the Planning Commission for the whole area within the Village under authority granted by Ohio R.C. 713.03, 711.09 and 711.13.

(Ord. 554. Passed 1-24-55.)

1103.02 PROCEDURES.

(a) No developer proposing to make or have made, a subdivision within the territorial limits of these Subdivision Regulations shall make any contract for sale of, or shall offer to sell such subdivision or any part thereof, or shall proceed with any construction work on the proposed subdivision, which may affect the arrangement of streets until he or it has obtained from the Planning Commission, the tentative approval of the preliminary plat or plan of the proposed subdivision. (Ord. 554. Passed 1-24-55.)

(b) If written request is made by the developer for selling lots prior to completion of all improvements, permission may be granted by Council providing tentative approval of the plat, plans, details and specifications has been granted. However, all construction work must be completed within one year and all work must be completed in conformity with Commission and Council approvals and the Platting Code. In addition, the developer must furnish to the Village in a form satisfactory to the Clerk-Treasurer, and subject to the approval of all unfinished construction work:

(1) A surety bond;

(2) A numbered letter of credit; or

(3) No security as approved or authorized by Council.

(Ord. 1307. Passed 1-27-92.)

(c) In planning and developing a subdivision, the developer or his agent shall in every case, pursue the following procedure:

The developer shall prepare a preliminary plat of the proposed subdivision in accordance with requirements as set forth in these Subdivision Regulations, and shall file with the Commission, an application in writing for the tentative approval of such plat, accompanied by six blueprints, at least two weeks prior to the meeting of the Commission, at which action is desired.

(d) The preliminary plat shall be checked by the Commission and other authorized agents as to its conformity with the principles, standards and requirements hereinafter set forth.

(e) The Commission shall tentatively approve or disapprove the preliminary plat or approve it with modifications, noting hereon any change that shall be required. One copy shall be returned to the developer with the date of such tentative approval or disapproval endorsed thereon. Similar copies shall also be transmitted to the Mayor, and, if the subdivision is beyond the corporate limits of the Village to the Commissioners, Trustees and Health Commissioner.

(f) Prior to the starting of any improvement on streets, the developer shall submit to the Commission for their approval, six sets of plans, details and specifications for the improvement. The plans to consist of street plans, profiles and grades, sewer plans, profiles of grades, typical cross sections and plans for all culverts, bridges, etc.

Copies of these plans after tentative approval, are to be transmitted to the Mayor, and if the subdivision is beyond the corporate limits of the City, to the Commissioners, Trustees and Health Commissioners.

(g) The developer may then secure from the appropriate authorities, the necessary permits to proceed with street and sanitary improvements.

(h) After completion of all improvements to the satisfaction of authorities having jurisdiction, the developer shall file with the Commission, an original tracing of all plats and plans drawn on tracing cloth in waterproof ink, together with six sets of blueprints in accordance with requirements of the Zoning Code.

The final plat and plans will be accompanied by a certificate of title showing ownership of all lands to be dedicated to public use and that the title therefore, is free and unincumbered, and a certificate or certificates of compliance from the authorities having jurisdiction over the required improvements.

(i) The Commission shall check the final plat as to computations, certifications, lot areas and number, utility easements, monuments, etc. Construction plans, details, specifications, etc., shall show the true dimensions, sizes and type of all construction work as it actually exists. If found satisfactory, the Commission shall transmit to the Mayor, all copies of the final plat and plans, together with certificates of title and a two-fold certificate showing that the technical details of the plat itself have been checked and found satisfactory and that all improvements have been made complete to the satisfaction of the authorities having jurisdiction.

(j) After the final plat, together with such certificates, has been received and approved by the Mayor, and the final plat and plans as tentatively approved, and with the requirements as set forth in these Subdivision Regulations, the Commission shall give the final plat its final approval and endorse the name thereon. The original tracing so endorsed, will then be returned to the developer. A complete set of prints with the certificate of title shall be transmitted by the Commission to the Mayor and, if the subdivision is beyond the corporate limits of the Village, to the Commissioners, Trustees and Health Commissioner for any necessary action on any proposed dedication.

(k) The final plat of the subdivision so approved, shall then be filed in the office of the County Recorder. (Ord. 554. Passed 1-24-55.)

1105.01 REQUIRED; VICINITY PLAT.

(a) The preliminary plat of a proposed subdivision prepared by a registered professional engineer or surveyor, and six blueprints shall accompany an application written to the Planning Commission for the tentative approval of a subdivision.

(b) The horizontal scale of the preliminary plat shall be 100 feet to the inch and the vertical scale of the street and sewer profiles, ten feet or less to the inch.

(1) The proposed name of the subdivision. Note: The proposed name shall not duplicate or closely approximate the name of any other subdivision in Ottawa or Putnam County.

(2) The tract designated according to the real estate records of the Auditor and Recorder of Putnam County.

(3) Names and addresses of the owner of record, the developer and the engineer or surveyor.

(4) Sufficient accurate information to locate the subdivision. Note: Reference to existing streets, plats, etc., may be used if such exist within reasonable distance of the proposed subdivision.

(5) A vicinity plat on a small scale shall accompany the preliminary plat.

(6) The location and name of adjacent subdivisions and the names of owners of adjacent areas.

(7) The location, width and names of all existing or platted streets and ways adjacent to the tract and other important features within 300 feet of the boundary lines such as railroads, watercourses, exceptional topography, etc.

(8) Existing sewers, water mains, culverts and other underground structures within the tract and immediately adjacent thereto.

(9) The boundary lines of a tract to be subdivided accurately in scale and bearing with a relative error of closure of less than 1 to 10,000.

(10) Contours at one foot intervals.

(11) The layout, names and widths of proposed streets, easements, the layouts of lots and typical lot dimensions. Note: Proposed new street names shall not duplicate or closely approximate any existing street in the Village of Ottawa or Putnam County.

(12) All streets shall be distinctly marked and their official right-of-way widths and pavement widths shall be shown.

(13) Primary and secondary streets shall be so designated on the plat, such as thoroughfares, boulevards, parkways, highways or streets.

(14) The approximate profiles of streets with tentative grades indicated.

(15) The cross-section of proposed streets showing location of pavement curbs, sidewalks, etc.

(16) The plans and profiles of proposed sewers with grades and sizes indicated, or method of sewerage disposal in place of sewers.

(17) Zoning boundary lines, if any, and proposed sizes of property and setback lines to be shown.

(18) All corporation and township lines which pass through the tract.

(19) All parcels of land intended to be dedicated for public use or reserved in deeds for the use of all property owners with the purpose indicated.

(20) North-point, scale and date.

(Ord. 554. Passed 1-24-55.)

(21) The location of trees to be planted in the tree lawn pursuant to the Official Comprehensive Village Tree Plan, as accepted and approved by the Village Council. (Ord. 23-03. Passed 2-27-23.)

1105.02 APPROVAL.

(a) The tentative approval of the preliminary plat by the Planning Commission is revokable and does not constitute acceptance of the subdivision. It is to be considered only as an approval of the layout with the understanding that the Commission, the Commissioners, Trustees or Health Commission, the Tree Commission or other officials having jurisdiction, will examine the grades of streets, the type of improvement, the design of drainage, sewerage and water system as proposed, and may modify any engineering or construction details whenever the protection of the public interest may so require.

(Ord. 23-04. Passed 2-27-23.)

(b) Tentative approval of the preliminary plat is to be effective for two years unless extended by the Commission. (Ord. 554. Passed 1-24-55,)

1107.01 STREET GRADING AND PAVEMENT.

Improvements shall be installed in accordance with the provisions found in this chapter.

Streets shall be graded to full width and fully constructed with a type of pavement, curbs, gutters, sewers, etc., approved by the Planning Commission, and as set forth in Section 1107.07. All materials and methods of construction are to be of a type suitable for the purpose for which they are intended and shall pass the equal of Department of Highways Standards.

(Ord. 554. Passed 1-24-55.)

1107.02 SANITARY SEWERS.

Whenever there is within reasonable distance a sanitary or storm sewer main, the subdivision shall be provided with a complete sewerage system which shall connect to such mains. The storm flow may be discharged into the natural drainage system. In general, the entire sewerage system and the disposal of sanitary and storm water shall be planned and built to meet the approval of the proper authorities. (Ord. 554. Passed 1-24-55.)

1107.03 WATER DISTRIBUTION SYSTEM.

The water distribution system shall be designed to meet the approval of the Planning Commission, the Health Commissioner or other officials having jurisdiction. Fire plugs shall be placed not over 500 feet apart.

(Ord. 554. Passed 1-24-55.)

1107.04 POLES AND WIRES.

Poles and underground conduits for electric lights, telephone lines, or other utilities, shall be placed in easements along the rear lot lines, whenever practical, with easements provided for future street lights.

(Ord. 554. Passed 1-24-55.)

1107.05 TREES.

Trees of the type appropriate for the specific location may be planted from forty to sixty feet apart on both sides of all streets.

(Ord. 554. Passed 1-24-55.)

1107.06 MONUMENTS.

Permanent monuments of a type and design approved by the Planning Commission shall be accurately set and established at the intersections of all outside boundary lines of the plat, at intersections of these boundary lines with all streets lines diagonally opposite corners of each street intersection, at the beginning and end of all curves at points on curves where the radius or direction changes and at such other points as are necessary to establish definitely all lines of the plat, except those outlining individual lots. In general, permanent monuments shall be placed at all critical points necessary to correctly layout any lot in the subdivision. Note: Monuments made of iron pins, in concrete, or surveyor's type stakes in concrete shall be approved. If monuments are of concrete, they shall not be less than thirty inches in length and four inches in diameter and shall have a cross cut in the top or other suitable markings, indicating the true corner.

Iron pins shall be at least thirty inches in length and one inch in diameter with a punch mark in the top indicating the true corner.

(Ord. 554. Passed 1-24-55.)

1107.07 CONSTRUCTION REQUIREMENTS.

(a) The paved street base shall be of waterbound macadam, concrete or an equal type of construction.

(b) Waterbound macadam base shall be not less than two, three-inch courses with a total thickness of not less than five inches after compaction.

(c) A concrete base street, shall be reinforced concrete, the total thickness of which shall be not less than five inches. Where an aggregate base is used, the base shall consist of not less than ten inches of ODOT type 304 aggregate base unless a Soils Investigation justifies a lesser amount. A Soils Investigation will be conducted upon request of the developer by the Village Engineers. However, in such case, the developer shall pay all costs of the Soils Investigation including the Engineers' fees. The decision of the Village Engineer after a Soils Investigation shall be conclusive.

(d) The wearing surface of waterbound macadam shall be a bituminous surface course, the minimum thickness of which shall not be less than one and one-half inches over a leveling course of not less than two inches.

(e) No additional wearing surface shall be required over a concrete base. The concrete is to be placed so that surface of the base shall serve that purpose.

(f) Curbs may be either of the wall type without gutters, or a combination of curb and gutter built of concrete or other suitable materials.

(g) Sidewalks shall be a minimum width of four feet and built of concrete.

(h) Sewers and other utilities installed by the developer are to be of suitable materials of the latest designs and methods.

(i) Materials and methods of all construction shall be in accordance with State, County and Village specifications, whichever has the highest standards.

(Ord. 1237. Passed 7-10-89.)

1109.01 SUBMISSION; COPIES; INFORMATION REQUIRED.

The final plat or recorded plat of the subdivision shall be submitted in the form of an original drawing in black India Ink or tracing cloth, together with six blueprints of same. The final plat shall be drawn to a scale of fifty feet or less to the inch and shall clearly show the features and information:

(a) All plat boundary lines with length to hundredths of a foot and bearings to thirty seconds. These boundaries shall be determined by an accurate survey in the field which shall balance and close. The error of closure shall not exceed 1 to 10,000. The exact location and the width along the property line of all existing or recorded streets intersecting or paralleling the boundaries at the tract.

(b) True bearings and distances to nearest established streets bounds, section lines or other official monuments, which monuments shall be located and accurately described on the plat. Any section line or corporation lines shall be accurately monument marked and shown on the plat, and their names shall be printed on them.

(c) The exact layout including, street lines, their new bearing angles or intersections and widths including widths along the line of any obliquely intersecting streets; the length of all arc, radius, points of curvature and tangent bearings and all easements or right of way when provided for or owned by the public utilities. The limitation of easement rights shall be definitely stated on the plat. All lot lines with dimensions in feet and hundredths, and with bearings and angles to minutes, if other than right angles to the street or alley lines.

(d) Lot numbers in numerical order. In tracts containing more than one block, the blocks shall be lettered in alphabetical order. In case there is a resubdivision of lots in any block, such subdivision lots shall be designated by their original number, prefixed with the term most accurately describing such division, or they shall be numbered numerically beginning with the number following the highest lot number in the block.

(e) The accurate outline of all property which is offered for public use, and all property that may be reserved by covenant in the deed for the common use of the property owners in the subdivision with the purpose indicated thereon.

(f) Setback building lines as fixed by the Zoning Code and any other setback lines or street lines established by the public authority and those indicated in the deed restriction.

(g) Private restriction, if any, shall have boundaries for each type of restrictions.

(h) Name of the subdivision and name and number of the largest subdivision of tract which tract now subdivided forms a part.

(i) Names and location and ownership of adjoining unsubdivided property.

(j) Names and addresses of the owner of record, the subdivider and of the engineer or surveyor.

(k) North point, scale and date.

(l) Statement that the lots transferred shall have a minimum width and are substantially the same as those shown on the plat, and that only one principal building shall be permitted on any such lot.

(m) Certification by a registered professional engineer or surveyor to the effect that the plat represents a survey made by him and that all monuments indicated thereon actually exist and their location, size, and material are correctly shown; and that all requirements of these Subdivision Regulations have been fully complied with.

(n) Approval of the final plat shall be null and void if not recorded within ten days after date of approval.

(Ord. 554. Passed 1-24-55.)

1109.02 APPROVAL.

(a) The final plat of any portion of a regular subdivision, the preliminary plat of which has been tentatively approved, may be submitted for final approval.

(b) The approval of the final plat by the Planning Commission, shall not be deemed to constitute, or effect any acceptance by the public of the dedication of any street or proposed public way or space shown on the plat. The acceptance for dedication shall be secured from the authorities having jurisdiction.

(Ord. 554. Passed 1-24-55.)

1111.01 LOCATION OF EXISTING STREETS, PARKS, ETC.

It is suggested that the developer or his engineer, consult with the Planning Commission or their agent while the plat is in skeleton form and before the preliminary plat is prepared, to ascertain the location of present streets, parks, playgrounds or other planned projects and related developments. (Ord. 554. Passed 1-24-55.)

1111.02 STREET AND BLOCK LAYOUT.

In the laying out of a subdivision, the developer shall observe the following general principles and requirements:

(a) Street and Block Layout.

(1) The subdivision layout shall conform to the tentative plat. Whenever a tract to be subdivided embraces any part of a street, thoroughfare, highway, boulevard or parkway so designed on such plan, such part of such proposed public way shall be provided for by the developer in the location indicated on the plan.

(2) The street layout shall be in conformity with a plan for the most suitable advantageous development to the entire neighborhood.

A. As far as practicable, all proposed streets shall be continuous in alignment with the existing planned or platted streets with which they are to connect.

B. Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless in the opinion of the Planning Commission, such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout for the most advantageous future development to adjacent tracts. Dead-end streets of reasonable length shall be approved where necessary by topography or where in the opinion of the Commission, they are appropriate for the type of development contemplated. However, dead-end streets should be avoided.

C. Should there be along the adjoining boundary line of another plat, a half-way street duly transferred or dedicated and recorded, the other half width of such streets must be indicated on the proposed plat to make streets the standard width.

D. Streets shall follow the contour as is practical.

E. Streets shall intersect one another as nearly at right angles as topography or other limiting factors of good design permit.

F. Alleys shall not be permitted in residential areas, but they shall be provided in business sections. Width to be determined by the Commission.

G. Blocks shall have sufficient width to provide two tiers of lots of appropriate depth.

H. Blocks shall not exceed 1500 feet in length.

(Ord. 554. Passed 1-24-55.)

1111.03 MINIMUM STREET RIGHT-OF-WAY WIDTHS.

(a) Primary streets shall have a minimum right-of-way of sixty feet together with a six foot “green space” easement adjacent to each side of the additional right-of-way for the planting and maintenance of trees.

(b) Secondary streets shall have a minimum right-of-way of sixty feet together with an additional six foot easement adjacent to each side of the right-of-way for the planting and maintenance of trees.

(c) Dead-end streets shall terminate in a circular turnaround, having a minimum right-of-way diameter of the right-of-way unless the Planning Commission approves a “T” or “Y” shaped paved space in place of the required turning circle.

(d) Easements for utilities shall be approved along rear and/or side lot lines. Such easements shall be at least ten feet wide.

(e) The “green space” set forth in Section 1111.03(a) and (b) shall be determined by measuring from the center of the right-of-way to a point thirty feet from center on each side of the right-of-way thence continuing a distance of six feet on each side as set forth in Illustration “A”. The “green space” easement shall not be considered part of the right-of-way but shall be an easement in favor of the Village for the limited purpose of planting, removal and maintenance of trees.

(1) Set backs required by Section 1161.03 shall be determined without regard to the “green space” created herein by measuring from a point thirty feet from the center of the right-of-way as the starting point for setbacks.
(Ord. 04-08. Passed 5-24-04.)

1111.04 MINIMUM PAVEMENT WIDTHS.

(a) Primary streets shall be not less than twenty-eight feet in width. Secondary streets shall be not less than twenty-four feet in width. Private drives shall be not less than ten feet in width.

(Ord. 554. Passed 1-24-55.)

(b) Sidewalks shall be and are hereby required in all new subdivisions located in or subsequently annexed to the Village of Ottawa.

(1) Sidewalks shall be constructed in such a manner as to achieve continuous alignment.

(2) All sidewalks shall be a minimum four feet in width and four inches thick and constructed of concrete upon a sound stone base.

(3) In new subdivisions, sidewalks shall be completed within six months of substantial completion of the structure on each lot.

(4) Insofar as possible, the developer shall indicate the proposed location of all sidewalks in the subdivision upon the preliminary and final subdivision plat.

(Ord. 98-06. Passed 4-13-98.)

(c) The pavement of turning circles at the end of a dead end street shall have a minimum outside diameter of the width of right-of-way. “T” and “Y” shaped paved space when approved by the Planning Commission in place of a turning circle, shall extend entirely across the width of the street right of way. (Ord. 554. Passed 1-24-55.)

1111.05 STREET GRADES, CURVES AND SIGHT DISTANCES.

(a) The grade of all streets shall be held to a minimum.

(b) All changes in street grades shall be connected with vertical curves of sufficient radius, length and sight distance to provide safe driving.

(d) The minimum sight distance of clear visibility for stopping, measured along the center line, shall be in accordance with the following table developed from Tables 601-1 and 601-2 (March 1987) of the Ohio Department of Transportation Location and Design Manual for crest and sag vertical curves and turning roadways:

Design Speed	Stopping Sight Distance
20 mph	125 feet
25 mph	150 feet
30 mph	200 feet
35 mph	250 feet

(e) The minimum passing and intersection sight distance shall be in accordance with the following table based on Table 601-3 (March 1987) of the Ohio Department of Transportation Location and Design Manual:

	Minimum Sight Distance
Design Speed	Passing	Intersection
20 mph	800 feet	300 feet
25 mph	950 feet	375 feet
30 mph	1100 feet	450 feet
35 mph	1300 feet	500 feet

(Ord. 1250. Passed 12-11-89.)

1111.06 INTERSECTIONS.

(a) Street intersections at property line corners shall be rounded by an arc, the minimum radius of which shall be ten feet.

(b) Paved street curve intersections shall be rounded by a minimum, radius of twenty feet.

(c) Paved private drive intersections shall be rounded by an arc, the minimum radius of which shall be five feet. When practical, private drives shall be constructed with the street. (Ord. 554. Passed 1-24-55.)

1111.07 LOTS.

(a) The size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of developments contemplated.

(b) Every lot shall front or abut on a street.

(c) Lots for residential purposes shall have an area of not less than 5500 square feet wide on the building line and shall be at least 110 feet deep.

(d) Double frontage lots and reversed frontage lots at street intersections are to be avoided.

(e) Side lot lines shall be approximately at right angles to the street line on which the lot fronts.

(f) Corner lots shall be platted desirably ten to fifteen feet wider in order to permit conformance with the set back line on the street as required by Village building regulations. Any butt lots or residence use shall be at least five feet wider than those in mid block.

(g) In case a tract is subdivided into larger parcels than normal building lots, such parcels shall be so arranged as to allow the subdivision of any parcel into normal lots in accordance with the requirements of these Subdivision Regulations.

(Ord. 554. Passed 1-24-55.)

1111.08 OPEN SPACES OTHER THAN STREETS.

Due consideration should be given to the allocation of suitable areas for schools, parks and playgrounds to be dedicated for public use or reserved for the common use of all property owners within the proposed subdivision by covenant in the deed. In the interest of public welfare, it is urged that at least five percent (5%) of the area of every subdivision exclusive of streets, be set aside for recreational purposes. Where the tract contains less than forty acres, such reservation for open space should be combined whenever possible with similar reservations in adjoining tracts. (Ord. 554. Passed 1-24-55.)

1111.09 TREES.

Plans for subdivisions in the Village of Ottawa shall include provisions for the planting of trees in the tree lawn by the owner or developer. The number and variety of trees to be planted by the owner or developer and the method of planting shall be determined by the Tree Commission of the Village, or in conjunction with a master plan for the planting of trees as may be developed by the Tree Commission and adopted by the Village Council, acting in cooperation with the owner or developer and the Village Planning Commission.

(Ord. 23-05. Passed 2-27-23.)

1113.01 VARIANCES DUE TO HARDSHIP.

In any particular case where because of topographic or other conditions strict compliance with the foregoing provisions would cause difficulties or exceptional and undue hardship upon the subdivider, the Planning Commission may authorize a variance from the strict application of these provisions so as to relieve such difficulties or hardship, provided such relief may be granted without substantial detriment to the public good and without substantially impairing the intent and purpose of these Subdivision Regulations or the desirable general development, in accordance with the plans of the Planning Commission, and the surrounding area.