Perrysburg City Zoning Code
CHAPTER 1295
Subdivision Regulations
1295.01 DEFINITIONS.
1295.02 MEANING OF WORDS.
For the purpose of these subdivision regulations, the following words and phrases shall have the meanings respectively ascribed to them:
(a) Block: The property abutting one (1) side of a street and lying between the two (2) nearest intersecting streets (crossing or terminating) or between the nearest such street and railroad right-of-way, un-subdivided acreage, river or live stream; or between any of the foregoing and any other barrier to the continuity of development or corporate boundary lines of the City.
(b) Crosswalkway: A right-of-way, dedicated to public use fifteen (15) feet or more in width, which cuts across a block to facilitate pedestrian access to adjacent streets and properties.
(c) Cul-De-Sac (Court): A local street of relatively short length with one (1) end open to traffic and the other end terminating in a vehicular turn-around.
(d) Easement: A grant by the property owner of the use of a strip of land by the public, a corporation or persons for specific purposes.
(e) Improvements: Street pavements, with or without curb or gutter, sidewalks, crosswalkways, water mains, sanitary and storm sewers, street trees and other appropriate items.
(f) Lot: A portion of a subdivision or other parcel of land intended as a unit for transfer of ownership or for development.
(g) Official Plan: A plan or plans adopted by the Planning Commission and deposited with the Clerk of Council, showing the plan of development of major streets, parks, schools, public grounds and similar facilities within the corporate limits of Perrysburg or within the territory within three (3) miles of such corporate limits.
(h) Plat: A map of a tract or parcel of land showing an owner's subdivision plan which is submitted for approval and which, in final form, is intended for record.
(i) Street: A right-of-way dedicated to public use, for the purpose of providing vehicular and pedestrian access to abutting properties, which right-of-way may be designated as follows:
(1) Alley. “Alley” means a strip of land, dedicated to public use, less than twenty-five (25) feet in width between property lines, used primarily for vehicular service access to the back or side of a property. No new alley will be approved.
(2) Collector Street. "Collector street" means a street, whether within a residential, industrial, commercial, or other type of development, which primarily carries traffic from local streets to arterial streets, including the principal entrance and circulation routes within residential subdivisions.
(3) Cul-De-Sac. "Cul-de-sac" means a local street of relatively short length with one (1) end open to traffic and the other end terminating in a vehicular turn-around.
(4) Dead-End Street. "Dead-end street" means a street temporarily having only one (1) outlet for vehicular traffic and intended to be continued in the future.
(5) Local Street. "Local street" means a street primarily for providing access to residential or other abutting property.
(6) Marginal Access Street. "Marginal access street" or "frontage street" means a local or collector street, parallel and adjacent to an arterial or collector street, providing access to abutting properties and protection from arterial and collector streets.
(7) Minor Arterial Street . "Minor arterial street" means a street designated to carry medium volumes of traffic with street intersections at grade and with a minimum of six hundred (600) feet between the intersections.
(8) Principal Arterial Street. "Principal arterial street" means a street designated to carry large volumes of traffic with a minimum number of intersections at grade and providing limited access to adjacent properties. Limited access means the authority to control access is exercised to give preference to through traffic.
(j) Subdivision:
(1) The division of any parcel of land shown as a unit or as contiguous units on the last preceding tax roll into two (2) or more parcels, sites or lots, any one (1) of which is less than five (5) acres, for the purpose, whether immediate or future, of transfer of ownership; or
(2) The allocation of land for the opening, widening or extension of any street or streets, except private streets serving industrial structures, or
(3) 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 a public sewer, water, storm drainage, or other public facility.
(4) The following transfers are not subdivisions:
A. The division of land into parcels of more than five (5) acres not involving any new streets or easements of access.
B. The sale or exchange of parcels between adjoining lot owners where such sale or exchange does not create additional building sites, except where Section 1295.04 relative to resubdivisions is applicable.
(k) Subdivision Regulations: "Subdivision Regulations" means Chapter 1295, as amended, codified herein as Part Twelve – this Zoning Code.
(Ord. 23-2006. Passed 3-7-06.)
1295.03 JURISDICTION, AMENDMENTS, PENALTY.
(a) Territorial Jurisdiction. No person, being the agent or having control of land within the City or within the unincorporated territory around the City and not more than three (3) miles from the corporate boundaries thereof, except when such area is closer to any other city than to the City of Perrysburg, shall record a plat of the subdivision of such land unless such subdivision is made and a plat is prepared and approved in accordance with the standards, procedures and specifications of these subdivision regulations.
(b) Amendments; Public Notice And Hearing. Any Chapter or paragraph of these subdivision regulations may be changed or amended from time to time by City Council. However, no such change or amendment shall become effective until procedures enumerated in Chapter 1285, have been complied with in conjunction with the study and report by the Planning Commission.
(c) Severability. Should any Chapter, clause or provision of these subdivision regulations be declared by any court to be invalid, the same shall not affect the validity of these subdivision regulations as a whole, or any part thereof, other than the Chapter, clause or provision so declared to be invalid.
(d) Equitable Remedy. The City may institute an action to enforce the requirements or abate violations of these subdivision regulations in regard to any subdivision within the territorial jurisdiction of the City.
(e) Penalty. Any subdivider, owner, agent, surveyor or engineer who willfully violates or assists in violating any of the provisions of these subdivision regulations shall be fined not less than one hundred dollars ($100.00) nor more than one thousand dollars ($1,000) for each offense. Such sum shall be recovered in a civil action in the Court of Common Pleas of Wood County, Ohio.
(Ord. 34-2006. Passed 3-7-06.)
1295.04 APPROVAL WITHOUT PLAT.
(a) Submission Without Plat.
(1) A subdivision along an existing public street which:
A. Contains no more than five (5) lots after the original tract has been completely subdivided, and
B. Does not involve the opening, widening or extension of any street or road, may be submitted to the Planning Commission for review by its Chair without requiring a plat.
(2) As used in this Chapter, "original tract" means a parcel which existed as a separate parcel on January 1, 1961.
(b) Endorsed Approval Or Disapproval. The Chair of the Planning Commission or the Planning and Zoning Administrator shall, within seven (7) working days, either approve or disapprove a subdivision without plat.
Such approval may include conditions relative to vehicular and pedestrian traffic, the location of specific points of ingress and egress to individual parcels, the size and shape of the parcels and other requirements for the protection of the health, safety and welfare of the owners and occupants of surrounding parcels or the public. If the subdivision is approved, "Approved by the Planning Commission of the City of Perrysburg, no plat required" shall be stamped on a conveyance of the parcel or parcels involved. The stamped approval shall be signed by the Chair of the Planning Commission, or the Planning and Zoning Administrator. Such subdivision shall be disapproved if the subdivision does not meet the minimum requirements of these subdivision regulations and the Zoning Code.
(c) Appeal By Subdivider. The subdivider may appeal such withholding of approval to the Planning Commission. The Planning Commission may also include conditions as described in this Zoning Code in its approval, if granted.
(Ord. 34-2006. Passed 3-7-06.)
1295.05 IMPROVEMENT STANDARDS AND VARIANCES.
(a) Compliance Required. All subdivisions within the City and those subdivisions outside the City but within the jurisdiction of the Planning Commission shall be submitted for review and approval and shall meet the standards of this Chapter. Standards are as follows:
(1) Streets.
A. Streets shall conform to the Comprehensive Plan as adopted and shall be accessible to existing or proposed parks, schools or other open public grounds shown on the Comprehensive Plan.
B. The street layout shall be in general conformance to any tentative or suggested plan or plat for the area that has been made by the Planning Commission.
C. Arrangement of streets in new subdivisions shall provide for the continuation of the principal existing streets in adjoining areas or their proper projection where adjoining land is not subdivided if the streets are deemed necessary for public requirements.
D. Streets that are obviously in alignment with others already existing and named shall bear the names of the existing streets.
E. The street arrangement shall be such as not to cause a hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it and shall further the development of a coherent neighborhood street pattern in the vicinity of the subdivision.
F. Frontage on high volume trafficways shall be provided with parallel service streets or such other means of minimizing access as may be appropriate to the conditions.
G. Residential streets should be designed to discourage through traffic.
H. The angle of intersection between minor streets and major streets should not vary by more than ten degrees (10°) from a right angle. All other streets should intersect each other as near to a right angle as possible and no intersection of streets at angles of less than sixty degrees (60°) shall be permitted.
I. Dedication of half (½) streets is not permitted.
J. The width of streets in new subdivisions shall be not less than the minimum widths established herein.
(2) Alleys.
A. Alleys shall not be used in residential subdivisions except where approved by the Planning Commission.
B. Alleys are required in the rear of all commercial and industrial lots if no other provisions are made for adequate service access or for parking. The rights-of-way of such alleys shall not be less than twenty (20) feet and dead-end alleys shall not be permitted.
(3) Cul-De-Sacs And Temporary Dead-End Streets.
A. Maximum Length. The maximum length of a permanent dead-end street shall be eight hundred (800) feet.
B. Temporary Dead-End Streets. Where a street is extended to a boundary of a subdivision to provide for its proper extension at such time as the adjacent land is subdivided, the street shall be provided with a type "B" turn-around as shown in the Wood County Construction Standards. The pavement in the turn-around shall be the same as the street pavement. Guardrail and reflective signs approved by the Director of Public Service or his/her designee shall be placed at the street terminus by the subdivider.
1. If the street extends a distance of not more than one (1) lot depth past a street intersection, no turn-around is required. Guardrail and reflective signs approved by the Director of Public Service or his/her designee shall be placed at the street terminus by the developer.
C. Circular Cul-De Sacs. The terminal shall be a circular area with a minimum right-of-way radius of sixty seven and one half (67 ½) feet or the back of the curb radius plus fifteen and one half (15 ½) feet, whichever is greater, and a minimum pavement of fifty-two (52) feet, outside radius. The back of the curb of the fifty-two (52) foot radius terminal and the back of the curb of the street shall be joined by tangent arcs of a seventy-five (75) foot radius. The street right-of-way lines and the sixty seven and one half (67 ½) foot radius terminal shall be joined by tangent arcs of fifty nine and one half (59 ½) foot radius. The interior of the terminal shall have a minimum radius of twenty-five (25) feet to the back of the curb. The minimum pavement width around the cul-de-sac shall be twenty-five (25) feet, twenty-seven (27) feet for commercial, measured from the back of the curb to the back of the curb.
D. Elongated Cul-De-Sacs. The ends of an elongated cul-de-sac shall be circular segments which shall have a minimum right-of-way radius of sixty- nine and one half (69 ½) feet or the back of curb radius plus fifteen and one half (15 ½) feet, whichever is greater, and a minimum outside back of curb radius of fifty-two (52) feet. The back of the curb of the fifty-two (52) foot radius portion and the back of the curb of the street shall be joined by tangent arcs of a seventy-five (75) foot radius. The street right-of-way lines and the sixty-nine and one half (69 ½) foot radius portion shall be joined by tangent arcs of fifty-nine and one half (59 ½) foot radius. The minimum pavement width around an elongated cul-de-sac shall be twenty-nine (29) feet, measured from the back of the curb to the back of the curb. The central portion of an elongated cul-de-sac shall be straight and tangent to the ends.
E. "Eyebrows". The central portion of an "eyebrow" shall be a circular segment and shall have a minimum right-of-way radius of sixty-nine and one half (69 ½) feet or the back of curb radius plus fifteen and one half (15 ½) feet, whichever is greater, and a minimum outside back of curb radius of fifty-two (52) feet. The back of the curb of the fifty-two (52) foot radius portion and the back of the curb of the street shall be joined by tangent arcs of a seventy-five (75) foot radius. The street right-of-way lines and the sixty-nine and one half (69 ½) foot radius portion shall be joined by tangent arcs of fifty-nine and one half (59 ½) foot radius. The minimum pavement width around an "eyebrow" shall be twenty- nine (29) feet, measured from the back of the curb to the back of the curb. The ends of the interior of an "eyebrow" shall be circular segments, shall have a minimum back of curb radius of twenty-five (25) feet and shall be tangent to the adjoining curb sections. An "eyebrow" shall be located at least one hundred and fifty (150) feet, measured along the pavement centerline, from a street intersection. "Eyebrow" locations along curves of the adjoining street shall be as approved by the Director of Public Service or his/her designee.
(4) Dimensions of Rights-of-Way and Pavements. Public right-of-way and pavement width shall conform to the following minimum requirements:
Classification | Minimum Right of Way (ft.) | Minimum Pavement Width (ft.) (back to back of curbs) |
Principal arterial street | 140 | 12 per travel lane |
Minor arterial street | 100 | 40 |
Marginal access street | 60 | 29 |
Collector street | 80 | 35 |
Local street | 60 | 29 |
Alley | 25 | 20 (no curbs required) |
Crosswalkway | 15 | 4 (sidewalk) |
Utility easement (on each side of property line) | 8 | |
Utility easement (minimum total width) | 16 | |
Ditch easement (on each side of ditch measured from top of slope) | 30 | |
Bike Path/Multi-Use Non- Vehicular | 15 | 10 |
(5) Blocks.
A. The maximum length of blocks shall generally be one thousand three hundred twenty (1,320) feet. Block(s) over nine hundred (900) feet shall be provided with a crosswalkway at approximately the midway point of the block at the discretion of the Planning Commission.
B. Where all or part of a subdivision is adjacent to or in the vicinity of an arterial street, the greater dimension of blocks shall be generally parallel to the arterial street to avoid unnecessary ingress and egress.
C. Irregularly shaped blocks, including super-blocks, indented by cul- de-sacs and containing interior spaces, shall be encouraged when properly designed and fitted to the overall plan and when there is adequate provision for the maintenance of public areas.
D. Blocks intended for business and industrial uses shall be designed specifically for such purposes with adequate space set aside for off- street parking and delivery facilities.
(6) Lots. The minimum dimensions of lots intended for residential use shall be according to the following rules. When two (2) rules apply to a subdivision or lot, that rule which requires the greater lot size or dimension shall govern.
A. When a subdivision is located within a zoning district of the City of Perrysburg or of a zoned township or portion thereof of Wood County, Ohio, the minimum area and dimensions of lots shall be no less than is required by this Zoning Code.
B. In no case shall a lot have a width at the building line of less than sixty-five (65) feet or a lot area of less than nine thousand five hundred (9,500) square feet unless otherwise approved by the City for developments provided for in Section 1240.01 (Planned Unit Development) or in Section 1240.13 (Open Space Plan).
C. Corner lots intended for residential use shall have extra width sufficient for maintenance of building lines on both streets.
D. All lots shall be designed to provide desirable building sites, properly related to topography, high water levels and surrounding streets, railroads, watercourses and land use. A larger lot size may be required in particular cases in order to meet the desirable requirements for the subdivided area.
E. All lots shall abut on and have not less than sixty-five (65) feet of frontage on a public right-of-way unless otherwise approved by the Planning Commission and shall have a minimum set-back line of at least thirty-five (35) feet in residential areas and fifty (50) feet on collector streets and streets of higher classifications, to be measured from the right-of-way line. Greater distances shall be provided if required by applicable development standards.
F. Side lines of lots shall be approximately at right angles or radial to the street line.
G. A lot shall not have an average depth which is more than three (3) times its average width, nor shall it have a depth of less than one hundred twenty (120) feet unless otherwise approved by the Planning Commission.
(7) Public Spaces.
A. Where the subdivision contains a street, park, school or other public area which is shown on the Comprehensive Plan as intended for public ownership, all or part of such area shall either be dedicated to the proper public agency or it shall be reserved for acquisition thereby, within a specified period by a purchase or other means. An agreement shall be entered into between the subdivider and the proper public agency regarding the time and method of acquisition and the cost thereof or an agreement shall be made by the appropriate public agency upon an alternate location that is satisfactory to the Planning Commission.
B. Due regard shall be shown for the preservation of outstanding natural and cultural features, such as scenic spots, watercourses and historic sites.
C. Where future parks or other open spaces are not specifically shown on the Comprehensive Plan to be within a proposed residential subdivision of ten (10) acres or more, the Planning Commission shall determine which of the following options shall be required to best meet the needs of the community:
1. Dedicate to the City a minimum of five percent (5%) of the area of the subdivision as open space. Open space shall not be considered to include required detention/retention areas.
2. Dedicate to the City other suitable land outside the subdivision equal to five percent (5%) of the area of the proposed subdivision.
3. Deposit in escrow with the City a fee equivalent to the “before developed” appraised fair market value of seven and one-half percent (7.5%) of the land in the subdivision immediately prior to its development, plus one hundred dollars ($100.00) per recorded lot in the final plat. Such deposit shall be allocated for acquisition and improvement of open space and recreational lands and may be expended only for such purposes at the discretion of the City. Fair market value with respect to this paragraph shall be determined as follows:
a. A fair market value shall be determined by the Planning Commission based upon “before developed” current appraisals.
b. If the subdivider rejects the amount of the evaluation, he or she may, at his or her expense, obtain an appraisal by a qualified real estate appraiser approved by the Planning Commission. The Planning Commission may accept or reject this appraisal or may negotiate for a final value.
c. If the Planning Commission rejects the owner's appraisal, then he or she shall refer the determination of a fair market value to the Court of Common Pleas of Wood County.
4. In the event of exercise of the requirements of paragraph C. hereof, improvement of the open space as required shall occur prior to the recording of any lot in the second (2nd) fifty percent (50%) of the lots to be recorded in the subdivision. Such improvement shall include completion of any street or road necessary to provide access to the open space.
5. Lands that become available for open space through this Chapter shall be dedicated to the City unless otherwise determined, where appropriate, to be retained as private open space.
(8) Easements for Drainage and Utilities.
A. Utility easements shall meet the minimum requirements and access to utility easements shall be provided from streets and alleys.
B. Open ditch easements equal to the width of the required cross- section of such ditch plus thirty (30) feet on each side shall be provided.
C. Easements for enclosed drainage systems shall be a minimum of sixteen (16) feet in width.
D. A sixteen (16) foot storm drainage easement shall be required at rear lot lines (eight [8] feet on each side of the rear lot line) whenever rear lot drainage is provided and a plat recitation shall be required which prohibits alteration of established drainage flow by other than the maintaining authority.
E. A five (5) foot utility easement shall be required on one (1) side of all alleys.
(9) Standards of Improvements. The following minimum improvements shall be completed to the satisfaction of the City before the recording of the final plat:
A. Monuments. All subdivision boundary corners and the four (4) corners of all street intersections shall be marked with permanent Wood County Type A monuments. A permanent marker shall be deemed to be concrete, six (6) inches diameter by thirty (30) inches, with one-quarter (¼) inch iron pipe cast in the center. Should conditions prohibit the placing of monuments on line, offset marking will be permitted, provided that exact courses and distances are shown on the subdivision plat. One (1) monument assembly in accordance with the most recent revision of the Ohio Department of Transportation, Division of Highways, Standard Construction Drawing RM - 1.1, shall be placed at the intersection of the centerlines of rights-of-way of all streets and at the beginning and end of all centerlines of right-of-way curves.
B. Benchmarks. A permanent benchmark shall be established in an accessible location.
C. Street Improvements.
2. All street pavements shall slope from the crown to each gutter at three-sixteenths (3/16) of an inch per foot minimum; one-fourth (¼) of an inch per foot is preferred.
(Ord. 47-2017. Passed 5-2-17.)
3. Pavement designs for all street classifications, except local, shall be submitted to the Director of Public Service or his/her designee for approval. The following pavement design shall be used for all local streets. All materials shall be in accordance with the current edition of the State of Ohio Department of Transportation Construction and Material Specification Manual or as is subsequently revised.
Local Streets
Description
ODOT Item Number
Thickness
Asphalt Pavement
Subgrade compaction
204
Aggregate base
304
10 inches
(2-5 inch lifts)
Bituminous prime coat
408
0.35 gallon/square yard
Asphalt concrete
(Intermediate course)
448
2 inches
Asphalt concrete
(surface course)
448
1 ½ inches
Concrete Pavement
Subgrade compaction
204
Plain Portland cement concrete
452
7 inches
Bike Path/Multi-Use
Non-Vehicular Subgrade compaction
204
Aggregate base
304
10 inches (1 lift)
Bituminous prime coat
408
0.35 gallon/square yard
Asphalt concrete
(intermediate course)
448
1 3/4 inches
Asphalt concrete
(Surface)
448
1 1/4 inches
4. The minimum centerline curve radius for all local streets shall be one hundred twenty-five (125) feet. The minimum centerline curve radius for all other street classifications shall be as approved by the Director of Public Service or his/her designee.
5. The minimum back of the curb radius at all residential intersections shall be twenty-five (25) feet. Commercial/ Industrial shall be thirty-five (35) feet minimum.
6. A street intersection shall be at least one hundred fifty (150) feet, measured along the centerline from another street intersection.
7. Approaches to intersections shall be straight for a distance of at least one hundred (100) feet from the centerline of the street intersected.
8. Streets shall intersect as nearly as possible at right angles. No street shall intersect any other street at an angle of less than sixty degrees (60°).
9. A tangent of at least one hundred (100) feet in length shall be provided between reverse curves on all but marginal access streets.
10. Approaches to intersections shall not exceed a grade of three percent (3%) for a distance of at least one hundred (100) feet.
11. Curbs shall be constructed along all streets except principal arterials or minor arterials where the pavement is intended to be widened in the future. Curbs on all local streets shall be mountable type "F" as shown in the Wood County Construction Standards. Curbs for all other street classifications shall be as approved by the Director of Public Service or his/her designee.
12. Improvements constructed in subdivisions outside the City shall be inspected by the Wood County Engineer. Prior to the approval of the final plat, the subdivider shall provide the City with a written statement from the Wood County Engineer certifying that all improvements have been constructed in accordance with the plans and specifications approved by the City.
13. The maximum street gradient shall be seven percent (7%) and the minimum street gradient shall be one-half percent (½%). When establishing road, street or alley gradients, consideration shall be given to the abutting property.
14. Vertical curves shall be used at all points on the gradient where the algebraic difference is one and one-half percent (1-1/2%) or greater. The minimum length of any vertical curve shall be one hundred (100) feet. The minimum non- passing sight distance shall be two hundred (200) feet on vertical curves. (Ord. 34-2006. Passed 3-7-06.)
D. Preparation of Improvement Plans.
1. The subdivider or developer shall submit for approval to the City’s Planning and Zoning Division, three (3) sets of construction plans and specifications prepared by a registered professional engineer (P.E.) pursuant to Ohio Revised Code 4733.17. At least thirty (30) days must be allowed for review of the plans. The construction plans shall include a title of the plan, typical sections, plan and profile views, miscellaneous engineering details and estimates of quantities with calculations. Cross-sections shall be submitted upon request by the Director of Public Service or his/her designee. All typical sections and major engineering details to be used on any particular parcel or street shall be approved in advance by the Director of Public Service or his/her designee before completion of the construction plans. (Ord. 115-2010. Passed 7-6-10.)
2. When the subdivider or developer submits for approval a construction plan for street improvements for a part of the proposed subdivision area, preliminary street grades and proposed drainage facilities for the entire subdivision area shall also be presented.
3. Drawings. The construction drawings shall be made with India ink or some other equally substantial and distinct material such as mylar from which clear and legible prints may be obtained, using the principles of good surveying, engineering or draftsmanship. The construction drawings shall be made measuring twenty-four (24) inches by thirty- six (36) inches. A poorly-drawn or illegible plan is sufficient cause for rejection. The original mylar set of drawings, seven (7) sets of twenty-four (24) inches by thirty-six (36) inches prints, and four (4) sets of eleven (11) inches by seventeen (17) inches reductions and one (1) electronic copy shall be provided to the City upon the City's approval of such drawings.
4. Title of plan. The title of the plan must contain the name of the subdivision, the City of Perrysburg, the Township, Wood County, and the location plat. Space shall be provided on the title sheet or the first sheet of the plan for approval by the Director of Public Service or his/her designee and other individuals if applicable.
5. Typical sections. Typical street cross-sections are required and shall meet the current requirements as set forth in this Chapter.
6. Plan and profile. The plan view shall be drawn to a scale of one (1) inch equals fifty (50) feet or larger. The plan view shall show the proposed road, street or alley alignment, right-of-way and pavement widths, centerlines, bearings, stationing, curve or radius data, existing and proposed drainage, sanitary sewers and waterlines. Any other significant feature shall also be shown on the plan. The centerline of road, street or alley construction shall coincide with the centerline of the right-of- way. The profile view shall have a horizontal scale equal to the plan scale and a vertical scale of one (1) inch equals five (5) feet or larger. The existing and proposed centerline profile, elevations, gradient, drainage lines and vertical curves shall be shown.
E. Poles and Wires. Unless otherwise determined, all electrical, telephone and other poles and wires shall be located within the easement at the rear of the lots. In all subdivisions containing more than five (5) lots, except along an existing paved street, all wires and cables, including electrical and telephone wires and cables and those wires and cables used for street lighting, shall be installed underground, in accordance with standards and regulations promulgated by the Ohio Public Utilities Commission and in accordance with the specifications of the City. Where utilities are installed underground, the location of same shall be distinctly identified through the use of permanent colored identification tape over the line or other suitable means.
F. Water Supplies. Where an approved public water supply is within reasonable access to the subdivision, water facilities shall be installed in accordance with all applicable requirements of the City and/or the Northwestern Water and Sewer District. When a subdivision is located where no approved public water supply is reasonably accessible or procurable, the subdivider shall construct wells or a private water supply in such a manner that an adequate supply of water will be available to each lot in the subdivision. Construction of water supply facilities shall not begin until the construction plans have been approved by the Ohio Environmental Protection Agency.
G. Sanitary Sewers. Where public sanitary sewers are within reasonable access to the subdivision, they shall be installed in accordance with all applicable requirements of the City and/or Northwestern Water and Sewer District. Where sanitary sewers are not within a reasonable distance of the subdivision, the subdivider shall either install a sanitary sewer system and treatment plant or provide individual septic tanks for each lot, in accordance with all applicable requirements of the City and/or the Northwestern Water and Sewer District. Construction of sanitary sewer facilities shall not begin until the construction plans have been approved by the Ohio Environmental Protection Agency.
H. Storm Drainage.
1. All necessary facilities, including underground pipes, inlets, catch basins or open drainage ditches, shall be installed to provide for the adequate disposal of surface water and to maintain any natural drainage course.
2. Existing agricultural drainage ditches located within a subdivision shall be realigned, widened, deepened, revested, paved, or replaced with an underground pipe as required for the handling of storm run-off from roofs and paved surfaces.
3. When lots are to be provided with septic tanks, the storm drainage invert shall be at least three (3) feet below the natural ground level in the vicinity of the septic tank in order to facilitate subsurface drainage, provided that the effluent discharge shall not be connected to the storm drainage.
4. An overall drainage layout plan showing the limits of the contributing run-off area, broken down into areas contributing to each drainage pick-up point, shall be submitted with the paving and drainage plans. Drainage design within the development shall be adequate to handle the entire contributing watershed area and its existing, proposed and probable future development and not the area under submission only. When the design makes use of an existing storm sewer or open ditch, cross-sections and profiles shall be submitted which show the existing conditions at least five hundred (500) feet downstream from the plat being considered. If existing downstream storm sewer facilities are not adequate, downstream improvements or retention ponds within the plat being considered shall be required at the expense of the subdivider.
5. If future plat extensions will utilize the same drainage system, the overall drainage plan shall be submitted with the first plat paving plans.
6. Complete drainage calculations must be submitted for pipe size determinations, ten (10) year hydraulic gradient checks and catch basin type and spacing designs.
7. The overall drainage layout plan shall show the proposed grading of each lot, the proposed ground elevation at the building on each lot and all existing and proposed drainage facilities.
8. Each lot in a subdivision shall have direct access to a storm sewer.
9. The minimum diameter for any storm sewer which receives water from a surface water inlet shall be twelve (12) inches. The minimum diameter for any storm sewer which receives water from only subsurface foundation drains shall be eight (8) inches.
10. Downspouts and foundation drains shall not be extended through the curb to outlet into the gutter. Water from downspouts and foundation drains shall be directed over the ground using splash blocks or other erosion control devices.
11. Storm drainage facilities shall, in general, be installed in accordance with all applicable requirements of the City and/or the Wood County. Storm sewer standards, construction and specifications shall conform to the Requirements and Procedures for Storm Drainage Design as published in the Wood County Construction Standards.
12. Headwalls, as approved by the Director of Public Service or his/her designee, shall be constructed at both ends of all culverts. Where possible, culverts shall be in accordance with a standard Ohio Department of Transportation design. Erosion control may be required at culverts or other locations along open ditches.
I. Sidewalks.
1. Portland cement concrete sidewalks having a minimum width of five (5) feet and conforming to construction specifications of the City shall be constructed along both sides and for the full length of all streets.
2. Curb ramps in accordance with the Ohio Department of Transportation Standard Construction Drawings shall be provided at all locations where the sidewalk intersects the curb.
3. Sidewalks shall, in general, be located within the public right-of-way, one (1) foot from the right-of-way line. Sidewalks may be located on private property if the necessary easements are shown on the final plat.
J. Inspection of Sanitary and Storm Sewers. All public sanitary sewer construction by a subdivider shall be inspected at the expense of the subdivider. Such inspections shall be accomplished following normal infiltration and air testing of newly installed sanitary sewers and supervised television inspection on DVD. All public storm sewer construction shall be inspected by such methods as are approved by the Director of Public Service or his/her designee. Such inspections shall be completed in a satisfactory manner as a condition precedent to the acceptance of such sewers by the City.
K. Location of Taps. All necessary taps authorized by the City into a sanitary sewer that is connected to the wastewater treatment plant shall be extended a minimum of three (3) feet into each abutting lot. The intent of this regulation is to eliminate excavation in the City right-of-way to complete tapping, thus preventing the elimination of established property line monuments.
L. Streetlights. Streetlights shall be provided in all subdivisions. Within residential subdivisions, only the City will prepare the street lighting plan, with the developer bearing the costs associated with such plan preparations. (Ord. 34-2006. Passed 3-7-06.)
M. Street Trees.
1. Street trees shall be planted along all street frontages.
2. The number, size, species and location of the street trees shall be in accordance with a plan approved by the Street Tree Commission. The plan shall be prepared by a registered landscape architect. Six (6) copies of the plan shall be submitted with the subdivision plans for approval.
(Ord. 47-2017. Passed 5-2-17.)
N. Street Signs. Street signs shall be provided in all subdivisions, including street name signs, stop signs, speed limit signs, no parking signs and no outlet, etc. A sign plan shall be submitted with the subdivision improvement plans for approval by the City, the Township and/or Wood County. Signs shall be installed by the City, the Township and/or Wood County at the expense of the developer.
(10) Variances. Whenever the tract to be subdivided is of such unusual size or shape or is surrounded by such development or unusual conditions that the strict application of the requirements of these regulations would result in substantial hardship or injustice, such requirements may be or modified by the Planning Commission so that the subdivider may subdivide his property in a reasonable manner, provided that the public welfare and interest of the City and the surrounding areas are thoroughly protected and the general intent and spirit of these regulations are enforced.
(11) Inspection Fees. Each subdivider and developer of land shall pay the City the actual cost of control testing, checking, investigating, and inspecting all improvements during construction as required by law and these subdivision regulations. Such cost shall be determined to be the moneys expended by the City, plus a thirty percent (30%) surcharge required to defray the cost of City inspection functions. Failure of the subdivider or developer to assume and pay charges contemplated by this Chapter shall be cause for the City to refuse to accept the dedication of streets and ways and to refuse to issue zoning and occupancy permits.
(Ord. 34-2006. Passed 3-7-06.)
1295.06 PRELIMINARY PLATS.
(a) Prior Conference Required. Each subdivider of land or, his/her surveyor, or his/her registered professional engineer shall confer with the Planning and Zoning Administrator before preparing a preliminary subdivision plat in order to become thoroughly familiar with the subdivision requirements and those of the Comprehensive Plan affecting the territory in which the proposed subdivision lies.
(b) Plat Preparation; Contents. A preliminary plat shall be submitted for all subdivisions located within the jurisdiction which are intended to be recorded by means of a plat. The preliminary plat shall be based on a boundary survey prepared by a registered surveyor and shall conform to and contain all of the items listed in the following requirements:
(c) Identification and Description.
(1) Proposed name of the subdivision.
(2) Location by township, section, town and range or by other legal description.
(3) Names and addresses of the developer and surveyor who prepared the plat.
(4) Scale of plat, one (1) inch equals one hundred (100) feet.
(5) Date.
(6) Arrow pointing north.
(d) Delineation of Existing Conditions.
(1) Boundary line of proposed subdivision indicated by solid heavy line and the total approximate acreage within the boundary line.
(2) Location, widths and names of all existing or prior platted streets or other public ways, railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures and section and corporation lines, within or adjacent to the tract.
(3) Existing sewers, water mains, culverts or other underground facilities within the tract, indicating pipe size, grades and location as obtained from public records.
(4) Existing zoning of proposed subdivision and adjacent tracts of zoned areas.
(5) The names and adjacent boundaries of all adjoining subdivisions and the names of recorded owners of adjoining parcels of unsubdivided land.
(6) Contours at five (5) foot intervals as obtained from U.S.G.S. maps.
(e) Delineation of Proposed Conditions.
(1) Layout of streets, their names and widths and also the widths of alleys, crosswalkways and easements.
(2) Layout, numbers and dimensions of lots.
(3) Parcels of land intended to be dedicated or temporarily reserved for public use or set aside for use of property owners in the subdivision.
(4) Building setback lines showing dimensions.
(5) Construction plans for improvements to be installed shall be furnished in accordance with the specifications of the officials having jurisdiction, shall receive approval of these officials before improvements are installed, and shall include the following:
A. The center line profile and natural profile of each proposed street and the required sidewalks at a scale of fifty (50) feet or less to the inch, with tentative grades indicated.
B. A cross section of each proposed street and not less than each fifty (50) foot station, showing the width of pavement, the location and width of the sidewalk and the location and the size of utility mains.
C. The plans and profiles of proposed sanitary sewers with grades and sizes indicated or method of sewage disposal in lieu of sewers.
D. A drainage plan showing all existing and proposed storm sewers, manholes, catch basins, watercourses, culverts, other underground structures within the tract and immediately adjacent thereto, with pipe sizes and grades or waterway openings indicated thereon. The drainage plan shall show the method to be used for the adequate disposal of all storm sewer water, including drainage outlets and all other such data as may be required. The drainage plan shall further show the maximum elevations of the ground floor of future structures. It should be noted that provisions must be made for tying in foundation drainage to the storm sewer system.
E. A plan of the proposed water distribution system showing pipe sizes and the location of valves and fire hydrants.
(6) All improvements will be constructed in accordance with the specifications of th City and/or County.
(f) Key Map. A key map is required, which consists of a print of the appropriate tax map or its equivalent, at a scale of not less than one (1) inch equals four hundred (400) feet, with the boundaries of the proposed subdivision indicated thereon, and covering the area within a one half (½) mile radius thereof.
(Ord. 34-2006. Passed 3-7-06.)
(g) Submission Of Plat Copies; Planning Commission Action.
(1) Twelve (12) copies of the preliminary plat shall be submitted to the Planning and Zoning Administrator at least thirty (30) days prior to the transmittal to the Planning Commission.
(Ord. 40-2009. Passed 3-3-09.)
(2) The Planning Commission shall approve or disapprove the preliminary plat within thirty (30) days after its submission to the Chair.
(h) Approval; Authority To Proceed. One (1) print with the signature of the Chair of the Planning Commission shall be returned to the applicant when the preliminary plat is approved. Conditional approval, subject to changes marked on the print, may be granted by the Planning Commission. Approval of the preliminary plat by the Planning Commission shall constitute authority for the subdivider to proceed with the preparation of the final plat and with the installation of streets, utilities and other improvements according to the standards of these subdivision regulations.
(Ord. 34-2006. Passed 3-7-06.)
(i) Tentative Approval Time Limit; Plat Resubmission. Tentative approval shall be effective for a maximum period of twenty-four (24) months unless, upon application of the developer, the Planning Commission grants an extension. If the final plat has not been recorded within this time limit, the preliminary plat must again be submitted to the Planning Commission for approval.
(Ord. 65-2016. Passed 7-12-16.)
(j) Plat Fees. The subdivider shall accompany the preliminary plat with a fee to cover the expenses of the City in reviewing the plat. Such fee shall be paid to the City and shall be computed according to the fee schedule as determined from time to time by City Council.
(Ord. 34-2006. Passed 3-7-06.)
1295.07 FINAL PLATS.
(a) Preparation. The final plat on mylar, twenty-four (24) inches by thirty-six (36) inches in size, shall be prepared subsequent to the approval of a preliminary plat. Such final plat shall be required for all subdivisions located within the jurisdiction of the City of Perrysburg which are intended to be recorded by means of a plat.
(b) Contents. The final plat shall be prepared by a registered surveyor and shall conform to and contain all of the items listed in the following requirements:
(1) Identification and Description.
A. Name of subdivision.
B. Location by township, section, town and range or by other legal description.
C. Names of owners and surveyor.
D. Scale: A minimum of one (1) inch equals one hundred (100) feet.
E. Date.
F. Arrow pointing north.
(2) Delineation.
A. Boundary of plat, based on an accurate traverse, with angular and lineal dimensions.
B. Exact location, width and name of all streets within and adjoining the plat and the exact location and widths of all alleys and crosswalkways. The name of a street shall not duplicate that of any existing street in the City. Proposed street names shall be checked with the proper City officials.
C. True angles and distances to the nearest established lines or official monuments, not less than three (3), which shall be accurately described on the plat.
D. City, Township, County or section lines accurately tied to the lines of the subdivision by distance and angles.
E. Radii, internal angles, points of curvature, tangent bearings and lengths of all arcs.
F. All easements for rights-of-way provided for public services or utilities.
G. All lot numbers and lines with accurate dimensions in feet and hundredths.
H. Accurate location of all monuments and benchmarks.
I. Accurate outlines and legal description of any areas to be dedicated or reserved for public use, with the purposes indicated thereon, and of any area to be reserved by deed covenant for common uses of all property owners.
J. Building setback lines accurately shown with dimensions.
(Ord. 34-2006. Passed 3-7-06.)
K. All separate open space/detention areas shall be identified on the final plat with a lot letter, with the use, maintenance and tax liability clearly delineated. The maintenance and tax liability of all open space/storm detention areas shall be delineated on the final plat as follows:
Any and all open space areas within this plat and previous and future plats of (name of subdivision) shall be the responsibility of a homeowner’s association whose membership includes the owners of all lots within this plat and previous and future plats of (name of subdivision). The responsibility of maintenance and property tax liability shall be deferred to the homeowner’s association. In the event the homeowner’s association fails in the responsibility, the responsibility shall revert to the owners of all lots within this plat and previous and future plats of (name of subdivision) who shall jointly and proportionately own and be responsible for the maintenance and property tax liability.
(Ord. 42-2009. Passed 3-3-09.)
(3) Attendant Items.
A. Building restrictions, trusts or covenants affecting the development of the subdivision. If too lengthy, these may be included separately and incorporated into the final plat by reference.
B. Certification by the registered surveyor to the effect that the plat represents a survey made by him/her, that monuments shown thereon exist as located and that all dimensional and geodetic details are correct.
C. Notarized certification, by the owner(s) of the adoption of the plat and the dedication of streets and other public areas.
D. Signature blocks for the Director of Public Service or his/her designee and Chair of the Planning Commission.
E. A certificate that all taxes have been paid shall accompany the final plat.
F. Buffer lot certification when necessary.
(Ord. 34-2006. Passed 3-7-06.)
(c) Submission of Plat Copies; Planning Commission Action.
(1) The final plat and twelve (12) copies thereof shall be submitted to the Planning and Zoning Administrator at least thirty (30) days prior to transmittal to the Planning Commission.
(Ord. 41-2009. Passed 3-3-09.)
(2) The Planning Commission shall approve or disapprove the final plat within thirty (30) days after submission to it by the Chair.
(Ord. 34-2006. Passed 3-7-06.)
(d) Plat Fees; Completion Of Improvements. The following shall be required before the Planning Commission shall approve the final plat:
(1) The subdivider shall accompany the final plat with a fee to cover the expenses of the City in reviewing the plat. Such fee shall be paid to the City and shall be computed according to the fee schedule as determined from time to time by City Council.
(2) Security for Improvements to Subdivisions. All improvements, such as streets, utilities, sidewalks, curb ramps, street lights, street trees, monuments, and other facilities required by the Planning Commission shall have been completed to the satisfaction of the Planning and Zoning Administrator unless the subdivider shall deposit in escrow with a banking institution in Ohio a sum equal to the cost of constructing such improvements. Such escrow shall guarantee that all improvements will be constructed and completed in a satisfactory manner and within a reasonable period not to exceed two (2) years. The escrowed funds, by the terms of the escrow agreement, shall be retained on deposit until such improvements have been satisfactorily completed and shall not be disbursed except upon the written authorization of the Planning and Zoning Administrator. The City shall retain ten percent (10%) of the escrowed funds until all such improvements have been satisfactorily completed.
(e) Endorsed Approval not Acceptance of Dedicated Land.
(1) When the Chair of the Planning Commission shall have signed such final plat, the signature shall constitute a certification by the Chair of the Planning Commission that improvements have been made in a satisfactory manner and/or the developer has furnished a proper escrow.
(2) Approval of the final plat by the Planning Commission shall be indicated by the signature of the Chair on the plat. Such approval shall not constitute acceptance of the dedication of any streets, alleys, parks or other open grounds intended for dedication in the land being subdivided.
(f) Acceptance of Dedicated Land.
(1) Streets, alleys, parks or other open grounds intended for dedication as part of a subdivision within the City shall be accepted by the City only by means of an ordinance passed by City Council describing such streets, alleys, parks or other open grounds, provided, however, that all necessary improvements shall have been made to the satisfaction of the Chair of the Planning Commission.
(2) Streets, alleys, parks or other open grounds intended for dedication within unincorporated portions of Wood County shall be accepted for dedication only by means of action of the Wood County Commissioners or Township Trustees following inspection of the improvements by the Wood County Engineer. Nothing in these subdivision regulations shall obligate the City to maintain, repair or clean streets located beyond the corporate limits of the City of Perrysburg.
(g) Signatures Prior to Recording; Tracing to Planning Commission.
(1) No final plat shall be recorded until approved by the Planning Commission and signed by the Director of Public Service or his/her designee, the Chair of the Planning Commission, the Wood County Auditor and the Wood County Recorder.
(2) A tracing of the final plat, as recorded, of all subdivisions located within the corporate limits of the City shall be returned to the Planning Commission.
(3) An electronic version shall be submitted to the City upon completion of the improvements.
(h) Resubdivisions; Fee. Whenever a subdivision which has received final approval is resubdivided, and the width lot lines or the area of one (1) or more lots, or the direction and location of any street is altered or modified, the resubdivision shall be submitted to the Planning Commission for approval prior to its recording. The fee for resubdivision shall be the same as the platting fee.
(i) Establishment of Maintenance Bond. A maintenance bond in an amount equal to fifty percent (50%) of the construction costs in a subdivision shall be established and maintained for a period of two (2) years. The maintenance bond required by this Chapter shall be provided prior to such improvements being accepted by the City.
(j) Withholding of Zoning Permits. Zoning permits for the lots within the subject subdivision may be withheld for failing to comply with any part of this Chapter.
(Ord. 34-2006. Passed 3-7-06.)
CODIFIED ORDINANCES OF PERRYSBURG