A proprietor of lots or grounds within the City who subdivides or lays them out for sale shall cause to be made an accurate map or plat of such subdivision, describing with certainty all grounds laid out or granted for streets, alleys, ways, commons or other public uses. Lots sold or intended for sale shall be numbered by progressive numbers or described by the square in which they are situated, and the precise length and width shall be given of each lot sold or intended for sale. Such map or plat shall be subscribed by the proprietor, or his or her agent duly authorized in writing, acknowledged before an officer authorized to take the acknowledgment of deeds and recorded in the office of the County Recorder.

(Ord. 1961-48. Passed 10-17-61.)

   The map or plat so recorded shall thereupon be a sufficient conveyance to vest in the City the fee of a parcel or parcels of land designated or intended for streets, alleys, ways, commons or other public uses, to be held in the corporate name in trust to and for the uses and purposes in the instrument set forth, expressed, designated or intended.

(Ord. 1961-48. Passed 10-17-61.)

   No streets or alleys, except those laid down on such plat and bearing the approval of the Platting Commissioner, as provided in this chapter, shall subsequently in any way be accepted as public streets or alleys, nor shall any public funds be expended in the repair or improvement of streets and alleys subsequently laid out and not on such plat. This restriction shall not apply to a street or alley laid out on a plat by or with the approval of the Platting Commissioner.

   No street or alley dedicated to public use by the proprietor of any grounds in the City shall be deemed a public street or alley, or under the care or control of Council, unless the dedication is accepted and confirmed by an ordinance passed for such purpose, and unless the provisions relating to subdivisions have been complied with to the satisfaction of the Planning and Zoning Commission.

(Ord. 1961-48. Passed 10-17-61.)

   As used in these Subdivision Regulations:

   (a)   Alley means any public or private way which normally provides rear or side access to properties abutting on other streets.

   (b)   Building line or setback line means a line generally parallel to a street or front lot line defining the limits of a front yard in which no structure may be placed above ground.

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

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

   (e)   Easement means a grant by the property owner of the use of a strip of land for specified purposes by the public, a corporation or certain persons.

   (f)   Improvements includes pavements, with or without curbs or gutters, grading, surfacing, walks, crosswalks, water mains, sanitary and storm sewers, street trees and other appropriate items.

   (g)   Loop street means a U-shaped street or court.

   (h)   Lot means a portion of a subdivision or other parcel of land intended as a unit for transfer of ownership or for building development.

   (I)   Master Plan means a comprehensive plan for future community development prepared by or for a planning and platting commission and adopted by it, indicating its recommendations for the uses of private land, the general street system, transit and transportation systems, utility systems, public open spaces and buildings, zoning, control of land subdivision, rehabilitation areas and other municipal elements.

   (j)   Minor road means a road or street, usually of limited length, which provides access to abutting properties and is intended to serve local or neighborhood needs.

   (k)   Official map means a map prepared by an authorized planning commission and adopted by the Planning and Zoning Commission, which shows the accurate location of the lines of existing roads or streets, roads or streets shown on adopted mapped street or road plats, roads or streets shown on recorded land subdivision plats, existing public open spaces, and proposed roads or streets and public open spaces that are in conformity with the Master Plan. After adoption of the official map by the Planning and Zoning Commission, all streets or roads shown on approved and recorded final plats are automatically added to the official map which may also be added to or modified by the Planning and Zoning Commission.

   (l)   Planning and Zoning Commission means the Planning and Zoning Commission of the City of Ravenna, County of Portage, State of Ohio, having jurisdiction over the area in which the proposed subdivision is located, as defined in Ohio R.C. 711.09 and 711.10.1.

   (m)   Plat means the map, drawing or chart on which the developer's plan of a subdivision is presented to the Planning and Zoning Commission for approval and, after such approval, to the County Recorder for recording.

   (n)   Primary road means a road which is primarily a major traffic artery connecting major communities and districts serving comparatively large volumes of traffic. This includes boulevards, parkways and limited access highways.

   (o)   Reserve strip means a strip of land controlling access to or egress from other property, including land dedicated to public use, or to or from any street or alley, or having the effect of restricting or damaging the adjoining property for subdivision purposes, or which will not be taxable or assessable for special improvements.

   (p)   Right of way means a strip of land taken or dedicated for use as a public way, measured across from property line to property line. In addition to the roadway, it normally incorporates the curbs, planting strips, sidewalk, lighting and drainage facilities, and may include special features required by the topography or treatment, such as grade separation, landscaped areas, viaducts and bridges.

   (q)   Road means a strip of land for the accommodation of traffic, which normally provides vehicular and pedestrian access to adjacent properties. Road means street.

   (r)   Roadway means the portion of the right of way included between the outside edges of the shoulders.

   (s)   Secondary road means a road which serves district traffic, connecting minor roads to the primary or major highway system and to district centers, preferably outside or bounding neighborhoods.

   (t)   Sidewalk means that portion of the road right of way, outside the roadway, which is paved for the use of pedestrian traffic. It does not include the planting strip, if any.

   (u)   Street. See Road.

   (v)   Subdivision means the division of a lot, tract or parcel of land into two or more lots, plats, sites or other divisions of land for the purpose, whether immediate or future, of transfer of ownership or building development, including all changes in road or lot lines. However, divisions of land for agricultural purposes in parcels of more than five acres, not involving any new road or easement of access, shall be exempted.

      (Ord. 1958-27. Passed 3-3-58.)

   The City Engineer shall be the Platting Commissioner of the City. Subject to the approval of the Planning and Zoning Commission, he or she shall provide regulations governing the platting of all kinds of lands so as to require all streets and alleys to be of proper width, to be coterminous with adjoining streets and alleys and otherwise to conform to the regulations prescribed by the Commission. Whenever Council deems it expedient to plat any portion of territory within the City limits, in which the necessary or convenient streets or alleys have not already been accepted by the City so as to become public streets, or when any person plats any land within the corporate limits, if such plats are in accordance with the rules and regulations approved by the Planning and Zoning Commission, the Platting Commissioner shall endorse his or her written approval thereon. No plat subdividing lands within the corporate limits shall be entitled to record in the County Recorder's office without such written approval so endorsed thereon. No condominium plats of areas within the City shall be filed with the County Tax Map Office or the County Recorder's Office without the approval of the Platting Commissioner.

(Ord. 1983-6. Passed 4-4-83.)

   Fees shall be charged according to the following schedule for examination and approval by the Platting Commissioner of any plat:

 

 

   The above prices are for plats where not to exceed five percent of the lots have curved or partially curved boundaries. Where more than five percent and less than twenty percent of the lots have curved or partially curved boundaries, fifteen percent additional will be added to the prices determined above. Where the lots have over twenty percent and less than fifty percent of the boundaries curved or partially curved, twenty-five percent additional will be added to the prices determined above. Where more than fifty percent of the lots have curved or partially curved boundaries, forty percent will be added to the prices determined above.

   Whenever a plat, after being checked, shall be withdrawn for the purpose of making extensive changes in the sizes, dimensions and locations of lots, necessitating considerable rechecking of the rearranged plat, forty percent additional shall be added to the original fees before the plat is finally accepted.

(Ord. 1961-48. Passed 10-17-61.)

   Whoever willfully violates any provision of these Subdivision Regulations, or fails to comply with any order issued pursuant thereto, shall be fined not less than ten dollars ($10.00) nor more than one thousand dollars ($1,000). Such sum may be recovered with costs in a civil action brought in the Court of Common Pleas of the county in which the land lies relative to which such violation occurred by the legal representative of the City, in the name of the City and for the use thereof.

   Before any subdivider or his or her agent contracts for the sale of or offers to sell any subdivision of land, or any part thereof, which is laid out wholly or partly within the corporate boundaries of the City, the subdivider or his or her agent shall file a preliminary plat of such subdivision with the Planning and Zoning Commission.

(Ord. 1961-48. Passed 10-17-61.)

   An application, in writing, for the tentative approval of the preliminary plat, together with six blueprints, shall be filed with the Planning and Zoning Commission at least two weeks before the meeting of the Commission at which the plat is to be acted upon. The preliminary plat shall be prepared in accordance with the regulations set forth herein and shall be submitted to the Commission prior to the completion of final surveys of streets and lots, before the start of any grading or construction work upon the proposed streets and before any map, as required in Section 1244.03, of the subdivision is made in form suitable for recording. The Commission shall determine whether the tentative map is in proper form and shall not receive and consider such a map as filed until it is submitted in accordance with the requirements hereof. Where the preliminary plat covers only a part of the subdivider's entire holding, a sketch of the prospective future system of the unsubmitted part shall be furnished and the street system of the submitted part will be considered in the light of adjustments and connections with the street system of the part not submitted.

(Ord. 1961-48. Passed 1-17-61.)

   A vicinity map, at a scale of not more than 400 feet to the inch, shall be shown on or shall accompany the preliminary plat. This map shall show all existing subdivisions and street and tract lines of acreage parcels, together with the names of the record owners of parcels of lands immediately adjoining the proposed subdivision and between it and the nearest existing thoroughfares. It shall also show how streets and alleys in the proposed subdivision may connect with existing and proposed streets and alleys in neighboring subdivisions or undeveloped property, to produce the most advantageous development of the entire neighboring area.

(Ord. 1961-48. Passed 10-17-61.)

   The horizontal scale of a preliminary plat shall be 400 feet or less to the inch.

(Ord. 1961-48. Passed 10-17-61.)

   The preliminary plat shall show:

   (a)   The proposed name of the subdivision;

   (b)   The northpoint, scale and date;

   (c)   The names and addresses of the subdivider and of the site planner, engineer or surveyor;

   (d)   The tract designation and other description according to the real estate records of the Finance Director, the County Auditor and the County Recorder;

   (e)   The boundary line (accurate in scale) of the tract to be subdivided;

   (f)   Contours with intervals of five feet or less, referred to sea level datum;

   (g)   The names of adjacent subdivisions or the names of record owners of adjoining parcels of unsubdivided land;

   (h)   The location, widths and names of all existing or platted streets or other public ways within or adjacent to the tract, existing permanent buildings, railroad rights of way and other important features, such as section lines, political subdivision lines or corporation lines;

   (I)   Existing sewers, water mains, culverts or other underground structures within the tract and immediately adjacent thereto with pipe sizes, grades and locations indicated;

   (j)   All parcels of land intended to be dedicated for public use or reserved in the deeds for the use of all property owners in the proposed subdivision, together with the purpose of conditions or limitations of such reservation, if any;

   (k)   The layout, names and widths of proposed streets, alleys and easements;

   (l)   The building line proposed for each street;

   (m)   The profile of each street with tentative grades;

   (n)   The cross section of proposed streets showing the width of roadways, the location and width of sidewalks and the location and size of utility mains;

   (o)   A plan and profile of proposed sanitary, storm water or combined sewers, with grades and pipe sizes indicated, and a plan of the proposed water distribution system showing pipe sizes and the location of valves and fire hydrants;

   (p)   The layout, numbers and approximate dimensions of proposed lots; and

   (q)   A statement that the lot areas and setback lines shown, as well as other proposed land uses, are in accordance with the provisions of the Zoning Code.

      (Ord. 1961-48. Passed 10-17-61.)

   The following qualifications govern approval of the preliminary plat:

   (a)   The approval of a preliminary plat by the Planning and Zoning Commission is strictly tentative, involving merely the general acceptability of the layout as submitted.

   (b)   The Commission may require such changes or revisions as are deemed necessary to the welfare and needs of the community.

   (c)   Approval of the engineering details of the proposed streets, sewer and water systems and other proposed public facilities by the appropriate City or County officials will be required prior to the approval of the final plat by the Commission.

   (d)   Tentative approval shall be effective for a maximum period of twelve months unless, upon application of the developer, the 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 Commission for approval.

      (Ord. 1961-48. Passed 10-17-61.)

   (a)   After approval of the preliminary plat by the Planning and Zoning Commission, and the fulfillment of the requirements contained in Chapters 1240 through 1246 and any other requirements specified by the Commission, then one tracing of the final plat of the subdivision, on tracing cloth at least twenty inches by thirty inches in size, shall be submitted to the Secretary of the Commission for approval.

   (b)   Action must be taken by the Commission within thirty days after submission of the plat.

   (c)   Upon approval of the plat by the Commission, the developer shall record the plat with the County Recorder within three months. If the plat is not recorded within this time, the approval of the Commission shall be void.

   (d)   If the subdivision is located in the City, a copy of the tracing of the final plat, after it is recorded, will be filed and retained in the office of the Director of Public Service and/or the City Engineer.
(Ord. 1961-48. Passed 10-17-61.)

   The final plat shall contain the following:

   (a)   The name of the subdivision;

   (b)   The location by township, section, town and range, or by other legal description;

   (c)   The names of owners and the registered surveyor;

   (d)   The scale of one inch equals 100 feet shown graphically;

   (e)   The date;

   (f)   The northpoint;

   (g)   The boundary of the plat, based on accurate traverse, with angular and linear dimensions;

   (h)   The exact location, width and names of all streets within and adjoining the plat, and the exact location and widths of all alleys and crosswalks;

   (i)   The true angles and distances to the nearest established street lines or official monuments, which shall be not less than three and which shall be accurately described on the plat;

   (j)   Municipal, township, county or section lines accurately tied to the lines of the subdivision by distances and angles;

   (k)   Radii, internal angles, points of curvature, tangent bearings and lengths of all arcs;

   (l)   All easements for rights of way provided for public services or utilities;

   (m)   Profiles of all streets, sewers, water lines and drainage facilities, showing grades and elevations in conformity with United States Government data;

   (n)   All lot numbers and lines, with accurate dimensions in feet and hundredths;

   (o)   The accurate location of all monuments, which shall be concrete, six inches by six inches by thirty inches, with iron pipe case in the center. One such monument shall be placed at each corner and at each change in direction of the boundary. One such monument shall also be placed at each street intersection and at the beginning and the end of curves, on one side of the street. In all cases, the minimum number of permanent markers required by Ohio R.C. 711.03 shall be placed.

   (p)   The accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use, with the purposes indicated thereon, and of any areas to be reserved by deed covenant for common uses of all property owners;

   (q)   Building setback lines accurately shown with dimensions;

   (r)   Protective covenants, which shall be recorded with the final plat;

   (s)   Certification by a registered surveyor to the effect that the plat represents a survey made by him or her, that the monuments shown thereon exist as located and that all dimensional and geodetic details are correct;

   (t)   Notarized certification, by the owner, of the adoption of the plat and the dedication of streets and other public areas;

   (u)   Proper form for the approval of the Planning and Zoning Commission with space for signatures;

   (v)   Approval by signature of appropriate City and County officials concerned with the specifications and inspection of utility installations and improvements; and

   (w)   Approval by signature of the City Engineer.

      (Ord. 1961-48. Passed 10-17-61.)

   All proposed subdivisions shall conform to the City, County or regional master plans, if any are adopted and where they are not in conflict with the Zoning Code. Whenever a tract to be subdivided embraces any part of a street, boulevard, express highway or parkway so designated on the City, County or regional plan, such part of the proposed public way shall be platted by the subdivider in the location and of the width indicated on the City, County or regional plan.

(Ord. 1961-48. Passed 10-17-61.)

   (a)   Street layout shall be designed for the most advantageous development of the entire neighboring area. All proposed streets shall be in alignment with existing planned or platted streets with which they are to connect.

   (b)   The layout shall be such as to keep interference with main traffic flows to a minimum.

   (c)   Whenever the proposed subdivision contains or is adjacent to a railroad right of way or a limited access highway, provision shall be made for a street approximately parallel to and on each side of such right of way at a distance suitable for the appropriate use of the land between such street and the railroad or limited access highway. Such distance shall be determined with due consideration of the minimum distance required for approaches to future or existing grade separations.

   (d)   Proposed streets shall be adjusted to the contour of the land so as to produce usable lots, streets of reasonable gradient and economy in cost of improvements.

   (e)   Certain proposed streets shall be extended to the boundary line of the tract to be subdivided sufficiently to provide for normal circulation of traffic within the neighboring area. No reserved strips blocking extension of improvements of adjacent property will be permitted.

   (f)   Wherever there exists a dedicated or platted half street or alley adjacent to the tract to be subdivided and approved by the Planning and Zoning Commission, the other half shall be platted with sufficient additional land to make a minimum fifty-foot street.

   (g)   Alleys may be required in all Business and Industrial Districts. Except where justified by extreme conditions, alleys will not be approved in Residential Districts.

   (h)   Residential streets shall be so laid out as to discourage their use as primary streets and to provide adequate protection from nearby traffic hazards.

(Ord. 1961-48. Passed 10-17-61.)

   (a)   Blocks may average 1,000 feet, but in no case exceed 1,500 feet, in length.

   (b)   Irregularly shaped blocks, indented by cul-de-sacs or loop streets and containing interior parks or playgrounds, may be accepted when they are properly designed and located and covered by agreements on the maintenance of interior public spaces.

   (c)   Blocks shall be as large as is practicable for the most efficient use of land, economy in construction and maintenance of streets and utilities and reduction of intersectional traffic hazards.

   (d)   In areas zoned for commercial or industrial uses, blocks shall be designed specifically for the kind of nonresidential occupancy intended, with adequate space set aside for off-street parking and delivery facilities.

(Ord. 1961-48. Passed 10-17-61.)

   (a)   Primary streets shall be not less than 100 feet in width with a minimum roadway of fifty feet.

   (b)   Secondary streets shall be not less than eighty feet in width with a minimum roadway of thirty-six feet.

   (c)   The width of all other streets, other than primary or secondary streets, shall be determined by the Planning and Zoning Commission, having due regard for widths of connecting streets and traffic flow.

   (d)   A cul-de-sac shall be fifty feet in width. The terminal shall be a circular area with a minimum diameter of 100 feet and a minimum roadway of twenty-six feet.

   (e)   Alleys shall be twenty feet in width. Alleys are not permitted in residential areas, except under special conditions.

(Ord. 1961-48. Passed 10-17-61.)

   Sidewalks at least four feet wide shall be provided on both sides of each street. Normally, sidewalks shall be not more than six inches from the property line. Crosswalks or pedestrian ways shall be not less than four feet wide.

(Ord. 1961-48. Passed 10-17-61.)

   (a)   At street and alley intersections, property line corners shall be rounded by an arc, the minimum radius of which shall be ten feet. In Business Districts, a chord may be substituted for such an arc.

   (b)   Street curb intersections shall be rounded by radii of at least twenty feet.

   (c)   The foregoing minimum radii shall be increased when the smallest angle of intersection is less than sixty degrees.

(Ord. 1961-48. Passed 10-17-61.)

   The size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of development contemplated, and shall conform to the Zoning Code and to the following specifications. In the event of a conflict, whichever provision has the higher standard shall prevail.

   (a)   Lots for residential use shall be at least sixty feet wide at the building line, 120 feet in depth and 7,200 square feet in area, except as provided in subsection (g) hereof.

   (b)   Every lot shall abut on a street, or on an officially approved cul-de-sac.

   (c)   Double frontage lots shall be avoided if possible.

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

   (e)   Where the tract is subdivided into larger parcels than normal building lots, such parcels shall be arranged so as to allow for the logical resubdivision of such parcels and for the planned openings of future streets and extensions of existing streets.

   (f)   Corner lots shall have extra width sufficient for maintenance of building lines on both streets.

   (g)   Lots for residential use which, at the time of passage of this section, have two or more homes located on the lot, may be subdivided pursuant to the following guidelines:

      (1)   Such lots shall currently have two or more existing houses located on one lot as of the day of passage of this section.

      (2)   The split should be accomplished in such manner as to comply as much as practicable with current subdivision, building and zoning regulations. Consideration should be given to existing improvements, possible future improvements, underground utilities and minimum setback requirements, when planning how the lot is to be split.

      (3)   Should the houses be serviced by common water and/or sewer lines, additional services shall be installed prior to the approval of the split, to enable each house to have a separate water and sewer lateral.

      (4)   Should there be fewer than one driveway to each house, the owner shall either:

         A.   If possible, install additional driveways to enable each house to have a separate driveway; or

         B.   Have the drive(s) listed in the common drives ledger at the Portage County Recorder's Office.

      (5)   Should underground utilities on one of the proposed lots to be created encroach upon the other lot or lots, the necessary easements shall be recorded as a part of the lot split.

      (6)   The Chief Building Official shall be prohibited from issuing any further building permits to erect or remodel any structure such that there shall be created more than one single-family home on any one lot.

      (7)   All such splits shall be approved by the City Engineer prior to their recording.
(Ord. 1981-67. Passed 11-2-81.)

   Building lines shall be established in conformity with the Zoning Code. They shall be designed with due regard for the size and shape of the lots, the width of the street and the topography and the character of the subdivision. They may be varied along a single block front or street for greater attractiveness, if the consent of the Planning and Zoning Commission is given.
(Ord. 1961-48. Passed 10-17-61.)

   Due consideration shall 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 covenants in the deeds. In the interest of the public welfare, at least five percent of the area of every subdivision, exclusive of streets, should be set aside for recreational purposes. Where the tract contains less than forty acres, such reservation for open space shall be combined, wherever possible, with similar reservations in adjoining tracts.

(Ord. 1961-48. Passed 10-17-61.)

   The proposed name of the subdivision and proposed street names shall not duplicate or too closely approximate phonetically the name of any other subdivision or street within a three-mile radius of the corporate boundaries of the City.

(Ord. 1961-48. Passed 10-17-61.)

   The minimum requirements for improvements for any new streets in new subdivisions before acceptance by Council are as follows:

   (a)   The street shall be brought to a finished grade as established by profile.

   (b)   The minimum right-of-way width shall be fifty feet.

   (c)   The minimum pavement width shall be twenty-six feet, measured back to back of curbs.

   (d)   There shall be concrete sidewalks four feet in width with four inches minimum thickness, except in driveways, which shall have a thickness of six inches.

   (e)   There shall be constructed and installed a curb and gutters of concrete or the equivalent thereof, if approved by the City Engineer.

   (f)   There shall be constructed a minimum of six inches of base course consisting of waterbound macadam or compacted slacker stone or the equivalent thereof, if approved by the City Engineer.

   (g)   There shall be constructed a wearing course of not less than two inches asphaltic concrete or the equivalent thereof, if approved by the City Engineer.

   (h)   To avoid duplication and confusion, the proposed names of all streets shall be approved by the Planning Commission prior to such names being assigned or used. The developer shall compensate the City for installing street signs showing the names of all streets at all street intersections. The signs shall conform to the specifications of the City and be mounted at a minimum height of seven (7) feet from the top of the curb or the crown of the pavement to the bottom of the sign. The signs shall be located as directed by the City Engineer.

   (i)   All regulatory, warning and guide signs as dictated by the Ohio Manual of Uniform Traffic Control Devices, all traffic signals and interconnecting wire, all striping and other pavement markings, and any other traffic control measures which are necessitated by the development of the subdivision shall be furnished and installed by the City, and paid for by the subdivider.

   (j)   The subdivider shall install street lights in accordance with the standards and specifications of the City. Poles and lights shall be designed and placed so that all streets and sidewalks shall have an average maintained horizontal illumination of 0.4 footcandles and a uniformity ratio not exceeding 6 to 1.

      (Ord. 2007-133. Passed 11-5-07.)

   Storm drains, sanitary sewers and water lines of a type and size required by the Director of Public Service, shall be constructed and installed. Laterals to the property line for each utility shall be provided for every lot. Where the Director, in order to provide for anticipated future development and use, requires a size or quality of sewer or water line in excess of that required for adequate service to the area included in the proposed subdivision, the City shall contribute an equitable portion of the cost of such coverage.

(Ord. 2007-133. Passed 11-5-07.)

   No subdivision shall be approved until one of the following three options has taken place:

   (a)   The improvements required in Sections 1246.11 and 1246.12 have been constructed;

   (b)   A bond, executed by a surety company, has been deposited with the Finance Director guaranteeing the faithful performance of the construction of such streets in any new subdivision; or

   (c)   An escrow account has been established at a local bank guaranteeing the faithful performance of the construction of such streets in any new subdivision.

   Should either option (b) or option (c) be used, the bond or the escrow account will be in an amount equal to the cost of the construction of the improvements based on an estimate approved by the City Engineer, shall be for a period of not more than three years and shall guarantee the construction of the improvements within that period of time. The terms and conditions of the bond or escrow account shall be approved by the Law Director to insure that such document constitutes a binding guarantee of the construction of such improvements.

   A fee equal to a minimum of two percent of the estimated cost of the improvements shall be paid to the City for the inspection of such construction. If, during the course of construction, it becomes necessary, in the opinion of the City Engineer, to require additional inspection fees, then such additional funds shall be deposited with the City to insure the completion of the construction inspection.

(Ord. 1982-120. Passed 12-6-82.)

   (a)   Jurisdiction. The rules and regulations contained in this chapter shall apply only to those lands lying within three miles of the corporate limits.

   Subdivision of territory lying within the three-mile limits of the City must be approved by the Planning and Zoning Commission.

   In those townships having zoning, a plat must be approved by the respective township zoning commission.

   (b)   Minimum Requirements. The development of the land shall be such as to meet the minimum general requirements of this chapter, including the construction of, or the securing of the construction of, certain improvements before the final plat will receive the endorsement of the Planning and Zoning Commission.

   (c)   Preliminary Plat. A preliminary plat, drawn in accordance with the regulations herein prescribed, shall be submitted in duplicate to the Planning and Zoning Commission. No preliminary plat shall be entitled to consideration or approval at any meeting of the Planning and Zoning Commission unless it is filed with the Secretary of the Planning and Zoning Commission not less than fourteen days prior to such meeting.

   (d)   Final Plat. After approval of the preliminary plat, the final or record plat shall be submitted, and such final plat will not be considered until the preliminary plat has been approved. The final plat shall conform to the regulations herein described.

   (e)   Endorsements. All forms, such as endorsements, dedications and certificates required to be entered on the plans, shall be in accordance with the regulations prescribed in this chapter.

   (f)   Road Construction. The subdivider has the option of constructing new roads in accordance with the standards prescribed in this chapter before the acceptance of the final plat, or he or she may post a performance bond guaranteeing the construction of the roads within two years of the acceptance of the final plat by the Planning and Zoning Commission.

   The amount of the bond will be determined by the City Engineer who will base his or her estimate on the plans and profiles submitted by the surveyor or engineer. In no case shall the bond be less than five dollars ($5.00) for each linear foot of road to be constructed.
(Ord. 1958-27. Passed 3-3-58.)

   (a)   Filing Required. Before any subdivider or his or her agent contracts for the sale of, or offers to sell, any subdivision of land or any part thereof which is under the jurisdiction of the Planning and Zoning Commission, the subdivider or his or her agent shall file a preliminary plat of the subdivision with the Commission.

   (b)   Procedure. An application, in writing, for the tentative approval of the preliminary plat, together with four blueprints, shall be filed with the Commission at least two weeks before the meeting of the Commission at which the plat is to be acted upon. The preliminary plat shall be prepared in accordance with the regulations set forth below, and shall be submitted to the Commission prior to the completion of final surveys of roads and lots and before the start of any grading or construction work upon the proposed roads or streets and before any map of the subdivision is made in a form suitable for recording. The Commission shall determine whether a tentative map is in proper form and shall not receive and consider such a map as filed until it is submitted in accordance with the requirements hereof. Where the preliminary plat covers only a part of the subdivider's entire holding, a sketch of the prospective future system of the unsubmitted part shall be furnished, and the road system of the submitted part will be considered in the light of adjustments and connections with the road system of the part not submitted.

   (c)   Vicinity Map. A vicinity map at a scale of not more than 400 feet to the inch shall be shown on, or shall accompany, the preliminary plat. This map shall show all existing subdivisions and road and tract lines of acreage parcels, together with the names of the record owners of parcels of land immediately adjoining the proposed subdivision and between it and the nearest existing thoroughfares. It shall also show how roads in the proposed subdivision may connect with existing and proposed roads in neighboring subdivisions or undeveloped property, to produce the most advantageous development of the entire neighboring area.

   (d)   Scale. The horizontal scale of a preliminary plat shall be 100 feet or less to the inch.

   (e)   Requirements of Plat. The preliminary plat shall show or include:

      (1)   The proposed name of the subdivision;

      (2)   The northpoint, scale and date;

      (3)   The names and addresses of the subdivider and of the site planner, engineer or surveyor;

      (4)   The tract, designation and other description according to the real estate records of the County Tax Map Office;

      (5)   The boundary line (accurate in scale) of the tract to be subdivided;

      (6)   If the tract to be subdivided contains twenty or more acres, a contour map of the area embraced. Contour intervals are not to exceed five feet, according to the datum plane set forth in Section 204.01 of the Administration Code. The scale of the drawing shall not exceed one inch equals 100 feet.

      (7)   The locations, widths and names of all existing or platted roads or other public ways within or adjacent to the tract, existing permanent buildings, railroad rights of way and other important features, such as lot lines, political subdivisions or corporation lines;

      (8)   The names of adjacent subdivisions or the names of record owners of adjoining parcels of unsubdivided land;

      (9)   Existing sewers, water mains, culverts or other underground structures within the tract and immediately adjacent thereto with pipe sizes, grades and locations indicated;

      (10)   All parcels of land intended to be dedicated for public use or reserved in the deeds for the use of all property owners in the proposed subdivision, together with the purpose of conditions or limitations of such reservation, if any;

      (11)   The layout, names and widths of proposed roads and easements;

      (12)   The building line proposed for each road;

      (13)   The profile of each road with its tentative grade. Sea level datum shall be used.

      (14)   The cross section of proposed roads showing the width of roadways, ditches, locations and widths of sidewalks and the location and size of utility mains;

      (15)   A plan and profile of proposed storm water sewers, with grades and pipe sizes indicated, and culverts and bridges;

      (16)   The layout, numbers and approximate dimensions of proposed lots;

      (17)   A statement that the lot areas and setback lines shown, as well as other proposed land uses, are in accordance with the regulations of existing township zoning boards.

   (f)   Approval. The following qualifications govern approval of the preliminary plat:

      (1)   The approval of a preliminary plat by the Planning and Zoning Commission is strictly tentative, involving merely the general acceptability of the layout as submitted.

      (2)   The Commission may require such changes or revisions as are deemed necessary to the welfare and needs of the community.

      (3)   Approval of the engineering details of the proposed roads and sewer and water systems and other proposed public facilities by the City Engineer and the Director of Public Service will be required prior to the approval of the final plat by the Commission.

      (4)   Tentative approval shall be effective for a maximum period of twelve months unless, upon application of the developer, the 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 Commission for approval.

         (Ord. 1958-27. Passed 3-3-58.)

   (a)   Procedure.

      (1)   After approval of the preliminary plat by the Planning and Zoning Commission and the fulfillment of the requirements of these regulations and any other requirements specified by the Commission, the final plat may then be submitted to the Commission for approval. The final subdivision plat shall be clearly and legibly drawn in India ink on tracing cloth of good quality. The size of the sheets of the tracing cloth shall not exceed twenty-four inches by thirty inches. Marginal lines shall be drawn around the entire sheet, leaving a margin of one inch from the edge of the sheet. If more than one sheet is needed, each sheet shall be numbered, the relation of one sheet to another shall be clearly shown and the number of sheets used shall be set forth in the title of the plat.

      (2)   Action must be taken by the Commission within thirty days after submission of the plat.

      (3)   Upon approval by the Commission, the developer shall record the plat with the County Recorder within three months. If the plat is not recorded within this time, the approval of the Commission shall be void.

   (b)   Requirements of Plat. The final plat shall contain the following:

      (1)   The title with the name of the subdivision, the lot number, the township, a scale of one inch equals 100 feet or less and the date;

      (2)   The northpoint;

      (3)   The boundary of the plat, based on an accurate traverse, with angular and linear dimensions. The survey must close.

      (4)   A table showing the total acreage contained in the subdivision, the acreage in lots and the acreage in roads. If the subdivision is in two lots, then the above-mentioned acreage shall be shown for each lot.

      (5)   The exact locations, width and names of all roads within and adjoining the plat, and the exact location and widths of all alleys and crosswalks;

      (6)   True angles and distances to the nearest established road lines or official monuments, which shall be accurately described on the plat;

      (7)   Municipal, township, county or lot lines accurately tied to the lines of the subdivisions by distances and angles;

      (8)   Radii, internal angles, points of curvature, tangent bearings and lengths of all arcs;

      (9)   All easements for rights of way provided for public services or utilities;

      (10)   All lot numbers and lines with accurate dimensions in feet and hundredths;

      (11)   Iron pipe not less than three-fourths of an inch in diameter and not less than thirty inches long, which shall be set at all lot corners, at the centerline intersection of all roads, at the point of curvature and the point of tangent of all curves on the centerline of the road, on all lot lines and at all angle points;

      (12)   Any or all easements or rights of way when provided or owned by public utilities and any areas to be dedicated or reserved for public use, or any area to be reserved by deed covenant for the common use of all property owners;

      (13)   The building setback lines accurately shown with dimensions;

      (14)   Certification by a registered surveyor to the effect that the plat represents a survey made by him or her, that the monuments shown thereon exist as located and that all dimensional and geodetic details are correct;

      (15)   Notarized certification by the owner or owners of the adoption of the plat and the dedication of streets and other public areas;

      (16)   The approval of the plat by the City Engineer and the Director of Public Service;

      (17)   Approval of roads by the County Engineer;

      (18)   Approval by the secretary of the township zoning commission in those townships having zoning;

      (19)   Approval by the Secretary of the Planning and Zoning Commission;

      (20)   Proper notations for transfer and recording by the County Auditor and the County Recorder;

      (21)   If new roads are to be constructed in the allotment, a plan and profile of each road, drawn on Standard Federal Aid Sheets (FAS), to accompany the final plat. The scale to be used is as follows: horizontal -one inch equals fifty feet; vertical - one inch equals five feet. Linen FAS sheets and India ink shall be used. Sea level (USGA) datum shall be used.

         (Ord. 1958-27. Passed 3-3-58.)

   (a)   Roads.

      (1)   The road layout shall be designed for the most advantageous development of the entire neighboring area. All proposed roads shall be in alignment with existing planned or platted roads with which they are to connect.

      (2)   The layout shall be such as to keep interference with main traffic flow to a minimum.

      (3)   Whenever the proposed subdivision contains or is adjacent to a railroad right of way or a limited access highway, provision shall be made for a road approximately parallel to and on each side of such right of way at a distance suitable for the appropriate use of the land between such road and railroad or limited access highway. Such distance shall be determined with due consideration of the minimum distance required for approaches to future or existing grade separations.

      (4)   Proposed roads shall be adjusted to the contour of the land so as to produce usable lots, streets of reasonable gradient and economy in the cost of improvements.

      (5)   Certain proposed roads shall be extended to the boundary line of the tract to be subdivided sufficiently to provide for normal circulation of traffic within the neighboring area. No reserved strips blocking extension of improvements of adjacent property will be permitted.

      (6)   Wherever there exists a dedicated or platted half-road adjacent to the tract to be subdivided and approved by the County Commissioners or the Planning and Zoning Commission, the other half shall be platted.

      (7)   Alleys may be required in all Business and Industrial Districts. Except where they are justified by extreme conditions, alleys will not be approved in Residential Districts.

      (8)   Residential roads shall be so laid out as to discourage their use as primary roads and to provide adequate protection from nearby traffic hazards.

   (b)   Blocks.

      (1)   Blocks may average 1,200 feet in length, but in no case exceed 1,500 feet. Cul-de-sacs or dead-end roads shall not exceed 600 feet in length.

      (2)   Block width shall normally be sufficient to provide for two rows of lots with utility lines in rear lot easements, where these are required.

      (3)   Irregularly shaped blocks, indented by cul-de-sacs or loop roads and containing interior parks or playgrounds, may be accepted when they are properly designed and located and covered by agreements on the maintenance of interior public spaces.

      (4)   Blocks shall be as large as is practicable for the most efficient use of the land, economy in construction and maintenance of the streets and utilities, and reduction of intersectional traffic hazards.

      (5)   In areas zoned for commercial or industrial uses, blocks shall be designed specifically for the kind of nonresidential occupancy intended, with adequate space set aside for off-street parking and delivery facilities.

   (c)   Crosswalks. A crosswalk not less than thirty feet in width shall be provided near the center and entirely across any block that is more than 1,200 feet long.

   (d)   Minimum Road and Alley Widths.

      (1)   Primary roads shall contain not less than 100 feet of right of way with a minimum roadway of fifty feet.

      (2)   Secondary roads shall contain not less than eighty feet of right of way with a minimum roadway of thirty-six feet.

      (3)   Minor roads shall contain fifty to sixty feet of right of way with a minimum roadway of thirty feet.

      (4)   Cul-de-sacs shall contain fifty feet of right of way with a minimum roadway of thirty feet. The terminal shall be a circular area with a minimum diameter of 100 feet. The turning circle shall be in the nature of an easement over the premises included in the turning circle, but beyond the boundaries of the road proper, and shall cease to exist and shall be extinguished when the dead-end road is legally extended by dedication or otherwise.

      (5)   Alleys shall contain thirty feet of right of way.

   (e)   Intersections.

      (1)   At road and alley intersections, property line corners shall be rounded by an arc, the radius of which shall be twenty feet. In Business Districts a chord may be substituted for such an arc.

      (2)   Street curb intersections shall be rounded by radii of at least thirty feet.

      (3)   The foregoing minimum radii shall be increased when the smallest angle of intersection is less than sixty degrees.

   (f)   Lots. The size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of development contemplated, and shall conform to any existing township zoning regulations and to the regulations of the County Board of Health.

      (1)   Where public sewer and water are available, lots for residential use shall be at least sixty feet wide at the building line and 150 feet in depth and shall contain 9,000 square feet in area.

      (2)   Where public sewer and water are not available, lots for residential use shall be at least 100 feet wide at the building line and 200 feet in depth and shall contain 20,000 square feet in area. The area may be reduced if the County Board of Health states in writing that soil and topographical conditions of the site are such that a private water supply and sewage disposal can be safely provided within the lot area.

      (3)   Every lot shall abut on a road, or on an officially approved cul-de-sac.

      (4)   Side lot lines shall be approximately at right angles to the centerline of the road. On curved roads the side lot lines shall be radial lines if practicable.

      (5)   Where the tract is subdivided into larger parcels than normal building lots, such parcels shall be arranged so as to allow for the logical resubdivision of such parcels and for the planned opening of future streets and extensions of existing streets.

      (6)   Corner lots shall have extra width sufficient for maintenance of building lines on both streets.

   (g)   Building Lines. Building lines shall be established in conformity with existing zoning regulations. They shall be designed with due regard for the size and shape of the lots, the width of the road, the topography and the character of the subdivision. They may be varied along a single block front or road for greater attractiveness, if the consent of the Planning and Zoning Commission is given.

   (h)   Open Spaces. Due consideration shall be given to the allocation of suitable areas for parks and playgrounds to be dedicated for public use or reserved for the common use of all property owners within the proposed subdivision by covenants in the deeds. In the interest of the public welfare, at least five percent of the area of every subdivision, exclusive of roads, should be set aside for recreational purposes. Where the tract contains less than forty acres, such reservation for open space shall be combined, wherever possible, with similar reservations in adjoining tracts.

   (i)   Names. The proposed name of the subdivision and proposed road names shall not duplicate or too closely resemble the name of any other subdivision or road in Portage County or in the cities and villages thereof.

   (j)   Construction of Improvements. The typical section, which is attached to original Ordinance 1958-27, for allotment roads, is hereby made a part of the specifications governing the construction of roads in an allotment falling within the jurisdiction of the Planning and Zoning Commission.

   The specifications of the State of Ohio, Department of Transportation, for construction and materials, in effect at the time of approval of the profile for the road, shall govern the building of the road.

      (1)   Grading. The road shall be graded the entire width of the right of way in accordance with the typical section attached to original Ordinance 1958-27.

      (2)   Pavement. Pavement shall consist of a base course of not less than eight inches of thickness and a wearing surface known as a double bituminous surface treatment. (See the typical section attached to original Ordinance 1958-27.)

      (3)   Width. The minimum width of the surface course shall be twenty-two feet.

      (4)   Base course. The minimum thickness of the base course is eight inches. (See the typical section attached to original Ordinance 1958-27 for approved materials.)

      (5)   Surface course. (See the typical section attached to original Ordinance 1958-27.)

      (6)   Storm drainage. Storm water drainage consisting of open ditches, culverts and bridges, if necessary, shall be provided.

      (7)   Grades. Grades shall be held to a minimum. In no case will a grade of more than eight percent be approved. All changes of grade shall be connected by vertical curves of appropriate lengths.

      (8)   Road numbers, names and signs. Road name signs shall be erected by the subdivider at all road intersections. These signs shall be constructed in accordance with the standards and designs of the County Engineer. Road numbers and names will be assigned by the County Engineer.

         (Ord. 1958-27. Passed 3-3-58.)