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Rossford City Zoning Code

TITLE FIVE

Planning and Platting

1151.01 TITLE.

   Title Five of Part Eleven of the Municipal Ordinance of Rossford, and any amendments hereinafter enacted as a part of said Ordinance may be cited as the "Subdivision Regulations.”
(Ord. 2008-06. Passed 4-14-08.)

1151.02 JURISDICTION.

   No person, being the agent or having control of land within the City shall record a plat of the subdivision of such land unless the subdivision is made and a plat is prepared and approved in accordance with the standards, procedures, and specifications of these Subdivision Regulations.
(Ord. 2008-06. Passed 4-14-08.)

1151.03 VALIDITY.

   Each Section and part thereof of these Subdivision Regulations is hereby declared to be a separate and distinct enactment, and should any Section or part thereof be found or declared to be ineffective or invalid for any reason, whatsoever, the other Sections and parts thereof shall not thereby be impaired.
(Ord. 2008-06. Passed 4-14-08.)

1151.04 SUBDIVISION STANDARDS AND PRINCIPLES OF ACCEPTABILITY.

   (a)    All subdivisions submitted for review and approval or required by law or by ordinance or regulations of the City to be approved by the Planning Commission, shall meet the standards of these Subdivision Regulations.
   (b)    All development shall conform in effect to the Official Plan as adopted.
   (c)    The proposed subdivision and its ultimate use shall be in the best interests of the public welfare and the neighborhood development of the area.
   (d)    The tract to be subdivided should not encroach upon any area or areas designated in the Official Plan for future public facilities. Such area or areas shall be incorporated in the drawing and reserved for a period of one (1) year after approval thereof, or for a longer period as may be mutually agreed, to allow the Municipality, or other appropriate agencies time to acquire such land.
   (e)    Variances, special exceptions, and/or modifications of these Subdivision Regulations may be made by the Planning Commission in specific cases where it is deemed that unusual topographical or other exceptional conditions require such modification or adjustment of these subdivision requirements, provided that such plats are self-contained and do not encroach unfavorably on or interfere with the normal development of abutting properties. See Section 1151.05 (Variance) for further elaboration.
(Ord. 2008-06. Passed 4-14-04.)

1151.05 VARIANCE.

   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 Subdivision Regulations would result in substantial hardship or injustice, such requirements may be varied or modified by the Planning Commission so that the subdivider may subdivide his or her property in a reasonable manner, provided that the public welfare and interest of the City and surrounding areas are thoroughly protected and the general intent and spirit of these Regulations are enforced. (Ord. 2008-06. Passed 4-14-08.)

1151.06 AMENDMENT PROCEDURE.

   These Subdivision Regulations may be changed or amended from time to time by Council provided, however, that such changes or amendments prior to adoption are submitted to the Planning Commission for study and recommendations and public hearings are held thereon by the Planning Commission and Council, public notice of which shall be given in a newspaper of general circulation in the City at least ten (10) calendar days prior to such hearing.
(Ord. 2008-06. Passed 4-14-08.)

1151.99 PENALTY.

   (a)    Any subdivider, owner, agent, surveyor, engineer, or other person, firm, or corporation who willfully violates or assists in violating any part of this Chapter or fails to comply with an order issued pursuant thereto shall be fined not more than one thousand (1,000) dollars for each violation. Such sum may be recovered with costs in a civil action in the Court of Common Pleas of Wood County, Ohio, brought by the legal representative of the City in the name of the City and for the use thereof.
   (b)    In addition to any other remedies available, the City may institute and maintain actions to enforce the requirements or abate violations of this Chapter in regard to any subdivision described in Section 1151.02 (Jurisdiction), and therein seek, obtain, and enforce any remedies legal or equitable to which it may be entitled.
(Ord. 2008-06. Passed 4-14-08.)

1152.01 CONFERENCE REQUIRED.

   Each subdivider of land, or his or her surveyor, or registered professional engineer, shall confer with the Director of Public Service before preparing a preliminary subdivision plat in order to become thoroughly familiar with the subdivision requirements and those of the Official Plan affecting the territory in which the proposed subdivision lies. A sketch drawing may be submitted, in duplicate, to the Planning Commission staff for their review and recommendations. The drawing shall contain enough information so that an accurate analysis can be made. The staff shall advise and aid the developer or owner in obtaining the best possible layout for all concerned. After a proper solution has been worked out, the developer or owner may proceed with his or her preliminary drawing.
(Ord. 2008-06. Passed 4-14-08.)

1152.02 PRELIMINARY PLAT PROCEDURE: FEE.

   (a)    A preliminary plat drawing (hereinafter "drawing") shall be submitted for all subdivisions located within the jurisdiction described in Section 1151.02 (Jurisdiction) which are intended, or required, to be recorded by means of a plat. The drawing shall be prepared by a professional engineer, architect, or landscape architect, registered in the State of Ohio, and shall be based on a boundary survey prepared by a registered surveyor. All items listed in Section 1152.03(a) (Identification and Description) shall be included with the submission of a preliminary plat.
   (b)    If the subdivision lot areas or uses do not conform with the existing zoning classification, a petition to rezone such area must be submitted by the property owner and acted upon by the Planning Commission and Council prior to consideration of a drawing.
   (c)    Seven (7) copies of the drawing shall be submitted to the Planning Commission for processing. A copy shall also be submitted to the Wood County Engineer for all subdivisions within the jurisdiction described in Section 1151.02 (Jurisdiction), but beyond the corporation limits of the City.
   (d)    The subdivider shall include a filing fee with the drawing to cover the expense of the Planning Commission in reviewing plats. The amount of such fee shall be established in accordance with Section 1102.07 (Schedule of Fees).
   (e)    The drawing shall be analyzed by the staff of the Planning Commission for conformance with these Regulations. If the drawing does not conform with these Regulations, the developer and surveyor or engineer shall be notified so that the drawing may be revised.
   (f)   If the drawing is acceptable, it shall be sent to the appropriate public agencies for their review and recommendations.
   (g)    When the recommendations of the public agencies are received, they are reviewed, and if the drawing is not acceptable to any public agency, the developer and surveyor or engineer are notified so that the drawing may be revised. If the drawing is acceptable and/or subject to certain modifications, the drawing shall be presented to the Planning Commission for consideration.
   
   (h)    The Planning Commission shall approve or disapprove the drawing at a public hearing within sixty (60) calendar days of its submission, or within such further time as the applying party would agree to.
   (i)    The Planning Commission may introduce such changes or revisions to the drawing as are deemed necessary to the interests and needs of the community, provided such changes are not in violation of the within Regulations. The surveyor or engineer shall then furnish the City with seven (7) copies of the revised drawing containing such agreements.
   (j)    The subdivider and surveyor or engineer shall be notified, in writing, of the Planning Commission action, and the notification of their action will also be given to the appropriate public agencies.
   (k)    After approval of the drawing by the Planning Commission, a final plat may be filed with the Planning Commission for approval, as provided for under Section 1152.04 (Final Plat Requirements), herein.
   (l)    Approval by the Planning Commission of the drawing is valid for two (2) years and allows the developer to proceed with the preparation of the plans for the improvements required by the various public agencies. It also allows the developer to proceed with construction of the improvements as soon as the required plans are reviewed and approved by the appropriate public agencies. Resubmittal of complete drawings with full review by appropriate agencies and the Planning Commission is required to extend an approval at the end of two (2) years.
(Ord. 2008-06. Passed 4-14-08.)

1152.03 PRELIMINARY PLAT CONTENTS.

   The preliminary plat drawing shall contain the following information:
   (a)    Identification and Description.
      (1)    The title "Preliminary Drawing.”
      (2)    Proposed name of the subdivision.
      (3)    Location by township, section, town, and range, or by other legal description.
      (4)    Names and addresses of developer and the surveyor who made the plat.
      (5)    Scale of plat shall be one inch equals one hundred feet (1" = 100'), shown graphically.
      (6)    Date and compass rose.
      (7)    Approximate acreage and key section.
   (b)   Delineation of Existing Conditions.
      (1)    Boundary line of proposed subdivision indicated by solid heavy line and the total approximate acreage encompassed thereby.
      (2)    Location, widths, and names of all existing or prior platted streets or other public ways, railroad, and utility rights-of-way or easements, 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, open drainage ditches, culverts, or other underground facilities within the tract, indicating pipe size, grades, and location, as obtained from public records for the area under consideration.
      (4)    Existing zoning of the proposed subdivision and adjacent tracts in zoned areas.
      (5)    Names and adjacent boundaries of all adjoining subdivisions and the names of the recorded owners of adjoining parcels of unsubdivided land in excess of one (1) acre.
      (6)    Contours at two (2) foot intervals, as obtained from USGS maps.
   (c)   Delineation of Proposed Conditions.
      (1)    Layout of proposed streets, their names and widths, and also the widths of alleys, crosswalk ways, and easements.
      (2)    Layout, numbers, and dimensions of proposed lots and any proposed parcels.
      (3)    Proposed 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)    Proposed building setback lines showing dimensions.
      (5)    Sketch plans or written statements regarding the grades and typical cross sections of proposed streets, the facilities for storm water drainage, and any other proposed improvements within the subdivision, including water lines, sidewalks, and etc.
      (6)    Diagram of proposed drainage development, including streets and lots, with indication of their outlet into existing facilities, and proposed elevations of drains at critical points.
      (7)    In critical areas, high water levels are to be indicated and areas subject to flooding shown.
      (8)    Screen planting plan, if any.
      (9)    Proposed building setback lines, showing dimensions.
   (d)    Key Map: A key map, to consist of a print of the appropriate tax map or its equivalent, at a scale of not less than one inch equals four hundred feet (1" = 400'). With the boundaries of the proposed subdivision indicated thereon and covering the area within a half (½) mile radius thereof.
      (Ord. 2008-06. Passed 4-14-08.)

1152.04 FINAL PLAT REQUIREMENTS.

   (a)    After an approval of a preliminary plat drawing, a final plat ("Plat" herein) of the subdivision may be submitted for approval by the Planning Commission as provided for in Section 1152.02 (Preliminary Plat Procedure: Fee), herein. A plat shall be considered submitted for approval by filing same in the office of the Planning Commission and written acknowledgment of such filing shall be furnished to the filing party.
   (b)    The Plat must substantially conform to an approved preliminary drawing previously submitted or must provide adequate data to permit proper review of any proposal which has not been approved in a preliminary drawing.
   (c)    All improvements such as streets, utilities, sidewalks, trees, monuments, and other facilities required by the Planning Commission under the standards of this Chapter shall be completed to the satisfaction of the Director of Public Service (hereinafter “Director"), unless the subdivider has filed a bond with surety or sureties to be approved by the Director in a form approved by the Solicitor, and in an amount which, as estimated by the Director, is sufficient to pay the cost of constructing such improvements and payment of any expenses required by the ordinances of the City. Such bond 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, and that all such required expenses shall be paid. The bond shall be filed with the Director.
   (d)    The Director, provided the plat is in accordance with the within Regulations, shall endorse his or her written approval on said plat within thirty (30) calendar days after official filing of the plat, or forthwith advise the Planning Commission of the rules not complied with by the plat.
   (e)    The Planning Commission, by the plat, shall approve or disapprove the plat within sixty (60) calendar days after official filing of the plat; otherwise, it is deemed approved by the Commission.
   (f)    City Council, by ordinance duly passed, shall approve or disapprove the plat within thirty (30) calendar days of submission to it by the Planning Commission after the Planning Commission has approved the plat.
   (g)    Upon approval by the Planning Commission, Director, City Council, and necessary County agencies, the plat may be recorded with the County Recorder of Wood County, Ohio, within six (6) months. If not recorded within this time, all such approvals shall be deemed null and void.
   (h)    Before any building permits can be issued for lots in the plat, the plat must be recorded in the office of the County Recorder of Wood County, Ohio.
   (i)    The tracing of the plat after recording shall be filed and retained in the office of the Director.
   (j)    The plat shall be a reproducible tracing twenty inches by thirty inches (20" x 30") in size or larger.
   (k)    All information on the plat, including signatures, shall be in black ink or other medium that is readily reproduced by printing and photostatic processes.
   (l)    The plat shall contain the following:
      (1)    Identification:
         A.   Name of Subdivision.
         B.   Location by township, section of town and range, and other legal description as necessary.
         C.   Names of owners and signatures and seal of registered surveyor.
         D.   Scale shown graphically.
         E.   Date and compass rose.
      (2)    Delineation:
         A.   Boundary of plat based on an accurate traverse with bearings, angular, and linear dimensions in conformance with the legal description shall be superimposed with a heavy dashed line to indicate the limits of the plat.
         B.   True angles and distances to at least three (3) of the nearest established street lines or official monuments which shall be accurately described on the plat.
         C.   Subdivision boundary lines shall be tied to section lines or other U.S. Government survey lines, by distances and angles.
         D.   Accurate location of all monuments. One (1) such monument shall be placed on each change in direction on the boundary of the plat and one (1) such monument shall be placed on the centerline of right-of-way of each street intersection and at the beginning and end of all street curves.
         E.   Exact location, width, and name of all streets within and adjoining the plat, and the exact location and widths of all alleys and crosswalk ways. (The name of a street shall not duplicate that of any existing streets. Proposed street names shall be checked with the proper City and County officials).
         F.   Exact location and width of all easements for rights-of-way provided for public services, utilities, or other purposes.
         G.   All lot or parcel numbers and lines with accurate dimensions in feet and hundredths of a foot.
         H.   Accurate designation of any areas to be dedicated or reserved for public use, with the purpose indicated thereon.
         I.   Radii, internal angles, points of curvature, tangent bearings, and lengths of all arcs.
         J.   Building setback lines accurately shown with dimensions.
         K.   Estimated elevation for high water level as determined by the appropriate agency.
            (Ord. 2008-05. Passed 4-14-08.)

1152.05 ACCEPTANCE OF PUBLIC GROUNDS WITHIN CITY.

   (a)    Acceptance of streets, alleys, parks, or other open grounds intended for dedication as part of a subdivision within the City, shall be by means of an ordinance passed by Council describing such, provided, however, that all necessary subdivision improvements have first been made according to the standards of this Chapter and to the satisfaction of the Director of Public Service, and the subdivider has provided a maintenance bond acceptable to the City, equal to fifty (50) percent of the value of the work and extending for a period of one (1) year from date of acceptance.
   (b)    Each subdivider and developer of land shall pay the City the actual cost of control testing, reviewing, investigating, and inspecting all proposed improvements and constructed improvements, as required by law and by this Part Eleven - Planning and Zoning Ordinance of the City of Rossford, plus a fee to defray the cost of maintaining City inspection facilities. The amount of such fee shall be established in accordance with Section 1102.07 (Schedule of Fees).
(Ord. 2008-06. Passed 4-14-08.)

1152.06 ACCEPTANCE OF PUBLIC GROUNDS OUTSIDE CITY.

   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 County Commissioners or Township Trustees following inspection of the improvements by the County Engineer. Nothing in these Subdivision Regulations shall obligate the City to maintain improvements located beyond the corporate limits of the City.
(Ord. 2008-06. Passed 4-14-08.)

1152.07 APPROVAL OF TRANSFER WITHOUT PLAT.

   (a)    Notwithstanding the provisions of Chapter 1152 (Subdivision Review Process) above, a proposed division of a parcel of land along an existing street may be submitted to the Secretary of the Planning Commission for review by the Director of Public Service on behalf of the Planning Commission without the requirement of a plat, if said proposed division meets all the conditions and requirements of Ohio R.C. 711.131, as well as the Official Plan.
   (b)    The Director of Public Service shall, within seven (7) working days, either disapprove or approve such proposed divisions. If approved, he or she shall submit the same to the Secretary who shall stamp "approved by the Planning Commission of the City of Rossford, no plat required" on a conveyance of the parcel or parcels involved. The stamped approval shall be signed by the Chairman or Secretary of the Planning Commission. A fee shall be required for every such application of division without plat. The amount of such fee shall be established in accordance with Section 1102.07 (Schedule of Fees).
   (c)    The subdivider may appeal any withholding of approval to the Planning Commission for consideration at public hearing within thirty (30) calendar days of such disapproval. The Director of Public Service shall provide the applicant with a written statement of observed deficiencies that are cause for the withholding of approval at the time of disapproval.
(Ord. 2008-06. Passed 4-14-08.)

1153.01 IMPROVEMENT STANDARDS.

   Within the corporate limits of the City of Rossford and the unincorporated territory within three (3) miles of said corporate limits subject to the limitation thereon provided in Ohio R.C. 711.09, all plats and subdivisions of land within such City or territory developed after the effective date of these Regulations shall conform to the rules and regulations contained herein as adopted by the Council of the City of Rossford and/or the Planning Commission, and the subdivider shall provide, construct, install, and pay for the minimum improvements required by the City of Rossford and specified herein.
   (a)    Benchmarks: A permanent benchmark shall be established in an accessible location.
   (b)    Monuments: A monument shall be placed at each change in direction on the boundary of the plat and one such monument shall be placed on the centerline of right-of-way of each street intersection and at the beginning and end of all street curves.
      (1)    Should conditions prohibit the placing of monuments on line, offset marking will be permitted provided, however, that exact offset courses and distances are shown on the subdivision plat.
      (2)    A type "A" monument shall be placed in all unpaved areas. A type "B" monument shall be placed in all paved areas.
   (c)    Improvements: All streets and utilities shall be designed by a registered professional engineer. In making the improvements referred to in this section within the City, the subdivider shall comply with all applicable laws, ordinances and regulations, shall furnish all supervision, labor and materials, and shall construct the same in accordance with specifications, rules, and regulations established by the Director of Public Service and subject to inspection, approved by him, at the expense of the subdivider. Such specifications shall be the same as those required of contractors doing similar work for the City.
In the case of improvements made on subdivisions located outside of the corporate limits, the inspection and specifications shall be controlled by the Wood County Engineer and the Wood County Sanitary Engineer.
      (Ord. 2008-06. Passed 4-14-08.)

1153.02 RIGHTS-OF-WAY.

   Required rights-of-way for streets, alleys, and easements shall have the following minimum width:
   (a)    Primary streets: One hundred (100) feet.
   (b)    Secondary streets: Eighty (80) feet.
   (c)    Minor streets: Sixty (60) feet.
   (d)    Alleys: Twenty (20) feet.
   (e)    Easements, on each side of property line: Five (5) feet.
      (Ord. 2008-06. Passed 4-14-08.)

1153.03 STREETS.

   Roadway surfacing shall be at least twenty-six (26) feet, including curb, provided that cul- de-sac streets shall terminate in a paved turn-around with an inside minimum radius of twenty-nine (29) feet. Additional pavement lanes may be required for commercial developments to provide acceleration-deceleration lanes and/or left turn lanes. A greater width of pavement not to exceed forty (40) feet may be required in industrial or special apartment developments.
   (a)    Streets shall conform to the Official Plan as adopted and shall be accessible to existing or proposed parks, schools, or other open public grounds as may be shown on the Official Plan.
   (b)    If a tentative or suggested plan or plat for the area has been made by the Planning Commission, the street layout shall be in general conformance thereto.
   (c)    Arrangement of streets in new subdivisions shall make provision for the continuation of the principal existing streets in adjoining areas or their proper projection where adjoining land is not subdivided, insofar as they may be deemed necessary for public requirements.
   (d)    Streets that are obviously in alignment with others already existing and named shall bear the name of the existing streets.
   (e)    The street and alley 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)    Where railroads or undesirable conditions exist, provision of buffer strips or other protective treatment shall be required to the extent and type as may be practicable.
   (g)    Frontage on high volume traffic ways shall be provided with parallel service streets or such other means of minimizing access as may be appropriate to the conditions.
   (h)    Residential streets shall be designed to discourage through traffic.
   (i)    The angle of intersection between minor streets and major streets shall not vary by more than ten degrees (10E) 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 (60E) shall be permitted.
   (j)    Dedication of half-width streets shall only be accepted where an existing half-width street is present so as to consummate a whole street.
   (k)    The width of streets in new subdivisions shall not be less than the minimum widths established herein.
   (l)    Approved street name signs shall be provided and erected by the subdivider and street names proposed shall not duplicate street names in the City mail delivery area.
(Ord. 2008-06. Passed 4-14-08.)

1153.04 ALLEYS.

   (a)    Alleys shall not be used in residential subdivisions except when deemed necessary by the Planning Commission to meet unusual conditions.
   (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; dead-end alleys are not permitted.
(Ord. 2008-06. Passed 4-14-08.)

1153.05 CUL-DE-SACS OR COURTS.

   The maximum length for a cul-de-sac shall be six hundred (600) feet. The terminal shall be a circular area with a minimum right-of-way of one hundred (100) feet; provided, however, that in unusual conditions the Planning Commission and Council may approve different arrangements.
(Ord. 2008-06. Passed 4-14-08.)

1153.06 CURBS.

   Curbs shall be constructed along all streets, except where the street serves lots containing fifteen thousand square feet (15,000) or more, where grass gutters or ditches may be provided in lieu of curbs. The minimum pavement gutter elevations shall be at or above the hydraulic grade line for a ten (10) year frequency storm.
(Ord. 2008-06. Passed 4-14-08.)

1153.07 SIDEWALKS.

   (a)    Concrete sidewalks, having a minimum width of four (4') feet and conforming to the current construction and material specifications of the Ohio Department of Transportation, shall be constructed along both sides of primary, secondary, and minor streets, except alleys, along both sides of streets within a subdivision having an average lot width of one hundred (100) feet or less.
   (b)    Installation of sidewalks may be deferred for a period of two (2) years by posting bond, as provided in Section 1152.04(c) (Final Plat Requirements; bond), to permit the construction of dwellings prior to installation of sidewalks; provided, however, that no such deferment shall be continued in effect or granted as to a particular block in a subdivision after seventy-five (75) percent or more of the lots in such block have dwellings constructed thereon.
(Ord. 2008-06. Passed 4-14-08.)

1153.08 BLOCKS.

   (a)    The maximum length of blocks shall generally be one thousand three hundred twenty (1,320) feet. Those over nine hundred (900) feet may require a cross walkway at approximately the center.
   (b)    Where all or part of a subdivision is adjacent to, or in the vicinity of, a primary or secondary street, the greater dimension of blocks shall be generally parallel to the primary or secondary streets to avoid unnecessary ingress and egress.
   (c)    A single tier of lots facing the minor street shall be the preferred practice where the proposed minor street is parallel to a major street. An easement for screen planting of at least ten (10) feet, which shall not be traversed by vehicles, may be required along the lots abutting such a major street or non-residential land use. In other cases, the width of blocks shall generally be sufficient to allow two tiers of lots.
   (d)    Irregularly shaped blocks, including superblocks penetrated by cul-de-sacs and containing interior spaces, shall be encouraged when properly designed and when they fit the overall plan and when provisions for the maintenance of public areas is allowed for.
   (e)    Blocks intended for commercial and industrial use shall be designed specifically for such purposes with adequate space set aside for off-street parking and delivery facilities.
(Ord. 2008-06. Passed 4-14-08.)

1153.09 LOTS.

   The minimum dimensions and other characteristics of lots intended for residential, commercial or industrial use are as follows:
   (a)    When two (2) rules apply to a subdivision or lot, that rule shall govern which requires the greater lot size or lot dimension.
   (b)    When a subdivision is located within a zoning district of the City, the minimum area and dimensions of lots shall be no less than is required by the Zoning Ordinance.
   (c)    A minimum lot size of fourteen thousand (14,000) square feet shall be provided when public water is available but public sanitary sewers are not provided.
   (d)    A minimum lot size of twenty thousand (20,000) square feet shall be provided when neither public water nor sanitary sewers are available.
   (e)    In no case shall a lot have a width at the building line of less than seventy (70) feet or a lot size of less than nine thousand (9,000) square feet, and the depth-to-width ratio shall be at a maximum of 3.5 to 1.
   (f)    Corner lots, intended for residential use, shall have extra width sufficient for maintenance of building lines on both streets. The minimum width of such lots shall be seventy (70) feet and the minimum building line from both streets shall be as required in the Zoning Ordinance for such area, but the Planning Commission may reduce this distance along the side of a lot adjoining a minor street.
   (g)    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 than set out in subsections (a) to (e) inclusive herein, may be required in particular cases in order to meet the desirable requirements for the subdivided area.
   (h)    Building lines shall be established on all plots but in no case shall the building line be closer to the street right-of-way than twenty-five (25) feet, or some greater distance as required by applicable zoning standards.
   (i)    All lots shall abut on a public street or on a permanently reserved place approved by the Planning Commission as the principal means of access to abutting property.
   (j)    Side lines of lots shall be approximately at right angles or radial to the street line.
   (k)    Lot areas computed for the purpose of meeting minimum requirements described above shall not include lands dedicated for use as street or road rights-of-way, or other public use.
   (l)    All lots shall have a minimum setback, or building line, of twenty-five (25) feet from the right-of-way, except where the zoning requires a greater amount. In such case, the greater of the two (2) shall be required.
   (m)    Grading: All lots shall be graded so that all storm water will drain therefrom directly into the appropriate storm water facility. The minimum ground elevation at the building site for all lots in a Flood Plain, or adjacent thereto or affected by a Flood Plain area, shall be at a minimum elevation of one (1) foot above the estimated High Water Level, and said lots shall be graded to the estimated High Water Level before final acceptance of the improvements required by this section. The minimum ground elevation at the building site shall be designated on the plat.
      (Ord. 2008-06. Passed 4-14-08.)

1153.10 PUBLIC SPACES.

   (a)    Where the subdivision contains a street, park, school, or other public area intended for public ownership, all or part of such area shall 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, and 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.
(Ord. 2008-06. Passed 4-14-08.)

1153.11 EASEMENTS.

   (a)    Whenever any stream or surface drainage course is located in an area that is being subdivided, the subdivider shall dedicate an adequate easement along each side thereof for the purpose of widening, deepening, sloping, improving, maintaining, or protecting the same for drainage, parkway, or recreational use.
   (b)    Utility easements of at least five (5) feet in width shall be provided on each side of all rear lot lines and along side lot lines where sideline easements are necessary for poles, wires, conduits, storm and sanitary sewers, gas, water, or other mains. Utility easements of greater width may be required along or across lots where necessary for extension of the main sewers or other utilities or where both water and sewer lines are located in the easement, a two (2) foot easement shall be required on the one side of an alley to accommodate any pole lines.
(Ord. 2008-06. Passed 4-14-08.)

1153.12 STREET LIGHTS.

   Provision shall be made for installing street lights on all streets. Electrical service for street lights located on the street shall be located, where practical, within the easement on side lot lines.
(Ord. 2008-06. Passed 4-14-08.)

1153.13 POLES AND WIRES.

   (a)    All electrical, telephone, and other poles and wires shall be located, where practical, within the easements provided therefor.
   (b)    In all subdivisions containing more than five (5) lots, all wires and cables, including electrical and communication wires, cables, and those wires and cables used for street lighting, shall be installed underground, in accordance with standards and regulations promulgated by the Public Utilities Commission of Ohio and by the public utility supplying such service, which are not inconsistent with those promulgated by the Planning Commission.
(Ord. 2008-06. Passed 4-14-08.)

1153.14 WATER SUPPLIES.

   (a)    Where an approved public water supply is within one thousand (1,000) feet of the subdivision, water facilities shall be installed in accordance with all applicable requirements of the political subdivision having jurisdiction over the same. When a public water supply system is used and lots are less than one (1) acre, sanitary sewers shall be provided and connected to a public system or an approved treatment plant, except as provided in Section 1153.15 (Sanitary Sewer), herein.
   (b)    Where public water supply is not available, the subdivider may be required to make one (1) or more test wells in the area to be platted. Copies of well logs shall be submitted as evidence of the availability of water in the area to be platted, including the name and address of the well driller, and be submitted to the Planning Commission and the Wood County Sanitary Engineer. The location and development of individual wells and water quality must meet the approval of the appropriate health department.
(Ord. 2008-06. Passed 4-14-08.)

1153.15 SANITARY SEWER.

   The following requirements shall govern sanitary sewer improvements:
   (a)    Where an adequate public sanitary sewer system is reasonably accessible in the determination of the Planning Commission, public sanitary sewers shall be installed to adequately serve all lots, including all lateral connections to the public system. Public sewer system extensions shall meet the requirements of the Ohio Environmental Protection Agency, City, and County standards. Combinations of sanitary sewers and storm drains shall be prohibited.
   (b)    Where a public sanitary sewer system is not reasonably accessible and the lots are less than one (1) acre, the subdivider shall provide a central treatment plant for the subdivision in accordance with State and Wood County Board of Health requirements. Such a plant, where practicable, shall be designed so it can be integrated into approved sanitary sewers when public sewers are installed.
   (c)    Septic tanks may be used for lots of one (1) acre or more in an area if soil percolation tests, as prescribed by the appropriate Board of Health, have indicated a reasonably useful life for such disposal methods. Other methods of disposal may be approved by the appropriate Board of Health.
   (d)    Subject to approval of the appropriate Board of Health, septic tanks may be used in lots with less than one (1) acre when the plat is in an area that can expect trunk sewers to be extended to it within a two (2) year period, as determined by the Director of Public Service, but sanitary lateral sewers serving each lot, properly installed and blocked off, shall be provided.
      (Ord. 2008-06. Passed 4-14-08.)

1153.16 STORM DRAINAGE.

   (a)    All necessary facilities, including underground pipe, inlets, catch basins, or open drainage ditches shall be installed to provide for the adequate disposal of surface water and to maintain any natural course.
   (b)   Drainage ditches shall be enclosed when the enclosure is equivalent in capacity to forty-eight (48) inches in diameter or less. Such enclosures shall be constructed, installed, and paid for by the subdivider. All other drainage ditches in the subdivision shall be realigned, widened, and/or deepened to accommodate storm water run off from the subdivision. All structures shall be enclosed within the new street right-of-way. Such enclosures shall be adequate to handle the storm drainage and shall be constructed, installed, and paid for by the subdivider.
   (c)    Storm hydraulic grade lines shall be based on estimated run-off conditions in the watershed, ten (10) years from the time improvements are made.
(Ord. 2008-06. Passed 4-14-08.)