(a)   Promote the proper arrangement of streets and lots, safe and convenient vehicular traffic and pedestrian circulation, and adequate access for service and emergency vehicles;

(b)   Plan for the provision of adequate and convenient recreational and open space areas, school sites, and other public facilities;

(c)   Insure the adequate provision of water, drainage, and sanitary sewer facilities, and other health requirements;

(d)   Provide the orderly development of land to obtain an overall harmonious and stable community environment;

(e)   Coordinate land development in accordance with the Zoning Ordinance, the Comprehensive Plan, and other regulations of the City of Sandusky;

(f)   Manage the natural resource base for present and future use on a sustained basis.

A.   Alley. See definition in subsection (1) hereof.

B.   Arterial Street. A general term denoting a highway primarily for through traffic, carrying heavy loads and large volumes of traffic, usually on a continuous route. Design speed is generally 55 miles per hour.

C.   Collector Street. A thoroughfare, whether within a residential, industrial, commercial, or other type of development, which primarily carries traffic from local streets to arterial streets, including the principal entrance and circulation routes within residential subdivisions. Design speed is generally 35 miles per hour.

D.   Cul-de-sac. A local street of relatively short length with one end open to traffic and the other end terminating in a vehicular turnaround. Design speed is generally 25 miles per hour.

E.   Dead-end street. A street temporarily having only one outlet for vehicular traffic, which may or may not be intended to extend or continued in the future.

F.   Local street. A street primarily for providing access to residential, commercial, or other abutting property. Design speed is generally 25 miles per hour.

G.   Loop street. A type of local street each end of which terminates at an intersection with the same arterial or collector street, and whose principal radius points of the one hundred and eighty (180) degree system of turns are not more than three thousand (3000) feet from said arterial or collector street, nor normally more than six hundred (600) feet from each other.

H.   Marginal access or frontage street. A local or collector street, parallel and adjacent to an arterial or collector street, providing access to abutting properties and protection from arterial or collector streets.

A.   The division of any parcel of land shown as a unit or as contiguous units on the last preceding tax roll, into two or more parcels, sites, or lots, any one of which is less than five acres, for the purpose, whether immediate or future, of transfer of ownership, provided, however, that the division or partition of land into parcels of more than five acres not involving any new streets or easements of access, and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites, shall be exempted; or

B.   The improvement of one or more parcels of land for residential, commercial or industrial structures or groups of structures involving the division or allocation of land for the opening, widening or extension of any street or streets, except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants or lease holders or as easements for the extension and maintenance of public sewer, water, storm drainage or other public facilities. (O.R.C. 711.011)

(1)   Obtain minor subdivision/lot split affidavit form from the City of Sandusky Department of Community Development, 222 Meigs Street, Sandusky, Ohio 44870.

(2)   Have a survey prepared by a professional surveyor as outlined in the affidavit form. The survey shall depict the original platted lots and the proposed new lots. The proposed modifications and adjustments therein shall be superimposed thereon. The survey shall also include the following:

A.   Locations, widths, centerlines and names of all existing and/or platted streets, railroad and utility rights-of-way, easements, location and size of all existing buildings, corporation lines and location of any on-site septic systems or sanitary water and storm sewer service connections.

B.   Areas within 100-year floodplain and within floodway as determined by mapping provided by the Federal Emergency Management Agency shall also be shown on the survey plan.

C.   Location of monuments and their descriptions.

D.   Location of existing waterways and ordinary high watermark.

(3)   Sign and notarize affidavit (property owner).

(4)   Have the City of Sandusky Department of Community Development check lot for conformity with the City of Sandusky Zoning Ordinance and sign form, if approved.

(5)   The County Engineer must approve the legal description and sign form, if approved.

(6)   The City Engineer shall review the proposed lot split to ensure that sewer and water services can be provided to the subject site.

(7)   A drainage plan may be required by the Planning Commission or the City Engineer. If easements are included in the drainage plan, this plan must be recorded with Erie County.

A.   The City Engineer may require each parcel of land divided under this procedure to contain a permanent restriction shown on each of the lots for storm water drainage purposes. This area shall be used exclusively for a storm water drainage facility constructed at the time of the development of the lot and maintained by the benefiting property owners included in this drainage plan.

B.   All such facilities shall be constructed and maintained in accordance with general standards prepared by the City Engineer for storm water drainage. Such construction and maintenance shall be at the expense of the lot owners. This restriction shall be shown on the minor subdivision map and referenced in all subsequent deeds to the lot.

(8)   The property owner shall submit a processing fee in the amount required by the ordinances of the City for each deed and the check should accompany the above-required documents at the time of submission.

(9)   The property owner must bring the affidavit form, signed deed (completely executed) and two (2) copies of the survey to the Department of Community Development.

   (Ord. 02-176. Passed 10-28-02.)

(1)   Right-of-way width.

(2)   Street width.

(3)   Curb and gutter.

(4)   Roadway typical section.

(5)   Pavement thickness and strength.

(6)   Sidewalk installation and placement.

(1)   An applicant seeking conversion of a private street to a public street shall first consult with the City Planning and Engineering staff.

(2)   The applicant shall submit core tests and certified “as built plans” from a professional engineer, as required by the City Engineer. The City Engineer shall review these submittals to determine if the street meets all City Engineering Design and Construction Standards.

(3)   The applicant shall then submit a written application upon a form acceptable to the City Planning and Engineering staff for staff’s review and recommendation to the Planning Commission.

(4)   Upon review and approval of the Planning Commission, the Commission shall certify one copy of the approved application and meeting minutes to City Commission for approval or disapproval.

(5)   In the event of a disapproval recommendation by the Planning Commission, the applicant may submit this matter for review by the City Commission. However, a two-thirds vote of the City Commission shall be necessary to override the recommendation of the Planning Commission.

(6)   The decision of the City Commission as to approval or disapproval of the request for private to public street conversion shall be final.

(a)   A vicinity map drawn at a scale of not less than one inch equals four hundred feet (1” = 400’) describing the vicinity of the property proposed to be subdivided and including the boundary lines of adjoining properties within an area bounded by the nearest arterial or collector streets or other natural boundaries; the current use of adjoining land; the current zoning districts of adjoining land; the ownership of adjoining land; and the alignments of existing streets.

(b)   Location of the proposed subdivision by city, county, original lot or by other legal description.

(c)   Name and address of the subdivider. If the subdivider is not the owner of the property, the subdivider shall submit evidence of authority to act in behalf of the owner in a form satisfactory to the Department of Community Development.

(d)   The name and seal of the professional engineer or professional surveyor who prepared the preliminary plat, and the name of the designer of the plat.

(e)   Proposed name of the subdivision.

(f)   The plat shall be drawn at a scale not smaller than one inch equals one hundred feet (1” = 100’), unless otherwise allowed by the Planning Commission.

(g)   North arrow and scale.

(h)   Date of preparation.

(i)   Total acreage within the proposed subdivision.

(j)   Boundary line of the proposed subdivision.

(k)   The current use and zoning district of the property to be subdivided.

(l)   Preliminary delineation of the phases of the subdivision, that is, the parts of the subdivision proposed to be presented for one or more final plat approvals, their sequence and scheduling.

(m)   Locations of or reference to locations of existing monuments or survey markers used in preparation of the survey and the grade elevation of each monument and marker.

(n)   Topographic data including existing and proposed contours, at vertical intervals of not more than two (2) feet (topographic data shall refer to City of Sandusky datum), watercourses, marshes, rock outcrops, and other significant features including wetlands as defined by the standards of the U.S. Army Corps of Engineers and the Ohio Environmental Protection Agency.

(o)   High water levels in vicinities of lakes, rivers and other natural bodies of water.

(p)   Locations in floodplains, floodways and identification of other potentially hazardous areas.

(q)   Layout, numbers and typical dimensions of lots to the nearest foot for each existing and proposed lot.

(r)   Building setback lines and dimensions thereof.

(s)   Sites of proposed open space, parks or other community facilities. Indication of the proposed use of any lot not subdivided for building purposes and the proposed use of any lot not intended exclusively for single-family dwellings.

(t)   Locations, widths and names of all existing or previously platted streets or other rights-of-way, showing types of improvement, if any, railroad and utility rights-of- way and easements, parks and other public open spaces, existing permanent buildings and structures, including cellular towers, and existing lot, section, tract and corporate lines within the proposed subdivision and to a distance of two hundred (200) feet beyond the proposed subdivision.

(u)   Locations of proposed streets, alleys, pedestrian ways, and utility easements, indicating proposed dimensions and names.

(v)   Locations and sizes of existing sanitary and storm sewers, water mains, gas lines, electric lines, cable lines, culverts, above ground drainage facilities, other underground and above ground facilities within the proposed subdivision and to a distance of two hundred (200) feet beyond the subdivision, also indicating such data as grades, invert elevations and locations of catch basins, manholes and hydrants.

(w)   Preliminary layout for proposed systems and connections to existing water and sanitary sewer systems and for the collection and discharge of surface water drainage, including the locations and sizes of proposed facilities.

(1)   Proposed name of the subdivision.

(2)   Location of the subdivision by city, county and by original lot or other legal description.

(3)   Name and address of the subdivider. If the subdivider is not the owner of the property, the subdivider shall submit evidence of authority to act in behalf of the owner in form satisfactory to the Department of Community Development.

(4)   The name and seal of the professional engineer or professional surveyor who prepared the final plat, and the name of the designer of the plat.

(5)   North arrow and scale.

(6)   Date of preparation.

(7)   Boundary line of the proposed subdivision.

(8)   Total acreage within the area of the subdivision or phase of subdivision.

(9)   Layout of streets showing right-of-way widths, pavement widths and street names.

(10)   Locations and widths of alleys, pedestrian ways and utility easements.

(11)   Accurate angular and lineal dimensions for all lines, angles, curvatures, and radii, with functions used to describe all boundaries, including perimeter survey of subdivision, streets, alleys, easements, areas to be reserved for public use and other important features. Error of closure of boundary line surveys shall not exceed one foot for each 10,000 feet of perimeter survey. Lot lines shall show dimensions in whole feet and hundredths of feet, and when an angle occurs in any lot line between lot corners, the measurements of the angle shall be shown.

(12)   An identification system for all lots and blocks.

(13)   True angles and distances to the nearest established street lines and official monuments (not less than three (3)), which shall be accurately described in the plat by location, size and elevation; municipal, township original lot lines, county or section lines accurately tied to the lines of the subdivision by distance and angles.

(14)   Accurate locations of all monuments.

(15)   Accurate outlines and legal descriptions of any areas, including streets, to be dedicated or reserved for public use, to be reserved for other purposes, or for the exclusive use of property owners within the subdivision with the purposes indicated thereon. (Statements signed by the owner setting forth the rights associated with the easements and reserve parcels shown on the plat.)

(16)   Required statements, acknowledgements, certifications, and approvals in form approved by the City including:

A.   Owner’s dedication to the City of all land for streets, parks, open space and utility easements;

B.   Notary’s certificate;

C.   Surveyor’s certificate;

D.   Planning Commission approval;

E.   Certificate as to improvements; and

F.   Certificate as to street names.

(17)   A delineation of wetlands, prepared according to the standards established by the U.S. Army Corps of Engineers and the Ohio Environmental Protection Agency, evidence of compliance with the regulations thereof and evidence that any required permits have been obtained. If a Phase I assessment has been completed, it shall be submitted.

(18)   Locations in floodplains, floodways and identification or other potentially hazardous areas.

(19)   High water levels in vicinities of lakes, rivers and other natural bodies of water.

(20)   Minimum building setback lines on all lots and other sites displayed graphically with dimensions from street lines.

(21)   Protective Covenants. An outline of the protective covenants proposed to regulate and protect the development.

(1)   The Improvement Plans for the subdivision as required by the Subdivision Regulations, by the Engineering Design and Construction Standards, and by all other regulations of the City.

(2)   Construction cost estimate, prepared by a professional engineer, of the projected costs of the proposed improvements based on reasonable and current prices.

(3)   Construction Agreement, bonds, insurance, guarantees, and title search as may be required.

(4)   A title search report as required in Section 1185.06 of the Subdivision Regulations.

(1)   Every lot shall be of a shape and location and shall have topographic characteristics, which makes it suitable for use or construction of buildings in a manner in conformance with the Ordinances of the City.

(2)   Side lot lines shall be substantially at right angles to or radial to the street line.

(3)   Lots shall be as nearly rectangular as possible. The average depth of a lot shall not exceed three and one-half (3 ½) times its average width unless approved by the Planning Commission.

(4)   Every lot shall abut on an improved public street.

(5)   Double frontage lots, being lots other than corner lots having frontage on more than one street, may be permitted by the Planning Commission if one frontage is on an arterial street and vehicular access from that street is prohibited; or topographic or other conditions render subdividing otherwise unreasonable. Irregularly shaped lots shall be avoided. The Planning Commission may require that lots containing or abutting a watercourse, drainage way, channel or stream be platted with additional depth or width to provide an acceptable building site and lot area suitable for its intended use.

(1)   Streets shall be arranged to provide for the continuation of existing streets. Extensions shall be provided to adjoining properties for future access.

(2)   Local residential streets shall be arranged to discourage through traffic while providing for interconnection of neighborhoods and reasonable access for safety and service vehicles.

(3)   Street arrangement, dimensions, and materials shall be designed to accommodate present and future planned traffic without requiring excessive consumption of land or materials or creating unnecessary costs for original construction, maintenance, repair, or replacement.

(1)   Streets shall intersect as nearly as possible at an angle of ninety (90) degrees, but not at less than seventy-five (75) degrees or more than one hundred five (105) degrees.

(2)   Tangents at least fifty (50) feet long shall be introduced between reverse curves on collector streets.

(3)   Where there is a deflection in the street alignment in excess of ten (10) degrees, a curve shall be inserted with a radius of not less than two hundred (200) feet for minor streets and not less than five hundred (500) feet for all other streets.

(4)   Intersections shall be offset a minimum of two hundred ten (210) feet, measured from the intersections of the centerline of the streets. Intersections of more than two (2) streets shall be prohibited.

(5)   Curb corners shall be constructed with radii as approved by the City Engineer based on the width of the intersecting streets, the angle of intersection, the nature of vehicular and pedestrian traffic, and the Engineering Design and Construction Standards.

(6)   Horizontal and vertical alignments, including centerline radius, sight distance, minimum gradient, maximum gradient, and vertical curve length shall conform to the Engineering Design and Construction Standards.

(1)   Permitting commercial, industrial, and residential development without increasing the flooding of other lands;

(2)   Limiting and/or reducing the adverse impacts on receiving streams, storm sewers, and other drainage facilities caused by accelerated runoff due to development; and

(3)   Providing a basis for design of storm drainage systems on land above or below undeveloped areas, which will preserve the rights and options of both contributing and receiving property owners and assure the long-term adequacy of storm drainage systems.

(a)   The subdivider may deposit a cash security or escrow with a bank acceptable to the City in the amount of one hundred percent (100%) of the estimated cost of the improvements. The security shall be in favor of the City of Sandusky who shall have sole control of disbursement. The bank shall be directed to pay out portions of the cash security toward the completion of the improvements only with the approval of the City Engineer who may require a balance to be maintained which the City Engineer determines sufficient to complete the improvements in accord with the approved plans and specifications. The City Engineer shall authorize the release of any balance to the subdivider only upon acceptance of the improvements by the City Commission.

(b)   The subdivider may furnish a corporate surety bond in the principal amount of the estimated cost of the improvements with surety to the satisfaction of the City Law Director and in a form approved by the City Law Director, guaranteeing completion and maintenance of the improvements in accord with the approved plans and specifications. The bond shall remain in effect until the improvements have been completed and maintained as provided in the Subdivision Regulations and until released by authority of the City Commission. The bond shall provide that, upon default of performance by the subdivider and thirty (30) days after issuing written notice to the subdivider, the City may complete the improvements.

(c)   The subdivider may provide an irrevocable letter of credit from a bank or other financial institution acceptable to the City Finance Director guaranteeing funds in the amount of the estimated cost of the improvements, in a form approved by the City Law Director, guaranteeing completion and maintenance of the improvements to the same effect as (a) and (b) above.

(a)   The request is consistent with the intent of the Subdivision Regulations;

(b)   The public interest will not be adversely affected; and

(c)   The abutting property owners will not be adversely affected.

(a)   Whoever violates any provision of the Regulations or fails to comply with any order pursuant thereto is creating a public nuisance. Whoever violates the Subdivision Regulations shall be charged with a misdemeanor of the first degree and on conviction be imprisoned for no more than six (6) months and fined not more than one thousand dollars ($1,000.00).

(b)   A county recorder who records a plat contrary to the provisions of these regulations shall forfeit and pay not less than one hundred dollars ($100.00) nor more than five hundred dollars ($500.00) to be recovered with costs in a civil action by the prosecuting attorney in the name and for the use of the City.

(c)   Whoever, being the owner or agent of the owner of any land within the City, transfers any lot, parcel, or tract of land from or in accordance with a plat of a subdivision before the plat has been recorded in the office of the County Recorder, shall forfeit and pay the sum of not less than ten dollars ($10.00) nor more than five hundred dollars ($500.00) for each lot, parcel or tract of land so sold to the City. This sum may be recovered in a civil action brought by the City Law Director in a Court of competent jurisdiction in the name of the City for the use of the street repair fund.

(d)   In addition to or in lieu of any other remedy, the City Law Director is authorized to seek an injunction, abatement or other appropriate remedy to enforce the provisions of the Subdivision Regulations.