Seven Hills City Zoning Code
CHAPTER 935
Subdivision Design Standards
935.01 EASEMENTS AND INSPECTIONS.
No street improvement work, on or in any proposed street, shall be performed by the applicant until after the necessary easements to the Municipality have been granted and the applicant has caused the same to be recorded, nor shall any work be performed without authorized inspection.
(Ord. 03-2025. Passed 2-11-25.)
935.02 PRE-GRADING OF SUBDIVISION.
The applicant shall, prior to the completion of required improvements within a subdivision, pre-grade all lands within such subdivision in accordance with the master drainage plan required by Section 933.03(a)(15). Such pre-grading shall be subject to the approval of the City Engineer and such approval must be obtained prior to the sale of any lot contained in such subdivision.
(Ord. 03-2025. Passed 2-11-25.)
935.03 GRADING.
The ditches shall first be formed and the street shall then be graded over its full width from the center line down to the ditches, in accordance with the approved plan previously filed with the Municipality. This work shall be completed before any underground work begins, except when conditions such as existing topography may warrant otherwise.
(Ord. 03-2025. Passed 2-11-25.)
935.04 WATER AND SEWER INSTALLATION.
(a) Sewer Installation.
(1) All sewer installations shall be made and completed according to the approved plans and in accordance with the requirements of the Municipality, County Sanitary Engineering Department and/or City of Cleveland Department of Public Utilities, and under authorized inspection.
(2) All garage floor drains in new and conversion construction must be directly connected to the sanitary sewer serving the subject dwelling, if sanitary sewers are, in fact, available.
(b) Water Installation. All water main installations shall be made and completed according to the approved plans and in accordance with the requirements of the Municipality, County Sanitary Engineering Department and/or City of Cleveland Department of Public Utilities, and under authorized inspection.
(c) Marking Location of Sewer and Water Connections. In all cases where curbs and/or sidewalks are constructed, the applicant and/or contractor shall mark thereon the location of the sewer and water connections with the proper letter "S" and "W".
(Ord. 03-2025. Passed 2-11-25.)
935.05 ACCESS ROADWAY SURFACE PROHIBITED.
The use of any temporary access roadway surface for the construction of structures in any new subdivision or new development of land is hereby prohibited. The applicant or allotter of such new subdivisions or new developments of land shall be required to install permanent pavement in accordance with the requirements of Section 935.06, and the issuance of building permits shall be subject to the requirements of Section 933.09(d).
(Ord. 03-2025. Passed 2-11-25.)
935.06 PAVING OF STREETS.
(a) The following specifications and requirements shall be minimum requirements for streets to be paved in the City in residential areas.
(1) No permanent pavement shall be constructed unless and until the completion of the following conditions, which are considered and determined to be necessary conditions precedent to the paving of streets in the City.
A. Grading of the street to its full width in conformity with the cross Section and to the established grade previously approved by Council;
B. Installation of all underground improvements, such as storm and sanitary sewers, together with all necessary appurtenances such as manholes, catch basins and curb connections for every sublot; water mains, together with all necessary appurtenances such as hydrants, valves and curb connections for every sublot, all in accordance with plans and specifications previously approved by Council;
C. A soil stability report is submitted to and approved by the City Engineer. Such report shall clearly state the backfill and compaction is suitable for construction of the roadway or shall state what remedial action must be performed to make it suitable. When remedial action is required and performed, another report shall be submitted stating the soil is suitable for construction. These required reports must be prepared and sealed by an engineer licensed to practice in the State of Ohio;
D. Construction of a temporary stone roadway, equal to the width of pavement as approved, to a minimum depth of six (6) inches, with its top surface parallel with and eight (8) inches below the surface of the finished pavement, which shall be built and maintained to the satisfaction of Council, adequate to ensure access to any occupied dwelling by any of the fire, service or police equipment;
E. A sum, in amount determined by the City Engineer and approved by Council, shall be deposited by the applicant in escrow, in a bank approved by the Director of Finance. The purpose of these funds shall be used for reviewing the required plans and reports and to ensure that the temporary roadway will be so maintained. Such sum shall be paid out on order of the City Engineer to the City or to a contractor of the City to make necessary repairs to the temporary road if the applicant neglects or refuses to make such repairs when so ordered by the City Engineer.
(2) The permanent pavement shall have a width of not less than twenty-six (26) feet in any street, the dedicated portion of which is sixty (60) feet or more throughout the major portion of the length to be paved. Council may require greater widths on any street in the City than those set forth herein when, in its opinion, the potential traffic load cannot be accommodated by these minimum requirements. Compliance with the specifications of the Ohio Department of Transportation for roadways of the size and traffic loading proposed shall be considered to meet the minimum requirements.
(3) The permanent pavement shall be of reinforced concrete, not less than seven (7) inches in thickness, with integral curbs, together with proper expansion, contraction and longitudinal key joints. The crown of the finished pavement shall conform to the established grade of the street and there shall be constructed a four (4) inch curb drain back of the curb to a depth of two (2) feet with the trench filled with compacted stone.
(4) Before any construction of permanent pavement or any excavation pertaining thereto is begun, detailed plans, profiles, cross sections and specifications, prepared by a registered professional engineer, shall be submitted to the City Engineer in triplicate for his approval. Upon such approval, the Director of Public Service and Properties shall submit such plans to Council for final approval, after which construction may be started.
(5) The foregoing minimum specifications shall not apply to the construction of pavement in those streets which are dedicated for public use but which are to be constructed, reconstructed and/or maintained by the State or Cuyahoga County.
(6) No cul-de-sacs shall be permitted in any new subdivision or development of lands within the Municipality unless, for good cause shown, Council, by a majority vote thereof, determines that the continuation of the right of way would be unsafe for vehicular traffic. Rights of way in new subdivisions shall be designed to interconnect with any dead-end rights of way existing or proposed on abutting and contiguous properties.
(Ord. 03-2025. Passed 2-11-25.)
935.07 DRIVEWAY CULVERTS.
Driveway culverts of a size to be determined by the City Engineer, but not less than twelve (12) inches in diameter, shall be installed for each lot before any construction is started on such lot.
(Ord. 03-2025. Passed 2-11-25.)
935.08 STREET SIGNS.
Street signs shall be furnished and installed by the applicant at the applicant's expense, immediately after the grading operation as outlined in Section 935.03 has been completed. These signs shall conform with the plans and specifications such as, but not limited to, materials, types, locations and sizes on file with the City's Engineering Department. The street signs and traffic control signs shall be uniform throughout the City. These signs shall be placed at locations designated by the City Engineer.
(Ord. 03-2025. Passed 2-11-25.)
935.09 WIDTH OF STREETS; SIZE AND LOCATION OF SUBLOTS.
The width of any new streets in proposed subdivisions shall be not less than sixty (60) feet, the actual width to be determined by the type of road construction proposed to be used, and to be approved by the City Engineer.
(Ord. 03-2025. Passed 2-11-25.)
935.10 SIDEWALK CONSTRUCTION FOR NEW ALLOTMENTS AND SUBDIVISIONS.
(a) Any new allotment and/or subdivision proposed and/or commenced in the City shall contain provisions for the construction and installation of Portland concrete cement sidewalks therein. For all sidewalks constructed on corners in any new allotment and/or subdivision in any zoning district in the City, ramps must be installed pursuant to Federal law specifications to accommodate persons using wheelchairs.
(1) Such sidewalks shall be constructed and completed within a two (2) year period from the time that construction of other required improvements commence within such subdivision. When the construction of homes within such subdivision is completed in less than two (2) years and less than two (2) sublots on each side of the street remain unimproved with house construction, or eighty percent (80%) of the house construction is completed, the applicant shall, in either case, construct such remaining sidewalks in order to assure safe pedestrian travel within such subdivision.
(b) The following specifications and requirements shall and are determined to be minimum requirements for sidewalks to be constructed in the City:
(1) Materials. All the materials used in constructing concrete walks shall comply with the following specifications: Portland cement (air entraining), ASTM C-175; Premoulded fibre expansion joints, ASTM D-5440
(2) Grading. Except as shown otherwise on the construction plans, grading shall include all excavation required to permit the construction of the proposed walks to the designated lines and grades.
A. Excavation. Except as otherwise ordered or shown on the construction plans, excavation at the elevation of the finished grade of the work shall extend six (6) inches beyond each edge of the walk and then on a slope of one vertical to one and one half horizontal. The cost of all excavation for a total depth of the full thickness of the proposed slab plus one and one-half inches shall be included in the price paid for walk complete in place. Excavation shall include the removal of all earth, roots and material of every description within the limits of the proposed work, except the removal of concrete and reinforced concrete.
B. Fill Material. Material excavated at one point on the project may be used for fill at another point if acceptable to the City Engineer.
C. Filling shall extend at least one-half (½) foot beyond each side of the walk unless otherwise ordered or permitted. Side slopes shall be trimmed to a slope of one vertical to one and one-half horizontal, except as otherwise ordered by the City Engineer.
D. Filling shall be made sufficiently in advance of walk construction to allow for settlement. The fill material shall be thoroughly compacted by tamping or rolling or by both, so as to produce a solid, dense subgrade.
(3) Sidewalk Construction Standards. Except as otherwise directed, concrete walks shall be of one course of concrete.
A. Sidewalk Depth. Sidewalks shall be four (4) inches in thickness, except at driveways where the walks shall be six inches thick with wire mesh.
B. Concrete Proportion. Concrete for walks shall be proportioned as shown in the following table, using one inch maximum size aggregate and air entraining Portland cement:
Approx. Weight Pounds Per Sack of Cement | Approx. Volume Cu. Ft. Per Sack of Cement | ||||||
Max. Water Gals. Per Sack | Min. cement Sacks Per Cu. Yd. | Real Mix | Maximum Size Aggregate | Fine | Course | Fine | Course |
7 | 5.6 | 1-4.49 | 1" | 235 | 330 | 2.35 | 3.80 |
C. Concrete Installation. Foundation beds shall be sprinkled immediately prior to depositing of concrete. Concrete, when mixed, shall be rapidly deposited in the work, and any concrete not in final position within thirty minutes after completion of the mixing shall not be used. Concrete shall be continuously deposited between bulkheads to a uniform thickness and to the full depth and width of the walk. The concrete, after being placed, shall be thoroughly compacted and brought to the proper pitch and grade with a template or straight edge. No concrete showing segregation of materials shall be deposited in the work.
D. Tree Lawn Area Required. When public or private sidewalks are proposed for a development, a tree lawn area shall be provided between the back face of the curb and the leading edge of the sidewalk. The width of the tree lawn area shall be determined by the City Engineer on a case-by-case basis.
(4) Cutting Slabs. Immediately prior to the finishing of the surface, the walk shall be cut into slabs not longer than six (6) feet on any one side. The joints shall be formed by a cutting tool or other means satisfactory to the City Engineer. The markings in the surface of the work at these joints shall not be more than one-fourth inch deep. All edges shall be rounded with an approved edging tool to a radium of one-fourth inch.
(5) Surface Finish. The finish of the walk shall immediately follow the placing and compacting of the concrete. Unless otherwise ordered, a finish produced by rubbing with wood floats will be required. In the compaction of the freshly placed concrete, care shall be exercised that the concrete is worked only sufficiently to properly imbed the coarse aggregate and to produce concrete uniform in appearance, density and composition. The surface shall be free from depressions or inequalities. The application of dry cement to hasten drying of the surface is prohibited.
(6) Curing and Protection. Immediately after the concrete has been properly placed and finished as heretofore specified, a white membrane curing compound meeting the requirements of Section M-10:25 of the State of Ohio Department of Highways Construction and Material Specifications, dated January 1, 1959, shall be applied uniformly by means of an approved pressure spray distributor at the rate of one gallon to each two hundred square feet of surface, and it shall be so applied that the concrete surface is completely coated and sealed at one application. After the surface has been coated, it shall be protected from all and abrasive action from any source. The contractor shall erect suitable barricades and take adequate precautions to keep all traffic or other operations off the newly-laid walks for a period of not less than forty-eight (48) hours from the completion of construction. No walks will be accepted where foot marks, depressions or other irregularities exist.
(7) Expansion Joints. Prepared strips of premoulded fibre expansion material shall be one-half inch in thickness and of sufficient width to extend the entire depth of the concrete and shall be placed in such a manner that the joint will be filled to within one-half inch of the finished surface of the walk and shall be constructed at intervals of not greater than fifty (50) feet, unless otherwise ordered. Joints shall also be placed where the walk abuts curbing or other lateral walks and along the building line where the walk is laid full width from the curb to the building or other structures, or as otherwise ordered. The edges of all joints so placed shall be rounded as hereinbefore specified.
(c) The supervision and inspection of any sidewalks laid in the City shall be under the direct control of the Building Commissioner.
(d) Maintenance Bond. A maintenance bond in the amount of ten percent (10%) of the total estimated cost of the sidewalk improvement, as estimated by the City Engineer, shall be posted by the applicant, contractor, or builder charged with the responsibility for the construction of the sidewalk installations to assure the satisfactory workmanship of the sidewalk installation. The bond shall run for a period of three (3) years after the completion of the construction and installation of sidewalks.
(Ord. 03-2025. Passed 2-11-25.)
935.11 DRIVEWAY CONSTRUCTION.
(a) Driveways for New Dwellings. All driveways for new dwellings constructed in the City after the effective date of this Section shall be Portland cement concrete or brick pavers of equal or greater strength than Portland cement concrete in thicknesses required by the Codified Ordinances of the City of Seven Hills.
(b) Replacement of Existing Driveways. Replacement of existing gravel, aggregate, brick or concrete driveways replaced in the City of Seven Hills after the effective date of this Section, shall be Portland cement concrete, asphaltic concrete or brick pavers of equal or greater strength than Portland cement concrete in thickness equal to Portland cement concrete required by the Codified Ordinances of the City of Seven Hills. Where brick pavers are used, a proper base and base material must be used to establish a stable foundation.
(1) Excavation and Base. For light traffic areas excavate five inches (5") to six inches (6") where the pavers are to be laid. Three to four inches (4") will be the #9 crushed limestone material and two and three-eighths inches (2-3/8") for the pavers laid on top. The base and pavers combined will equal five inches (5") to six inches (6").
A. For drives or heavy traffic areas. Excavate 10" where pavers are to be laid. Place 5" of #57 limestone (3/4") in the excavated area. Place 3" of the #9d crushed limestone on top of the #57. This combination will ensure proper drainage. The base and pavers combined equal ten inches (10"). Proper compaction of subgrade and base are important to successful installation.
(2) Edging. An edge should be used to hold the entire patio or driveway together. Some typical edges include landscape timbers and various curbing edges such as plastic, steel, or aluminum which must be approved by the Building Board.
(3) Sanding. Sweep fine silica sand or mason sand into the joints of the pavers. This "sanding" locks the paver in and tightens the entire patio. Sweep off the excess sand and hose patio off with water. Let dry and repeat this sanding process.
(c) Concrete Usage and Quality. Any and all concrete used for the purposes set forth in this Section shall:
(1) Contain a cement content of six and one-half bag mix at ninety-four pounds per bag, of Portland cement;
(2) Have an air entrainment of six percent (6%) to eight percent (8%) at the time of pour;
(3) Consist of sound, coarse aggregate (one inch or smaller required);
(4) Contain no more water than will permit a slump between a minimum of four (4) inches and a maximum of six (6) inches;
(5) Have a uniform thickness of five (5) inches in the driveway and six (6) inches in the apron from the property line to the curb or street line; and
(6) Be reinforced with wire reinforcing mesh having a maximum spacing of six (6) inches in either parallel direction between wires and a minimum wire size of Number 10 U.S. Gauge.
(d) Curing, Mixing and Finishing.
(1) Curing compound shall be applied immediately after broom finishing, without damaging the surface, according to the manufacturer's recommendation.
(2) Calcium or other admixtures shall not be added at the job site.
(3) Minimum floating and finishing shall be required. A broom or trowel finish shall be required. Finishing must be delayed until water sheen (bleed water) has disappeared from the surface.
(e) Base.
(1) The base must be smooth and consist of undisturbed or compacted earth. Stone, gravel, limestone screenings, or non-settling material, approved by the Building Department, may be used as a leveling course. Excavations or trenches under a drive must be compacted or filled with a non-settling material.
(2) The subgrade or base shall be dampened, if dry, before pouring.
(f) Joints.
(1) Control joints, whether hand-tooled or sawn, shall be to a depth of one-quarter the thickness of the slab. The dimension of any control joint panel shall not exceed ten (10) feet.
(2) Isolation joints shall be required where concrete abuts any structure, including, but not limited to, foundations, garage floors, stoops and paved streets.
(g) Time of Pour.
(1) Where the temperature in the surrounding area is below seventy degrees Fahrenheit, the maximum allowable time from loading to pour shall be one and one-half hours.
(2) Where the temperature in the surrounding area is above seventy (70) degrees Fahrenheit, the maximum allowable time from loading to pour shall be one (1) hour.
(3) When concrete is placed at or belong an atmospheric temperature of forty (40) degrees Fahrenheit, or whenever the predicted temperature will fall below forty (40) degrees Fahrenheit within the curing period, the water, aggregates, or both, shall be heated and suitable enclosures and heating devices shall be provided. The concrete shall be placed at a temperature of not less than fifty (50) degrees Fahrenheit and not more than seventy (70) degrees Fahrenheit.
(h) Residential Concrete Drive: Plant and Contractor's Report.
(1) Contractor's Report Part I Requirements. In any construction within the purview of this chapter, all suppliers shall, at the time of loading for delivery to a user, complete a form entitled "Residential Concrete Drive: Plant and Contractor's Report, Part I," which shall state:
A. The delivery destination;
B. The size of the load;
C. The concrete mix;
D. The air entrainment;
E. The amount of water added at the plant;
F. The admixture added;
G. The amount of calcium chloride added; and
H. The time of truck loading.
(2) Contractor's Report Part II Requirements. In any construction within the purview of this chapter, the contractor or his or her agent shall complete a form entitled "Residential Concrete Drive: Plant and Contractor's Report, Part II," which shall state:
A. The address or sublet number of the pour location;
B. The time of both the arrival and the pour;
C. The curing compound used and the type.
D. The name of the builder or user:
E. The name of the cement contractor or user;
F. The amount of water added at the job site;
G. The area temperature at the time of pour; and
(3) An original and two copies of the Residential Concrete Drive: Plant and Contractor's Report shall be signed by the individual completing the report. Such person, by affixing his or her signature to such Report, warrants that the statements contained therein are true, under penalty of law. The original shall be sent to the Building Department of the City, one copy shall be sent to the builder, and one copy shall be retained by the supplier.
(i) Grade and Compaction. Grade and compaction for driveways shall be set by the Building Commissioner of the City.
(j) Asphalt Concrete Specifications. Asphalt concrete shall be installed in accordance with the following specifications:
(1) Two (2) inch asphaltic concrete surface course in accordance with the requirements of the State of Ohio Department of Transportation Construction and Material Specifications, the latest edition, for Item 404, including all subitems; and
(2) Four (4) inch bituminous aggregate base in accordance with the requirements of the State of Ohio Department of Transportation Construction and Material Specifications, the latest edition, for Item 301, including all sub-items.
(3) Prior to the application of the two (2) inch asphaltic concrete surface course, include treatment with a tack and/or prime coat in accordance with Items 407 and 408.
(k) Permit Required. A permit shall be obtained from the Building Department before construction of any new or replacement driveway begins.
(Ord. 03-2025. Passed 2-11-25.)
935.12 UNDERGROUND COMMUNICATION, ELECTRIC POWER AND STREET LIGHTING IN NEW SUBDIVISIONS OF TEN OR MORE LOTS.
(a) The following regulations apply in all subdivisions containing ten or more lots:
(1) The preliminary plat with respect to any new subdivision shall be submitted to all utility companies serving the subdivision as well as the City Building Commissioner and the Planning Commission.
(2) Utility easements ten (10) feet in width for communication and electric power and street lighting distribution lines and facilities shall be provided on all front lot lines and along certain side or rear lot lines where necessary.
(3) Prior to granting final approval, the subdivider shall have installed or shall have furnished adequate bond in an amount to be determined by the City Engineer for the ultimate installation in accordance with the provisions of the applicable Electrical and Regional Dwelling House Codes, of the following:
A. Underground communication cables;
B. Underground distribution cables for power and street lighting from a common distribution system, and the equipment and housing necessary in the operation of the distribution system;
C. Adequate provision for street light lamps and standards in accordance with a design approved by the Planning Commission.
(4) Subdivision Regulation Variance. The Planning Commission, subject to approval by Council, may authorize a variance from these regulations when practical difficulties may result from strict compliance.
A. In granting any variance, the Planning Commission may prescribe only conditions that it deems necessary or desirable for the public interest and finds that there are special circumstances or conditions affecting the property such that the strict application of the provisions of this chapter would deprive the applicant of the reasonable use of his land.
(Ord. 03-2025. Passed 2-11-25.)