Sharonville City Zoning Code

CHAPTER 1125

Subdivision Design

1125.01 PURPOSE.

The purpose of this chapter is to:

(a) Establish standard requirements, conditions, and procedures for the design and review of subdivisions;

(b) Provide for the orderly subdivision of land;

(d) Ensure that adequate public infrastructure, facilities, and services are available concurrent with development;

(e) Encourage a beneficial relationship between the uses of land and circulation of traffic throughout the City, and provide for the proper location and design of streets;

(f) Provide adequate utility systems to support the future needs of residents and the community; and

(g) Promote efficient and logical placement of utility structures so as to promote the public health, safety, convenience, comfort, prosperity, morals and general welfare of the City. (Ord. 2022-22. Passed 5-10-22.)

1125.02 APPLICABILITY.

The developer of a subdivision, a multi-family development, or a nonresidential development shall dedicate all land required for rights-of-way and shall furnish and install all required improvements serving the subdivision or development. All improvements shall be extended to the boundary of the subdivision or development in order to provide a complete and coordinated system of streets and utilities in accordance with the Comprehensive Plan, water and sewer plans, and any other applicable plans or policies of the City of Sharonville.

(Ord. 2022-22. Passed 5-10-22.)

1125.03 CONFORMITY TO DEVELOPMENT PLANS, ZONING, AND ENGINEERING STANDARDS.

(a) The arrangement, character, extent, width, grade and location of all streets and improvements shall conform to the Comprehensive Plan and any other adopted plans or policies related to public improvements. These plans shall be considered in their relation to existing and planned streets, topographical conditions, public convenience, and safety as well as in their appropriate relation to the proposed uses of the land to be served by such streets. Where not shown on adopted plans, the arrangement and other design standards of streets shall conform to this chapter.

(b) Any plans or documents submitted for subdivision or development approval shall comply with the City's standard drawings and specifications and subsequent amendments.

(Ord. 2022-22. Passed 5-10-22.)

1125.04 SALE OF LAND IN SUBDIVISIONS, START OF CONSTRUCTION, AND PERMITTING.

(a) No owner, or authorized agent, of any land located within a subdivision shall transfer, sell, agree to sell or negotiate to sell any land by reference to, by exhibition of, or by the use of a plan or plat of a subdivision, nor proceed with any construction work before such plan or plat has been approved and recorded in the manner prescribed in these regulations.

(b) Any sale or transfer contrary to the provisions of this section is void. The description of such lot or parcel by metes and bounds in the instrument of transfer or other documents used in the process of selling or transferring shall not exempt the transaction from the provisions of these regulations.

(c) The Director of Community Development shall not issue zoning certificates for any structure or activity on a lot in a subdivision for which a plat has not been approved and recorded in the manner prescribed in these regulations.

(d) No owner, or agent of the owner, of any land shall be entitled to a permit for the installation of wells or septic tanks upon any lots in a subdivision for which a plat has not been approved, certified, and recorded in the manner prescribed in this chapter.

(Ord. 2022-22. Passed 5-10-22.)

1125.05 INSPECTION AND TESTING.

(a) The subdivider, their engineer or contractor, shall give notice to the City Engineer at least twenty-four (24) hours in advance of any construction of physical public improvements, including grading of such public improvements, in order that an inspector may be assigned. The contractor shall be billed for all inspections at the currently prevailing rate for inspectors.

(b) All necessary testing of materials will be done by a testing laboratory at no cost to the City. The subdivider, their engineer or contractor shall be billed directly by the testing laboratory for any testing of materials incorporated in the paving.

(Ord. 2022-22. Passed 5-10-22.)

1125.06 RESPONSIBILITY AND TIMING FOR PUBLIC IMPROVEMENTS.

(a) All public improvements shown on the subdivision plats are the responsibility of the subdivider, unless otherwise expressly indicated, and shall be installed in accordance with this chapter.

(b) Prior to construction, the subdivider shall be required to sign an application to construct the physical improvements as shown on the improvement plans. Such application shall be maintained by the Director of Community Development.

(c) The subdivider shall be required to construct the public improvements prior to the recording of the final plat. In lieu of actual construction of the physical improvements, the subdivider may assure completion of construction by furnishing a financial guarantee in accordance with Section 1125.07 in an amount equal to the City Engineer's estimate of the cost of the construction of the physical improvements within the portion of the subdivision submitted for recording, which shall include outlet sewer and water supply where available. Actual construction shall be as shown on the public improvement plans and in accordance with this chapter.

(d) The subdivider shall be required to provide a financial guarantee for the maintenance of public improvements for a period of one year after dedication. The maintenance requirement shall be in an amount equal to the City Engineer's estimate of the cost to maintain the improvements for the one-year maintenance period.

(e) Protection of Streets, Utilities, and Other Installations.

(1) The subdivider shall provide the Director of Community Development with a plan for the routing of construction equipment and traffic with the objective of alleviating any need to traverse adjacent off-site residential streets. In exceptional cases, where no reasonable alternative exists or can be provided, construction equipment may be permitted the use of collector streets for a predetermined time period. The contractor shall be permitted to operate only pneumatic-tired equipment over any paved street surfaces and shall be responsible for correction of any damage to street surfaces in any manner resulting from the contractor's operation.

(2) The subdivider and their contractors shall protect the pavement against all damage prior to final acceptance of the work, including damage created by the contractor's construction equipment and vehicles, as well as general traffic. As soon as curing and sealing are completed, the contractor shall clean the pavement free of all debris and construction equipment.

(3) The subdivider and their contractors shall at all times take proper precautions for the protection of utility lines, the presence of which can be determined by contacting the Ohio Utilities Protection Service (OUPS). The subdivider shall be financially responsible for the repair of any damage to such utility lines.

(f) Charges For Plan Review, Field Engineering And Inspection.

(1) For any private improvement project plan check or review of the engineering details of water mains, drainage structures and/or sewers, and also for any field engineering and/or inspection and testing services, the developer shall reimburse the City, based on the actual time, at the then-current rates of pay or salaries and the then-current rates of actual charges for the inspection and/or testing of materials. Payment for these items shall be made by the developer or their agent upon the presentation of a bill for such services as rendered by the City.

(2) In the instance of plan review of water mains, draining structures or sewers, a bill shall be presented and must be paid prior to approval of the tentative approved improvement plans.

(3) In the instance of testing services for materials used for construction of drainage structures and/or storm sewers, a bill shall be presented and paid for such services, prior to final acceptance and approval of such drainage structures and/or sewers.

(4) At the time of completion of the improvement plan review and at the time of approval, a preliminary estimate will be made for the proposed construction work involved for water mains, sanitary sewers and appurtenances. Based upon this estimate, the developer or their agent shall, upon forms furnished by the City, make request for permission from the City to construct at their own expense the approved drainage structures, sewers and/or water lines, together with the necessary appurtenances thereto in the development. He shall describe the improvement and shall further agree that all of the work is to be performed in accordance with the plans, specifications and estimate on file in the office of the City Engineer. He further shall agree to pay for all inspection at the then-current rates of pay for inspectors, plus the inspection or testing of materials used. He shall further agree to hold the City free and harmless from any and all damages or anything which might arise from the construction of the requested improvement.

(5) All of the foregoing charges and items shall be paid before final approval for acceptance will be made for dedication and recording of such subdivision or improvements.

(Ord. 2022-22. Passed 5-10-22.)

1125.07 FINANCIAL GUARANTEES FOR PUBLIC IMPROVEMENTS.

(a) The subdivider or developer shall execute financial guarantees and shall file such financial guarantees with the City prior to approval of a certificate of zoning approval or certification of a final plat, if the applicant does not propose to construct the required public improvements or private streets prior to receiving certification of the final plat or approval of the site plan or zoning. Such financial guarantee shall take any form allowed in Section 1125.07(g).

(b) The financial guarantee shall be an obligation for the faithful performance of any and all work and the construction and installation of all public improvements required to be done by the subdivider, together with all engineering and inspection costs and fees incurred by the City.

(c) When, in the judgment of the Director of Community Development, public improvements have been completed in accordance with the improvement plans as approved by City, City Council shall, at the recommendation of the Director of Community Development, accept such improvements and authorize the full or partial release of the financial guarantee.

(d) The terms of such financial guarantees shall be determined by the City's legal counsel, with confirmation by the Director of Community Development.

(e) Financial guarantees shall be made payable to the City of Sharonville and shall be acceptable to the Director of Community Development and the City's legal counsel.

(f) Incomplete public improvements that the Director of Community Development determines will constitute a safety hazard or maintenance issue, or will prevent the effective functioning of the public improvements, shall be required to be completed prior to the approval of a final plat.

(g) Types of Financial Guarantees. The following are the types of financial guarantees allowed by the City. The standards for each type of guarantee shall apply to any situation where a financial guarantee is required, regardless if it is related to a subdivision application or not.

(1) Irrevocable Letter of Credit. The following standards shall apply if an irrevocable letter of credit is utilized as a financial guarantee:

A. The subdivider shall provide an irrevocable letter of credit from a bank or other reputable institution or individual, subject to the approval of the City's legal counsel and Director of Community Development.

B. The letter shall be deposited with the City, and shall certify the following:

i. The creditor guarantees funds in an amount equal to the cost, as estimated in accordance with this section, for completion all required public improvements.

ii. In the case of failure on the part of the subdivider to complete the specified public improvements within the required time period, the creditor shall pay to the City immediately and without further action such funds as are necessary to finance the completion of those public improvements, up to the limit of credit stated in the letter.

iii. This irrevocable letter of credit may not be withdrawn or reduced in amount until released by the Director of Community Development in accordance with this chapter.

(2) Certified Check, Wire Transfer, Escrow, or Cash Deposit. The following standards shall apply if cash is utilized as a financial guarantee:

A. The subdivider shall provide a certified check, wire transfer, escrow to a third-party escrow account, or cash deposit for the amount of the guarantee, payable to the City of Sharonville.

B. If a third-party escrow account is to be established, the account shall be with a bank approved by the City's legal counsel and shall be in an account set up for the sole ownership of the City.

C. When the public improvements are complete, the City shall issue a check for the released amount based on this subsection.

D. The City shall not be responsible for paying interest for the period of time the City retains the guarantee.

(3) Bonds. The following standards shall apply if a bond is utilized as a financial guarantee:

A. A bond in the amount determined in accordance with this section shall be filed with the City of Sharonville.

B. The bond may be in the form of a surety bond or a cash bond of the kind approved by law for securing deposits of public money.

C. The bond shall be executed by the subdivider as principal, and if a surety bond, shall be executed by a corporation authorized to act as a surety under the laws of the State of Ohio.

D. The bond shall provide that it cannot be terminated or canceled without the approval of the City, and shall remain in force until such improvements have been accepted by City Council.

(Ord. 2022-22. Passed 5-10-22.)

1125.08 GENERAL DESIGN REQUIREMENTS.

(a) General Suitability of Land for Development. If the Planning Commission and the City Council find that land proposed to be subdivided is unsuitable for subdivision development due to flooding, poor drainage, topography or inadequate water supply, wastewater treatment facilities, transportation facilities, or such other conditions as may endanger health, life or property, and if, from investigations conducted by the public agencies concerned, it is determined that, in the best interest of the public, the land should not be developed for the subdivision proposed, the Planning Commission and the City Council shall not approve the land for the purpose unless adequate methods are advanced by the subdivider for solving the problems that will be created by the development of the land.

(b) Topography, Floodplain Areas, Wetlands, and Natural Areas.

(1) Natural amenities (including views, creeks, riparian corridors, and similar features) shall be preserved and incorporated into proposed development to the greatest extent feasible.

(2) All subdivisions of land and installation of public improvements involving areas subject to flooding, as defined by National Flood Insurance Program Maps and Data, shall conform to all applicable floodplain regulations and the requirements of adopted regulations involving the City's participation in the National Flood Insurance Program.

(3) Land which is determined by the Planning Commission to be unsuitable for subdivision or development due to flooding, the presence of Federal Jurisdiction Wetlands, or other features which will reasonably be harmful to the safety, health and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas shall not be subdivided or developed unless methods adequate to resolve the problems are formulated by the developer and approved by Council, upon recommendation by the Planning Commission and upon advice of the Director of Community Development.

(4) The natural topography shall be retained wherever possible in order to reduce excessive runoff onto adjoining property and to avoid extensive regrading of the site.

(5) Floor elevations of all buildings shall be carefully studied in relation to existing topography, proposed street grades, existing trees and other pertinent site features.

(c) Subdivision Names. The proposed name of the subdivision shall not duplicate or too closely approximate phonetically, the name of any other subdivision in the City, Butler County, or Hamilton County. The City shall have final authority to designate the name of the subdivision.

(d) Shade Trees. The Planning Commission is hereby authorized to require, restrict or regulate the planting of trees within a public way, street or alley in any new subdivision, prior to acceptance thereof by the Planning Commission. The Planning Commission may require any and all such restrictions or regulations to be made a part of the recorded plat for any and all new subdivision plats presented for approval to such Planning Commission.

(e) Traffic Control Devices. The subdivider shall provide all traffic control devices for the proposed development, including, but not limited to, traffic signals, signs, pavement markings and the like. Refer to the Ohio Manual of Uniform Traffic Control Devices (OMUTC) for details of the devices to be used, and, in some cases, warrants for their use.

(f) Debris and Waste. No cut trees, diseased trees, timber, debris, earth, rocks, stones, soil, junk, rubbish or other waste materials of any kind shall be buried in any land, or left or deposited on any lot or street at the time of the zoning compliance inspection. No items and materials as described in the preceding sentence shall be left or deposited in any area of the subdivision at the time of dedication of public improvements.

(g) Cornerstones, Monuments, Markers and Pins.

(1) For the purpose of this section, the term "corner" shall be considered any change in direction of a property line. Curved property lines may be exempt from placement of permanent markers at all corners as determined by the Planning Commission.

(2) At the time of surveying and laying out a subdivision, the subdivider of a subdivision shall direct the surveyor to place and set at least four permanent markers, one such marker to be located at each corner along the perimeter of the subdivision. Additionally, one such marker shall be placed at all corners of each interior lot. All permanent markers shall be placed in a manner so that the line of sight between such markers can be observed from one marker to the other.

(3) If the location for a permanent marker is originally determined to be in an area of solid rock, it may be relocated and offset from its original position. Such relocation must be noted on the plat.

(4) All permanent markers shall be made of either stone or concrete at least four (4) inches in diameter, or four (4) inches square, and properly marked. The markings on such markers shall consist of a crosscut with the legs of the cross at least three inches long and at least one-eighth (1/8) inch deep. All stone and concrete markers shall be at least thirty (30) inches long and the bottom of such markers shall be set at least thirty (30) inches below finished grade.

(5) All permanent markers shall be clearly designated on the plat before it is presented to the Planning Commission for approval.

(6) Improvements shall not be accepted until the City Engineer has verified in the field, that monuments, shown on the plat and certified by the surveyor and/or engineer, have been placed.

(Ord. 2022-22. Passed 5-10-22.)

1125.09 LOTS.

(a) The lot arrangement and design shall be such that all lots will provide satisfactory building sites that can accommodate a structure and required setbacks in the applicable zoning district. Lots shall also be arranged so that all lots will have frontage on a public street or road and will provide building sites properly related to topography and the character of surrounding development.

(b) The lots shall be generally rectangular in form; triangular, elongated, or other shapes that restrict its use as a building site shall be avoided to the maximum extent feasible unless the applicant can demonstrate special circumstances requiring irregular lots to the Planning Commission.

(c) All side lot lines shall be at right angles to street lines and radial to curved street lines except where the Planning Commission determines that a variation to this rule will provide a better street and sublot layout.

(d) Lots shall be subject to the provisions of Section 1113.01(d)(3) and shall be of sufficient width to permit the required building setbacks.

(e) Excessive length in relation to width shall be avoided.

(f) Every lot shall have access to it that is sufficient to afford a reasonable means of ingress and egress for emergency vehicles as well as for all those likely to need or desire access to the property in its intended use.

(g) Where compliance with the site development standards of Section 1113.01(d)(3) will result in a requirement for a greater lot area or width than the standards set forth herein, the more restrictive requirement shall take precedence and shall be required.

(Ord. 2022-22. Passed 5-10-22.)

1125.10 BLOCKS.

(a) The arrangement of blocks shall be such as to conform to the street planning criteria set forth in Section 1125.13 and shall be arranged to accommodate lots and building sites of the size and character required for the zoning district as set forth in this code.

(b) Subdivisions shall be designed with blocks of sufficient width to permit two (2) tiers of lots of appropriate depth, except where an interior street parallels a limited access highway, arterial street, or railroad right-of-way.

(c) Irregularly shaped blocks, including superblocks, indented by cul-de-sacs, containing interior parks or playgrounds and adequate parking spaces, will be acceptable when properly designed and covered by agreements as to maintenance of such park areas.

(d) Blocks shall have a maximum length of 1,800 feet. In reviewing the subdivision plat, the Planning Commission can modify these requirements for blocks that will be located adjacent to nonresidential uses or where there are unusual topographic or natural features. Where a block is over 900 feet in length, the Planning Commission may require a mid-block crosswalk.

(e) Blocks intended for business or industry shall be of such length as may be considered most suitable for their prospective use, including adequate provision for parking and deliveries.

(f) Where a subdivision adjoins a major thoroughfare, the block shall be oriented so that there will be the fewest points of direct ingress and egress along such major thoroughfare as possible.

(g) Irregularly shaped blocks, those intended for cul-de-sac or loop streets, and those containing interior parks or playgrounds, may be approved if properly designed and located, and if the maintenance of interior public spaces is covered by agreements.

(Ord. 2022-22. Passed 5-10-22.)

1125.11 STREET LIGHTING.

(a) The developer shall pay the utility company all charges associated with the installation of street lights in all subdivisions having underground utilities. Street light pole standards and fixtures shall be selected by the developer and approved by the Planning Commission during the major subdivision review process. The selection of standards and fixtures are limited to those units as listed in the street lighting contract. The rated lumens and the locations of the standards and fixtures shall be determined by the City and the utility company.

(b) Street lights shall be located at every intersection and at the neck of every cul-de-sac. At other locations, street lights shall be located as specified by the Planning Commission.

(c) The monthly costs for the street lighting units shall be borne by the developer until these streets are accepted and dedicated by the City. Upon acceptance and dedication, the City shall assume the monthly costs for street lighting as part of its contract with the utility company.

(Ord. 2022-22. Passed 5-10-22.)

1125.12 PUBLIC OPEN SPACES AND SITES.

(a) Where, as indicated by the Comprehensive Plan or other adopted plans, a proposed subdivision contains, wholly or in part, a proposed public open space or a proposed site for a public building, the Planning Commission will immediately notify the public authority concerned (City Council, Park Board, Board of Education, etc.).

(b) If within thirty (30) days thereafter, the Planning Commission is not advised that such property has been acquired by negotiation and agreement, or within a second period of thirty (30) days after such notification that such authority has commenced the necessary procedure to acquire such property by appropriation, then the Planning Commission will not require that such open space or site be reserved or included in the subdivision plats.

(Ord. 2022-22. Passed 5-10-22.)

1125.13 STREET DESIGN.

(a) General Street Design.

(1) The arrangement, character, width, grade, construction, and location of all streets shall conform to the Comprehensive Plan, or other approved plans, for the City that are in effect at the time of final plat submission.

(2) The street layout shall provide access to all lots and parcels of land within the subdivision.

(3) When a proposed development is adjacent to or contains a State highway, the developer and the Planning Commission should seek information from the Ohio Department of Transportation as to the status of such highway in reference to width and direction and also to access of such highway.

(4) If a new subdivision involves frontage on a modified highway, the street layout should be planned to avoid, as far as possible, any private residential driveways from having direct access to such modified highway. In such cases, access should be provided by means of a service roadway with motor access at suitably spaced points.

(5) Access control at major arterials and highways shall be taken into consideration in the design of the subdivision plat. The City or ODOT has the right to define and limit access along major arterials or highways.

(6) The subdivider shall provide within the boundaries of the subdivision plat the necessary right-of-way for the widening, continuance, or alignment of such streets in conformity with the Comprehensive Plan or other approved plans.

(7) The class of streets in a new subdivision shall be not less than the minimum class established in this code. The street and alley arrangement shall not cause a hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it.

(8) Residential local streets shall be designed to discourage through traffic, but offset streets shall be avoided whenever possible.

(9) Where practical, the arrangement of streets in new subdivisions shall make provision for the continuation of existing streets in adjoining areas.

(10) Where adjoining areas are not subdivided or developed, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets (i.e., provide for temporary dead-end streets where street connections can be made to the adjacent land) as required by the Planning Commission.

(11) A street that is not constructed to City standards will not be accepted by the City for dedication as a public street.

(12) All streets shall have concrete combined curbs and gutters and shall conform substantially to the Comprehensive Plan, or any other plans adopted by the City.

(13) Whenever a tract to be subdivided includes any part of a street indicated as a thoroughfare in a plan adopted by the City, such part of the street shall be dedicated by the subdivider, except as provided in this chapter. This required dedication shall also apply to the widening of existing bordering streets except in cases where the proposed subdivision is limited to a tier of lots fronting on such bordering street and where the subdivider owns or controls no adjoining land beyond the rear line of such tier of lots. In no case shall the required dedication exceed forty (40) feet in width as measured from the centerline of the bordering street.

(14) If a street within a proposed subdivision has a recommended width in excess of eighty (80) feet, the Planning Commission shall recommend to City Council that such additional width be acquired by the City by purchase or appropriation proceedings. If within a maximum of ninety (90) days thereafter, City Council has not indicated its intention or proceeding with such acquisition, either by passage of a resolution agreeing to purchase such property at a price agreed to by the subdivider and City Council, or by the passage of a resolution declaring its intent to appropriate such property to a public use, then the recommendation by the Planning Commission for a width in excess of eighty (80) feet shall not be used as grounds for disapproval of either the improvement plans or plats.

(15) if City Council advises the Planning Commission prior to the maximum time limits set out above that it has no intention of proceeding with the desired acquisition, then the Planning Commission shall consider a design for the subdivision which does not deny the immediate lawful use of the property within such proposed right-of-way, but recognizes a possible future acquisition of such right-of-way and provides accordingly for a minimum degree of resultant disruption to the remaining streets and lots of the subdivision.

(b) Street Names, Signs, and Numbering.

(1) Street names shall be selected that will not duplicate or be confused with the names of existing streets in the City of Sharonville and in Hamilton or Buter Counties irrespective of modifying terms such as street, avenue, boulevard, etc. Streets that are or will eventually be continuations of existing or platted streets shall be named the same. Street names shall be included on the preliminary plat and final plat.

(2) When a new street is a direct extension of an existing street, the name shall remain the same.

(3) The developer, at their expense, shall install traffic control devices within the subdivision and where subdivision streets connect with existing streets in accordance with the recommendations of the traffic impact study. These devices shall meet all applicable standard as established by the City.

(4) Address numbers shall be assigned by the City in accordance with the current numbering system.

(1) The angle of intersection between local streets and arterial or collector streets shall not vary more than ten (10) degrees from a right angle. All other streets shall intersect each other as near to a right angle as possible.

(2) At the intersection of two streets, the corner of property lines shall be rounded by a radius of not less than twelve and one-half (12.5) feet.

(3) All intersecting streets shall have a minimum curb or edge of paving radius of twenty-five (25) feet.

(4) The minimum radius, noted above, shall be increased when the smallest angle of intersection is less than sixty (60) degrees, or in any case where the Planning Commission considers an increase necessary.

(5) At an intersection of alleys, a five (5)-foot chord shall cut off each corner.

(d) Street Types.

(1) Street right-of-way widths and pavement widths shall comply with the following:

TABLE 1125-1: MINIMUM STREET RIGHT-OF-WAY AND PAVEMENT WIDTHS
Street Type	Minimum Right-of-Way Width	Minimum Pavement Width
Highways	As determined by the agency having jurisdiction over the street and as approved by the Planning Commission	As determined by the agency having jurisdiction over the street and as approved by the Planning Commission
Arterial or Collector Street	60 feet
Local Streets	60 feet	29 feet without a curb or 30 feet back-to-back of curbs when curbs and gutters are provided.
Alleys	20 feet	20 feet

(2) Where there are unusual topographical or other physical conditions, the Planning Commission may require a greater or lesser right-of-way width than that indicated in this section.

(3) Vertical and Horizontal Alignment.

A. For highways, arterial, and collector streets, profile grades shall be connected by vertical curves of a minimum length, measured horizontally, equivalent to fifteen (15) times the algebraic difference between the rates of grade, expressed in feet per 100. For local streets and alleys, one-half that minimum.

B. The radii of centerline curvature (horizontal alignment) shall be:

i. Highways: 500 feet.

ii. Arterial or collector streets: 200 feet.

iii. Local streets: 100 feet.

C. There shall be a tangent between reverse curves of at least 100 feet, wherever possible. In any case, standards shall be such as to produce visibility to the satisfaction of the City Engineer. All horizontal curves shall show the complete functions of such curve and each P.C. (point of curvature) and P.T. (point of tangent) shall be stationed.

(4) Profiles and Grades.

A. All streets, including side streets and alleys within the limits of the subdivision shall be graded the full width between street property lines and all roadways shall be paved.

B. All proposed grades shall be the centerline grades of the respective streets and shall be indicated in complete detail in profiles and referenced to the stationing shown on the Plan.

C. The maximum grades shall not exceed six percent (6%) for main and secondary thoroughfares or twelve percent (12%) for minor or local service streets and alleys. The minimum grade of all streets shall be one-half of one percent (1%). Grades across intersections shall not be in excess of four percent (4%) except at the discretion of the City Engineer. The maximum grade of a crosswalk shall be twelve percent (12%), unless supplemented by steps.

D. All changes in grade shall be connected by vertical curves of minimum length equal to fifteen (15) times the algebraic difference in rate of grade. The P.C. and P.T. of all vertical curves shall be stationed and elevations shall be shown at least every twenty-five (25) feet within the limits of vertical curves.

(5) Construction and Standard Drawings; Typical Sections.

A. All streets shall have concrete combined curbs and gutters and shall be constructed in accordance with the State of Ohio, Department of Highways, Construction and Materials Specifications, including amendments thereto, in effect on the date of approval of the Improvement Plan.

B. Standard pavement drawings shall be either Ohio Department of Transportation standards or Butler or Hamilton County standards, as applicable, all of which are on file in the office of the City Engineer and are titled "Typical Sections of Streets Required for Subdivisions". Typical sections shall be drawn in accordance with Types 1, 2, 3 or 4 of the standard pavement drawings.

C. Combined roll type concrete curb and gutter shall be thirty (30) inches wide from back of curb to inside edge of gutter, and of Class "D" mix concrete. The entire right-of-way of all streets shall be graded the full width between property lines with appropriate slopes for cuts and fills beyond property lines. Proof of necessary right-of-way shall be required.

D. The street may be Type 2 (reinforced concrete), or, if Type 1, 3 or 4, all ditches shall be backfilled with gravel.

(6) Joints in Concrete Pavement. These provisions shall apply to reinforced (T-71) and nonreinforced (T-70) pavement.

A. One-inch, non-extruding expansion joint (Type A or B Dowel Bar Unit) shall be installed in the pavement on each side of all intersections in accordance with the standard pavement drawings. Expansion joints shall be placed not farther than 600 feet apart.

B. Transverse false (dummy) joints shall be constructed every fifteen (15) feet. Transverse joints between pours shall be standard key joints or standard construction joints.

C. Longitudinal joints between pours shall be standard key joints.

D. All joints shall be thoroughly cleaned and sealed in accordance with the applicable section of Ohio State specifications.

E. All inlets, manholes, valve chambers, etc., shall be boxed or blocked out in accordance with the standard pavement drawings.

(7) Cul-de-Sacs.

A. The maximum length of a cul-de-sac shall be 800 feet unless necessitated by topography or other circumstances beyond the subdivider's control. Each cul-de-sac shall be provided with a turnaround having a minimum right-of-way radius of fifty (50) feet. The road surface within the cul-de-sac right-of-way shall conform, for dimensions, to the City's standard drawings.

B. Where a proposed street ends in a cul-de-sac, a "T" or ball-shaped turn-around may be acceptable. If a ball-shaped turn-around is proposed, the minimum curb radius shall be twenty-seven and one-half (27.5) feet. If a "T" is proposed, the minimum radius shall be twenty-five (25) feet.

(8) Half Streets. The dedication of half streets shall not be permitted except in special situations. Where there exists a dedicated or platted half street or alley adjacent to the tract being subdivided, the other half shall be platted if deemed necessary by the Planning Commission.

(9) Alleys. Alleys shall not be permitted in residential districts except in special situations. 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. Dead-end alleys shall not be permitted.

(10) Underdrainage. Adequate underdrainage in accordance with the standard construction drawings shall be provided when determined by the City Engineer. (Ord. 2022-22. Passed 5-10-22.)

1125.14 SIDEWALKS.

(a) Sidewalks shall be constructed on both sides of all streets within all subdivisions.

(b) One course cement sidewalks of Class "C" concrete, four (4) feet wide and five (5) inches thick (seven (7) inches thick across driveways), shall be constructed where shown on the plat or typical section and including all walkways.

(d) Final determination of the necessity for the construction of sidewalks in any specific instance shall rest with the Planning Commission. (Ord. 2022-22. Passed 5-10-22.)

1125.15 UTILITIES.

(a) Improvements to be Installed Before Paving. Sewer and water line house connections or crossovers shall be installed before the paving of the streets, unless written permission has been obtained from the City Engineer to do otherwise.

(b) Water.

(1) Proposed new water mains in existing roads or streets shall generally be located on the north or east side of the existing road or street outside of the existing or proposed pavement area.

(2) The layout of a new water main system and appurtenances shall be approved by the engineers of the agency, who will supply the water to the system, either directly and/or indirectly through the Greater Cincinnati Water Works.

(3) All materials used and the installation of those materials in the line shall be in accordance with the specifications and charges for inspection of the agency, who will supply the water to the main and/or the Greater Cincinnati Water Works.

(4) Fire hydrants shall be placed at approximately 400-foot intervals.

(5) There shall be four (4) control valves at each cross intersection and three (3) control valves at each "T" intersection. All main line control valves shall be housed in a standard brick valve chamber. Fire hydrant control valves may be housed in a standard valve box.

(6) Wherever it is possible, proposed mains shall connect to existing mains. Dead-ends shall not be permitted where it is possible to obtain a closed circuit to existing mains.

(7) The size of water mains to be installed in a new system will be determined by the water supply agency and/or the City Engineer, and installed in accordance with the City-County water contract.

(8) All water service branches from the water mains to the property line will be installed by the water supply agency and/or its agent, upon application and payment of the tapping charge.

(9) Upon the approval of a water main plant showing all of the construction details of design, etc., the Greater Cincinnati Water Works will make a preliminary estimate of cost of construction for the water main. The subdivider then shall make a formal request for permission from the City to construct the water main and appurtenances at their own cost and expense and in accordance with the plans, specifications, City-County water contract and estimate on file in the Greater Cincinnati Water Works. The subdivider shall agree to pay to the City two percent (2%) of the estimated cost for overhead and maintenance charge. He shall agree in the request to save the City and all its representatives harmless from all suits, actions or claims of any character brought on account of any injuries or damages sustained by any person or property in consequence of any neglect in safeguarding the work or through the use of unacceptable materials in the construction of the improvement or on account of act or omission by the subdivider, or their agents.

(d) Sanitary Sewers. Where a public sanitary sewer is within reasonable access of the subdivision as determined by the number of lots, the distance from and capacity of existing sewer lines, and the topography, each lot therein shall be provided with a connection to such sanitary sewer. All sewers shall be designed and constructed in accordance with Metropolitan Sewer District (MSD) standards.

(e) Storm Drainage and Storm Water Detention.

(1) The drainage system for each subdivision shall be designed based on the City's current adopted design criteria for storm drainage.

(2) Where water detention is required to meet these standards, the water detention area shall not be part of any street.

(3) The design of the drainage system, including pipe and culvert size, and the design of the water detention area, shall conform to specifications as contained in the City's standard drawings.

(4) The following plat language shall be included on subdivision plats with regard to addressing storm water drainage and maintenance.

A. Private Drainage Easements. The City of Sharonville and Hamilton or Butler County, as applicable, does not accept private drainage easements shown and or referenced on this plat and the City of Sharonville and Hamilton or Butler County, as applicable, are not obligated to maintain or repair any channels or installations in said easements. The easement area of each lot and improvements in it shall be maintained continuously by the owner of the lot, and within these easement areas, no structure, planting or other material shall be placed or permitted to remain which may obstruct, retard, or change the direction of the flow of water through the drainage channel in the easement areas.

B. Private Drainage Easements Between Lots. Unless otherwise designed on the record plat, a ten (10)-foot-wide private drainage easement shall exist along all common lot lines, the common lot line being the centerline of said easement for the construction and maintenance of storm drainage and associated appurtenances.

(f) Underground Utility Distribution and Communication Facilities. The installation, construction, and expansion of electric, telephone, cable television and/or all new services for subdivisions shall generally be placed underground subject to the following conditions and exceptions:

(1) Transmission lines are exempt from this section. Transmission lines are defined as those lines constructed between generating stations and substations.

(2) Underground utilities shall serve the subdivision within or along the right-of-way of existing or proposed public streets, provided that prior to installation of such facilities, the subdivider pays the utility companies' schedules and/or associated charges and gives written commitment to pay the utility company for the cost of any relocation of such facilities and to provide all easements necessary for relocation and for any extensions. The subdivider shall provide necessary easements to the utility companies at no cost.

(3) All service lines connecting the customer's service within the utility company's underground distribution lines shall be installed underground to connection points on the distribution facilities determined by the utility company. The customer's service line shall be installed by the subdivider or customer, except for communications service lines. The actual connection to the utility company's facilities shall be made by the utility company. Underground electrical wiring shall be a minimum of thirty (30) inches below final grade and shall be bedded in and covered by a minimum of four (4) inches of sand, or shall be protected by commercially available plastic tile, such as "core-flo" or an approved equal.

(4) Installation of pad mounted transformers and communication interconnection cabinets are required and nothing in this section shall be construed as requiring the installation of this equipment underground. The use of underground transformers shall not be permitted. Prior to paving any street, the developer shall install, at its own cost, acceptable separate conduit cross-overs for electric and communication facilities at locations specified by the utility company.

(5) Temporary overhead services of electric and telephone utilities shall be allowed, provided that all permanent electric, telephone and cable television services within and adjacent to a new subdivision or commercial and industrial use shall be underground. For purposes of this section, "temporary overhead service" means:

A. Service necessary for immediate public convenience and necessity and constructed to serve only on an interim basis until permanent underground services can be installed; or

B. Service which, in order to reach a new subdivision or commercial or industrial use, must be extended from existing overhead service through undeveloped parcels of land not included in the subdivision or commercial or industrial use.

(Ord. 2022-22. Passed 5-10-22.)

1125.16 EASEMENTS.

(a) Easements of at least four (4) feet in width shall be provided as required for public improvements located outside of the right-of-way lines unless a reduced width is permitted by the City Engineer or an alternative width is specifically required in this code.

(b) Easements of greater width may be required along or across lots as necessary for the extension of main sewers or other utilities or where both water and sewer lines are located in the same easement.