Sheffield City Zoning Code
CHAPTER 1123
Subdivision Design
1123.01 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;
(c) Encourage the wise use and management of land and natural resources throughout the Village;
(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 Village 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, and general welfare of the Village.
(Ord. 2879. Passed 10-23-23.)
1123.02 APPLICABILITY.
The developer of a subdivision or any development that requires public improvements 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 adopted plans and any other adopted policies of Sheffield Village.
(Ord. 2879. Passed 10-23-23.)
1123.03 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 adopted plans and any other adopted 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 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 Sheffield Village Construction Specifications and standard drawings, as may be amended. (Ord. 2879. Passed 10-23-23.)
1123.04 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 the 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 Village Administrator shall not issue building permits or authorizations to proceed following zoning compliance review 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 and 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.
(e) No development shall have partial phases approved.
(f) Request for Inspection. Following the complete installation of all improvements, applicants seeking the issuance of building permits or authorizations to proceed following zoning compliance review prior to plat approval shall submit a letter to the Planning Commission Clerk requesting the Village to inspect installed improvements.
(g) Certification by Village Engineer. Upon receipt of the inspection request letter, the Planning Commission Clerk shall forward such letter to the Village Engineer. The Village Engineer, within ten (10) working days. Shall inspect all improvements and notify the applicant as to the status of all improvements. If improvements are satisfactory, the Engineer shall forward a letter to the applicant that certifies the following:
(1) All storm and sanitary sewer and water lines approved in the improvement plans for the proposed subdivision have been completely installed and tested satisfactorily; and
(2) All pavement for the proposed subdivision, as required according to the Subdivision Improvement Standards as approved by the Planning Commissions, which are maintained on file with the Village Engineer, has been completely installed for a minimum of seven (7) days, and all required joints of the same are sealed.
(h) Submission of Applicants and Letter of Certification. Applicants shall submit a zoning compliance review application to the Village Administrator, along with the letter of certification from the Village Engineer stating that all conditions identified in Section 1123.04(g) hereof have been met. After the Village Administrator receives the application and letter of certification, they may issue the building permit or authorizations to proceed following zoning compliance review. (Ord. 2879. Passed 10-23-23.)
1123.05 BOND REQUIRED.
(a) Performance Bond. No plat of a subdivision of land within the Village shall be approved by the Planning Commission until there has been submitted to Village Council an engineering plan of all improvements to be constructed in the subdivision and until the plan has been approved by Village Council and the improvements have been constructed according to the plan, or, in lieu thereof, there has been deposited with the Village a performance bond in the sum of the cost of the improvements, as determined by the Village Engineer, in a form approved by the Director of Law and with a completion date satisfactory to Village Council.
(b) Maintenance Bond. No improvements shall be approved or accepted by the Village after construction until the Village is furnished with a maintenance bond in a form acceptable to the Director of Law, in the amount of ten percent (10%) of the construction cost of such improvements and for a term to be determined by Village Council, but not to exceed a period of two (2) years.
(c) Deposit Required. No plat shall be approved until there is deposited with the Village a sum equal to not less than two percent nor more than four percent (4%) of the construction cost of such improvements, as determined by the Village Engineer, to be used to defray the costs of inspection of the installation of such improvements by the Village. Any portion of the deposit which is not so used shall be returned to the persons making the deposit upon the acceptance of the improvements by the Village. (Ord. 2879. Passed 10-23-23.)
1123.06 GENERAL DESIGN REQUIREMENTS.
(a) General Suitability of Land for Development. If the Planning Commission and the Village Council find that the land proposed to be subdivided 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 Village 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) Projection of Improvements. Where adjoining areas are not subdivided or developed, the arrangement of streets and utilities in new subdivisions shall make provision for the proper projection of streets (i.e., provide for temporary dead-end streets and utilities where street connections can be made to the adjacent land) as required by the Village Administrator. Such arrangements shall be made to the subdivision boundary or up to the edge of the phase of buildable lots.
(c) Topography, Floodplain Areas, Wetlands, and Natural Areas.
(1) Natural amenities (including views, mature trees, creeks, riparian corridors, rock outcrops, and similar features) shall be preserved and incorporated into the 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 Village'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 Village Council, upon recommendation by the Planning Commission and upon the advice of the Village Administrator.
(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) A subdivision shall be planned so that as many lots as possible will be above the street grade. On irregular topography, streets shall be designed to avoid extensive cuts and fill and to comply with grading standards hereinafter established for private driveways and yards as well as for the streets. Streets approximately parallel to contour lines shall be adjusted so that the lots on one side of the street will not be excessively below the street grade.
(d) Homeowners' or Property Owners' Associations. See Section 1109.06(b)(9)D for requirements for homeowners' or property owners' associations.
(e) Subdivision Names. The proposed name of the subdivision shall not duplicate or too closely approximate phonetically the name of any other subdivision in the Village or Lorain County. The Village shall have final authority to designate the name of the subdivision.
(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 issuance of a building permit or authorizations to proceed following zoning compliance review. 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 the dedication of public improvements.
(g) Monuments and Markers.
(1) A monument shall be accurately placed at each corner, at changes in the direction of the boundary at each street intersection, at points of curves of streets, at intermediate points and corners of lots, and at other locations as may be required by the Village Engineer.
(2) The monuments shall be either concrete, six (6) inches by six (6) inches by thirty (30) inches long, with an iron pin in the center, or metal monuments, as approved by the Village Engineer.
(3) The top of the monument shall be set at the finished grade upon the completion of the grading of the streets and the lots.
(4) Property pins shall be set at all lot corners, points of tangency, and points of curvature.
(Ord. 2879. Passed 10-23-23.)
1123.07 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.
(b) 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.
(c) The lots shall be more or less 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.
(d) 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. Where a street terminates on another to form a "T" intersection, the side lot lines shall be planned so that a dwelling site will not be directly on the projected line of the street which intersects.
(e) Corner lots shall be of sufficient width to permit the required building set-back line for each street the lot abuts.
(f) Flag (panhandle) lots or double frontage (through) lots shall be discouraged and may only be approved if necessitated by unique features or other special physical conditions as deemed necessary by the Planning Commission. These lots shall meet the requirements established for the applicable lot type in Section 1113.01(d)(3).
(g) 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.
(Ord. 2879. Passed 10-23-23.)
1123.08 BLOCKS.
(a) The arrangement of blocks shall be such as to conform to the street planning criteria set forth in Section 1123.11 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. The lines and boundaries of blocks shall be adjusted to conform to the topography and natural features, such as streams and lakes so that rear or side lot lines will coincide with corporation lines.
(b) Block lengths shall be planned to average 1,320 feet unless otherwise approved by the Planning Commission. Block widths shall be generally planned to accommodate two (2) tiers of lots, except that a single tier of lots may be required by the Planning Commission to separate residential development from major streets, adjoining nonresidential land uses, or unusual topographic features.
(c) 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.
(d) 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.
(e) Pedestrian ways having a minimum right-of-way of four (4) feet and in a straight line may be required across excessively long blocks or at the end of cul-de-sac streets for access to schools, playgrounds, bus stops, or to other public facilities where convenient pedestrian circulation has not been provided by sidewalks and or streets.
(Ord. 2879. Passed 10-23-23.)
1123.09 STREET LIGHTING.
Street lighting for all new subdivisions within the Village shall be provided by the electric company, subject to the following provisions:
(a) The developer's choice of the means and styles of street lighting for any particular new subdivision shall be limited to those styles and systems currently available from the local electric company for such street lighting purposes.
(b) The street lighting system for a new subdivision shall be of a uniform nature and style within that subdivision. (Ord. 2879. Passed 10-23-23.)
1123.10 RAILROADS.
Where railroads are involved, provision for grade separation, buffer strips, and other protective media shall be required to the extent and type as may be practical.
(Ord. 2879. Passed 10-23-23.)
1123.11 STREETS AND THOROUGHFARES.
(a) Street Classification. In order to promote public safety and convenience, streets shall be planned to serve particular functions as follows:
(1) Primary Streets. Primary streets shall be primarily for the efficient circulation of traffic into, out, or around the village and to carry high volumes of traffic between centers of traffic generation.
(2) Secondary Streets. Secondary streets shall be for collecting traffic from or distributing it to local streets, connecting with primary streets, and providing access to abutting properties.
(3) Local Streets. Local streets shall be for providing access to abutting properties and circulation of slowly moving traffic and pedestrians within a neighborhood.
(4) Cul-de-Sacs. A street that terminates in a vehicular turnaround.
(b) General Street Design.
(1) If a tentative or suggested plan or plat for the area has been made by the Planning Commission or any other public agency designated by the Planning Commission, the street layout shall be in general conformance thereto.
(2) The proposed subdivision and its ultimate use shall be in the best interests of the public welfare and the neighborhood development of the area. The subdivider shall present evidence to this effect when requested by the Planning Commission.
(3) The tract to be subdivided should not be a part of, or encroach upon, an area or areas designated in adopted plans for future public facilities.
(4) Frontage on high-volume express highways shall be provided with a parallel service street or such other medium of access as may be appropriate to the conditions.
(5) The arrangement, character, width, grade, construction, and location of all streets shall conform to the comprehensive land use plan, or other applicable street plans, for the Village that are in effect at the time of final plat submission.
(6) The street layout shall provide access to all lots and parcels of land within the subdivision.
(7) 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 land use plan or other applicable street plans.
(8) 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) Proposed streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable gradient.
(11) A street that is not constructed to Village standards will not be accepted by the Village for dedication as a public street.
(12) Approval shall not be given for streets within a subdivision that would be subject to flooding. All streets must be located at elevations that will make them flood-free in order that no portion of the subdivision would become isolated by floods.
(13) In the interest of public safety, and as a matter of policy, all points of ingress and egress shall be located as far as possible from the intersection of two (2) or more primary streets or highways.
(c) 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.
(d) Street Signage. All new subdivisions shall be required to install street signage within each phase on all public and private streets. The signage shall be installed prior to acceptance by the Village, and the road being open to vehicular traffic. The signage must be shown on the improvement plans/site plans as submitted for review by the Planning Commission.
(e) Street Names and Numbering.
(1) Street names shall be selected that will not duplicate or be confused with the names of existing streets in Sheffield Village and in Lorain County, 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) Address numbers shall be assigned by the Village in accordance with the current numbering system.
(f) General Street and Right-of-Way Design Standards.
(1) The standards of the American Association of State Highway and Transportation Officials (AASHTO), as published in A Policy on Geometric Design of Highways and Streets, 1984; A Policy on Design Standards for Stopping Sight Distances, 1971; and subsequent publications modifying those standards by AASHTO, in effect at the time of final plat submission, shall govern the design of subdivision streets and abutting Village, county and township roads. The "Desirable Sight Distance Values" will govern in all but the most unusual instances and any lesser values must be recommended by the Village Engineer before the preliminary design plan is approved by the Planning Commission.
(2) The pavement design shall be calculated and submitted by a registered engineer with the preliminary plat approval.
(3) The subdivider shall be responsible for all required improvements, including the required pavement width measured from back-to-back of curbs on an undivided street. On a divided street, the subdivider shall be responsible for the sidewalk, if required, one curb, one-half of the required pavement measured to the back of the curb, and storm drainage.
(4) When developing along one side of an existing street or roadway, which is included in any approved street plans, the subdivider shall be responsible for one curb, the pavement widening to the thoroughfare width of their side, all necessary adjustments to existing pavement, and storm drainage for the street in accordance with an agreement with the Village Engineer. Where sight distances or other engineering requirements make it imperative, the pavement adjustment responsibility shall include the replacement of up to the entire existing pavement, also in accordance with an agreement with the Village Engineer.
(5) Vertical Alignment.
A. All changes in grades shall be connected by vertical curves of a minimum length in feet equal to twenty (20) times the algebraic difference in the rate of change of grade expressed in feet per 100 feet. Longer vertical curves shall be used when needed for sight distances as determined by the design engineer and approved by the Village Engineer.
B. No street grade shall be less than four tenths percent (0.4%) and on stop streets, the grade shall not exceed two percent (2%) positive or three percent negative within 100 feet of an intersection with local streets or 150 feet for all other intersections unless otherwise approved by the Village Engineer. The positive is considered going up from the intersection, and the negative is going down from the intersection.
C. Whenever the subdivider changes the grade of an existing street outside the limits of the development, and the grade change requires adjustment to meet existing improvements (streets, driveways, walks, and the like), such adjustments are required will be the responsibility of the subdivider, as approved by the Village Engineer.
(6) Pavement Width Requirements. The minimum widths of pavement required shall be as follows:
A. Concrete with a curb shall have a minimum pavement width of twenty-six (26) feet.
B. Asphalt with a curb shall have a minimum pavement width of twenty-six (26) feet.
(g) Special Street Types and Street Requirements. The following requirements shall apply to special street types or under the specified circumstances:
(1) Primary Streets. Where a subdivision of one-family dwellings abuts a primary street, the Planning Commission shall require the developer to prepare sketches and estimates of a plan based on marginal access streets of such other treatment as the fronting of lots on perpendicular local streets in order to protect the residential property from the movement of heavy traffic and to eliminate driveways cutting into a primary street.
(2) Secondary Streets. The layout shall be related to the topography and natural features. Driveway access shall be minimized to facilitate the free flow of traffic and avoid traffic hazards.
(3) Local Street.
A. Local streets shall have a sixty (60)-foot wide right-of-way, and the layout shall be related to the topography and natural features.
B. The street pattern shall be indirect to prevent through traffic and yet continuous; it shall be formed of straight, moderately winding, curved, loop, angular, or L-streets with T-intersections predominating.
(4) Cul-De-Sac Streets. Streets with cul-de-sacs shall have a sixty (60)-foot wide right-of-way and shall be permitted only where parcels are isolated by surrounding allotments, with no available access, where continuous streets would require excessive grading because of very irregular topography, or where other types of streets would not provide sufficient discouragement of through traffic. Where approved, cul-de-sacs shall comply with the following:
A. The length of cul-de-sacs shall not exceed 1,200 feet.
B. A permanent turnaround shall be provided, having an outside pavement diameter of at least 100 feet and a property line diameter of at least 134 feet.
C. If the cul-de-sac is not open in the direction of schools or playgrounds, a pedestrian-way shall be provided.
D. The minimum pavement width at the end of the cul-de-sac shall be twenty-six (26) feet.
E. A landscaping mound is permitted at the diameter of a cul-de-sac if such plantings contained therein permit an unobstructed view three feet and above across the cul-de-sac.
(5) Temporary Dead-End Streets.
A. Temporary dead-end streets shall be permitted only where there are future plans to continue the street into another phase of the subdivision or into an adjacent, future subdivision. In such cases, a temporary turnaround shall be provided with a design approved by the Village Engineer.
B. Provisions for maintenance and the removal of the temporary dead-end street shall be required for any additional plat approvals.
C. Temporary dead-end streets longer than 600 feet are prohibited.
D. A "T" turnaround (temporary only) may be permitted on a temporary dead-end street that has a length of more than 200 feet in-lieu of a cul-de-sac that is required for permanent dead-end streets. Such turnarounds shall be designed to allow vehicles to turn around with only one backing-up movement. See Figure 1123-A. The turnaround area shall be the same width as the street it abuts and shall be at least seventy-five (75) feet long.
Figure 1123-A: Illustrative example of a temporary "T" turnaround.
E. If a dead-end street extends one lot depth or less past a street intersection, a "T" turnaround will not be required.
(6) Permanent Dead-End Streets.
A. Permanent dead-end streets are prohibited unless they include a turnaround (cul-de-sac) in accordance with the above sections.
B. Permanent dead-end streets shall not exceed 600 feet in length as measured from the centerline of the intersecting street to the center of the turn-around. Permanent dead-end streets may be longer where unique topographic or other physical conditions exist, making a through street impractical.
(7) Streets for Multi-Family Developments. Dedicated streets for multi-family developments shall be planned to connect with primary or secondary streets so as not to generate large volumes of traffic on local residential streets. Vehicular and pedestrian access shall be adequate and convenient to each dwelling unit, planned so that a street, access drive, parking area, or delivery area will be located no more than 100 feet from every main or service entrance of a building.
(8) Streets for Nonresidential Subdivisions.
A. Streets serving nonresidential developments (e.g., commercial or industrial) and accessory parking areas shall be planned to connect with collector or arterial streets so as not to generate traffic on local residential streets.
B. The Planning Commission may require the dedication and improvement of service roads along major streets.
(9) Half-Streets. The dedication of new half-streets shall not be permitted. Where a dedicated or platted half-street exists adjacent to the tract being subdivided, the other half shall be platted.
(10) Private Streets.
A. Private streets are discouraged.
B. Where constructed, a private street shall be constructed to the minimum standard of a public street in accordance with this code.
C. The Village shall not be responsible for maintenance, snow plowing, cleaning, or provision of similar public street services for private streets.
D. Property owners abutting a private street may request that the Village accept the street as a public street dedication at a later date, but the Village shall not be required to accept such dedication.
E. In no instance shall the Village accept a private street as a public dedication until such street is shown to meet all applicable street design standards required for public streets in this code.
(11) Deceleration Lanes. All subdivisions shall have deceleration lanes accessing the primary street of the Village at the intersection of the subdivision's street and the primary street that shall include all through streets in order to facilitate the ingress and egress of the traffic of the subdivision. All deceleration lanes shall be 150 feet long and twelve (12) feet wide. The layout of deceleration lanes shall be part of the subdivision sketches and site plan prepared by the developer to be presented to the Planning Commission for review. (Ord. 2879. Passed 10-23-23.)
1123.12 OTHER PUBLIC IMPROVEMENTS.
(a) General Requirements for Utilities and Underground Facilities.
(1) All public and common electric, cable, and telephone lines and other utilities shall be located underground in all residential, office, commercial, and industrial subdivisions and districts, and shall be placed in their own easement, shown on the final or record plat. These underground utility requirements shall also apply to any lines required to serve the new development that extends outside the boundary of the development. The conduits or cables shall be located within easements or public rights-of-way in separate trenches in a manner that will not conflict with other underground services.
(2) In industrial subdivisions where the electric power provider advises the Village that the power load requirements are sufficiently large as to make underground service impractical or unfeasible, electric, cable, and telephone lines may be installed overhead along rear lot lines with the approval of the Village Engineer. Should the Village Engineer approve an overhead distribution system, all connections to it shall be made underground. All facilities are to be constructed on one side of the road without overhead crossovers.
(3) Where cable, fiber optic, television, or similar services or conduit is or will be in operation, the applicant shall install cable or conduit for such service simultaneously with and in the same manner as electric and telephone cables are installed, both within the right-of-way and to individual building connections.
(4) All sewer and utility pipelines shall preferably be placed outside the limits of the pavement. All excavations for public utilities made under paved areas shall be properly backfilled with approved granular materials thoroughly compacted in place and subject to approval by the Village Engineer.
(5) All storm drainage grates shall be constructed to allow bicycles to pass over the grate safely and shall have the words "No Dumping, Drains to Stream" or similar cast into the grate.
(b) Sanitary Sewers. The following requirements shall govern sanitary sewer improvements:
(1) Where an adequate existing public wastewater treatment system is reasonably accessible, in the determination of the Village Engineer, public sanitary sewers shall be installed to adequately serve all lots, including lateral connections to the public system. Public sewer system extensions shall meet the requirements of the Ohio Environmental Protection Agency and Village standards.
(2) Combinations of sanitary sewers and storm sewers shall be prohibited.
(3) Sanitary sewers shall be extended through all lots and rights-of-way within the approved plat.
(c) Water Supply.
(1) Wherever water can reasonably be provided from a public water main, water connections shall be made available for each lot within the Water Department furnishing the water supply.
(2) Water mains shall be extended through all lots and rights-of-way within the approved plat.
(3) A written agreement shall be made and entered into with the Water Department and the Village Service Department in question for the installation of such water mains, services, and fire plugs as deemed necessary or required in accordance with Village standards to properly serve the proposed allotment. The agreement shall state the work to be done, the portion to be financed by the developer, the charges to be made by the Water Department for its portion of the work, and, if refunds are to be made, the terms for reimbursing the developer for the portion of the work they financed.
(d) Storm Drainage. Grading shall be done, and drainage structures shall be installed to the extent and type as may be required by the Village Engineer and further regulated in Chapter 1359 of the Code of Ordinances.
(e) Electric, Telephone, Cable, and Fiber Optic.
(1) Electric service and telephone service shall be provided within each subdivision.
(2) Gas service and fiber optics shall be required where reasonably accessible.
(3) All electric, telephone, cable, fiber optic, and similar transmission lines shall be designed and installed in compliance with the applicable standards of these regulations and the authority having jurisdiction.
(4) Any aboveground required poles or lines should be placed at the rear of lots to the maximum extent feasible.
(Ord. 2879. Passed 10-23-23.)
1123.13 SIDEWALKS REQUIRED.
1123.14 ACCESS FOR HANDICAPPED.
Wheelchair ramps on sidewalks along public streets, parking lots, and building entrances shall be constructed in accordance with the provisions of the Americans with Disabilities Act (ADA) of 1990. (Ord. 2879. Passed 10-23-23.)
1123.15 STREET TREES.
(a) All street trees shall be provided and placed outside of the street right-of-way.
(b) The selection and spacing of trees shall be in accordance with a street tree plan if one is adopted or as is approved by the Planning Commission and the Village Council during the subdivision review procedure.
(c) Trees that have undesirable characteristics, such as excessively thick foliage, low branches, unpleasant odors, susceptibility to disease or attack by insects or large root systems, such as poplar, willow, cottonwood, American elm, nut and fruit trees, ailanthus, mountain ash, and Oregon maple, shall be prohibited within twenty-five (25) feet of a public sewer.
(d) Poplar, willow, and cottonwood trees, if planted on private property in the Village, shall be located not less than 100 feet from any public sewer.
(Ord. 2879. Passed 10-23-23.)