Struthers City Zoning Code
TITLE THREE
Subdivision Control
1103.01 DEFINITIONS.
"Allotment" and "subdivision" are used herein synonymously and refer to any subdivision of land into either streets or lots, or into lots and intended to be recorded as a plat.
(1955 Code. §1103.01)
1103.02 RULES AND REGULATIONS.
The rules and regulations relative to the platting of land and the dedication of new streets to be shown on such plats and set forth in the following sections of this chapter are hereby adopted and promulgated.
(1955 Code. §1103.02)
1103.03 PLATS.
The plat of a proposed subdivision shall show all lots and streets by accurate dimensions and shall be drawn in ink upon good quality tracing cloth. It shall ordinarily be drawn either to the scale of one inch equals one hundred feet, or one inch equals fifty feet. All dimensions shall be shown in feet and decimals of a foot. The plat shall be complete and consistent in itself as to all measurements. The streets shown on the plat shall be named as required by the ordinances of the City.
(1955 Code. §1103.03)
1103.04 ADJOINING PROPERTY SHOWN.
The plat shall show the location of the terminals of existing streets in adjoining property with such dimensions as are necessary to show their relation to streets which are being dedicated by the plat. The plat shall show the location of monuments placed on the ground to define street lines.
(1955 Code. §1103.04)
1103.05 SURVEYOR'S STATEMENT.
The plat shall contain a statement from the surveyor preparing the same, definitely identifying the lands proposed to be dedicated to the public, with proper dedicatory clause, all as provided by law.
(1955 Code. §1103.05)
1103.06 PROFILES AND TOPOGRAPHICAL MAPS.
Profiles of the streets to be dedicated, showing existing surface elevation and proposed grade of such streets, shall be filed with the Zoning Commissioner. Profiles shall be made upon tracing cloth to the scale of one inch horizontal equals fifty feet, and one inch vertical equals five feet. When required by the Zoning Commissioner, a topographical map of the territory to be allotted shall be furnished in addition to the street profiles.
(1955 Code. §1103.06)
1103.07 ABSTRACTS AND CERTIFICATES OF TITLE.
An abstract, certificate of title, or guarantee of title, showing title to the lands dedicated free and clear of all encumbrances and good in the City and meeting the approval of the Director of Law shall be furnished to the City and become its property.
(1955 Code. §1103.07)
1103.08 RESERVE STRIPS.
No plat or map of a proposed street or allotment showing reserve strips controlling access to public ways, or showing strips of land which will not prove taxable for special improvements, will be approved; provided, however, that such reserve strips may be shown when the control and disposal of land comprising such strips are definitely placed within the City under conditions meeting the approval of Council.
(1955 Code. §1103.08)
1103.09 LOCATION AND WIDTH OF STREETS.
The location and widths of proposed streets shall be such as to reasonably fit in with any existing street development in adjoining allotments, so as to provide reasonable continuity of location and width, or with any plan of street development adopted by the Planning Commission or any other public authority. Where the land for a proposed allotment adjoins unallotted property capable of being allotted, the streets in such proposed allotment need only be carried to the boundaries thereof.
(1955 Code. §1103.09)
1103.10 DEAD-END STREETS.
No so-called dead-end streets will be approved for dedication except where physical conditions make the extension of such a street impractical. In such cases a dead-end street may be approved, provided that adequate turning space for vehicles is placed at the dead-end.
Turning space shall be of sufficient size to provide for a paved circular roadway of at least twenty feet in width, the inside radius of which shall be at least twenty-five feet.
(1955 Code. §1103.10)
1103.11 GRADING.
Before final approval will be given upon any plat dedicating streets to public use, the dedicated streets shall have been graded to a grade approved by Council.
(1955 Code. §1103.11)
1103.12 SEWERS AND WATER.
Before final approval will be given to any plat showing streets dedicated for public use and where water feed mains and sewer outlets are available to the property, local water and sewer mains shall be installed in the streets of the proposed development in accordance with plans and specifications approved by Council. Connections thereto must be made with each lot on both sides of the street and such connections shall extend at least two feet back of the curb or cove drain line and shall be installed at the same time as the water and sewer mains. If, however, water feed mains and sewer outlet facilities are not available to the proposed development, the plat will not be approved unless some other adequate water supply and sewage outlet meeting with the approval of Council and the public health authorities are provided and extended to each of the lots of the proposed development unless Council waives this requirement.
(1955 Code. §1103.12)
1103.13 PAVING, CURBS, DRAINS AND SIDEWALKS REQUIRED.
Paving, curbs, drains and also sidewalks, except where sidewalks may be omitted under the provisions of this chapter, shall also be constructed in accordance with plans and specifications approved by Council, before Council will approve a plat showing streets dedicated for public use.
(1955 Code. §1103.13)
1103.14 MINIMUM DEDICATION AND PAVING WIDTHS, SET-BACK, SIDEWALKS AND CURB REQUIREMENTS.
The minimum width of any proposed street dedication between property lines, the width of the paved portion of such street dedications, the style of drain or curb, set-back and sidewalk requirements shall conform to the combination of dimensions shown on the following chart:
*Paragraph | Minimum Dedication (Feet) | Curb or Drain | Paving Width Minimum (Feet) | Sidewalks Required | Minimum Set-back (Feet) | Minimum Lot Width (Feet) |
1 |
50 |
Vertical |
24 |
Yes |
25 |
50 |
2 |
60 |
Vertical |
26 |
No* |
50 |
75 |
3 |
60 |
18" Cove Drains |
24 |
No* |
50 |
75 |
Two Lane With Center Strip | ||||||
1-A |
70 |
Vertical |
2-16 |
No* |
50 |
75 |
2-A |
80 |
Vertical |
2-18 |
No* |
50 |
75 |
3-A |
80 |
18" Cove Drains |
2-18 |
Yes |
25 |
50 |
*See Section 1103.17.
(1955 Code. §1103.14)
1103.15 SIDEWALK, CURB AND DRAIN DIMENSIONS.
When, under Section 1103.14 they are required, sidewalks shall be made of stone or concrete and with a minimum width of five feet. Curbing shall be placed on both sides of any paving strip or street where curbing is to be used, as herein provided, and shall have a thickness of not less than five inches and such height as may be approved by the Zoning Commissioner. Cove drains shall be placed on both sides of any paving strip or street where cove drains are to be used, as herein provided, and shall not be less than eighteen inches wide and constructed so as to meet with the approval of the Zoning Commissioner.
(1955 Code. §1103.15)
1103.16 WHEN WIDER STREETS ARE REQUIRED.
Council upon the recommendation of the Planning Commission, may require wider streets than shown in Section 1103.14 hereof whenever, in its judgment, provisions for safe public travel make the wider streets more desirable, or wherever any general plan of street development adopted by the Planning Commission or Council requires the establishment of streets of greater width. At the intersections of streets all street corners shall be made round. (1955 Code. §1103.16)
1103.17 PARK TYPE DEVELOPMENTS.
So-called park type developments not requiring sidewalks as outlined in Section 1103.14 are permitted only in outlying and uncongested areas of the Municipality, and where adjoining development of like nature permit continuity of the plan, or where the proposed development or portion thereof does not constitute a main thoroughfare providing ingress and egress for existing developments off main thoroughfares.
(1955 Code. § 1103.17)
1103.18 LENGTH OF BLOCKS.
Except as otherwise herein provided and where practical, intersecting streets shall be provided so that no block will be longer than 2,400 feet.
(1955 Code. § 1103.18)
1103.19 CO-TERMINOUS STREETS.
In order that proposed streets may be as nearly co-terminous as possible with existing streets in adjoining allotments, due provision shall be made for the direct continuation of all existing streets which extend to the boundaries of a proposed allotment. In case of adjacent allotments separated by existing thoroughfares, due provision shall be made for continuing in a practical manner such of the existing streets through the proposed allotment as may be necessary for public requirements, subject to the approval of Council.
(1955 Code. §1103.19)
1103.20 STONE MONUMENTS.
Stone monuments provided with drill holes to indicate all street lines shall be placed at street intersections and at points of change of alignment, and at the ends of streets should the same not be at a street intersection. The monuments shall be of a suitable hard stone free from ingredients likely to cause disintegration and shall be at least twenty inches in depth five inches wide and five inches long. The monuments shall be set so that their tops will be approximately ten inches below the established grade of the street.
(1955 Code. §1103.20)
1103.21 CULVERTS, BRIDGES AND DRAINS.
All culverts or bridges necessary within the limits of the streets dedicated, all box culverts and drainage outlets necessary to carry surface drainage, all work necessary in the intersections of the dedicated streets with existing streets, including the repaving of such intersections and the construction of catch basins at such locations, shall be furnished by the owners of the proposed allotment, to the approval and satisfaction of the Zoning Commissioner. (1955 Code. §1103.21)
1103.22 COST OF INVESTIGATION.
At the time of filing the application for the approval of any plat, or at the time plans and specifications for any improvement or improvements are submitted to Council for approval, there shall be deposited with the Auditor an amount of money sufficient in the opinion of the Zoning Commissioner to cover the cost and expense of such investigation as may be necessary to determine whether such proposed allotment conforms to this chapter or its improvements have been made or are being installed in accordance with the requirements of this chapter and plans and specifications approved by Council. The cost and expense of such investigation which shall be made by the Zoning Commissioner or his assistants shall be paid from such deposit upon itemized bills rendered by the Commissioner. In case such expenditure exceeds such deposit, the excess shall be borne by the applicant. In case such expenditure is less than the deposit, the balance shall be refunded to the applicant within a reasonable time after making of such investigation.
(1955 Code. §1103.22)
1103.23 BONDS.
Should it not be desirable or possible to install all of the improvements required by this chapter prior to the submission of the plat to Council for approval, then such plat may nevertheless be approved provided a suitable surety bond or other security acceptable to Council and approved by the Director of Law, is given to the City under the terms of which bond or security the completion of such improvements shall be assured within the time fixed by Council, and the bond or security shall further indemnify the City from any and all liability arising by reason of the unimproved conditions of the streets of such subdivision or which may arise or grow out of the installation of such improvements when undertaken.
(1955 Code. §1103.23)
1103.24 SIGNED APPROVAL.
Any map or plat laying out streets or roads when approved by the Planning Commission shall have such approval endorsed thereon, and after such approval such map or plat shall be retained by the City until it is delivered to the County Recorder. All fees required in connection with the recording of the map or plat shall be paid by the property owners causing same to be made.
(1955 Code. §1103.24)
1103.25 SUPERVISION OF CONSTRUCTION.
The construction of the improvements required under this chapter shall be under the general supervision of the Zoning Commissioner and in accordance with his directions.
(1955 Code. § 1103.25)
1103.26 VARIATIONS PERMITTED.
When the provisions of this chapter do not adequately provide for special circumstances, or for physical conditions of the land, or because of other reasons pertaining to the proposed development, this chapter is inadequate, or when additional provisions are deemed necessary to insure public safety and the general public welfare, variations from the provisions of this chapter may be authorized by a majority vote of the members elected to Council. (1955 Code. §1103.26)
1103.27 STREET ACCEPTANCE.
After the map or plat herein referred to has been recorded and the required improvements in a street are made, an ordinance accepting such street as a public thoroughfare may be passed by Council.
(1955 Code. §1103.27)