Tiffin City Zoning Code
TITLE ONE
Subdivision Regulations
1121.01 TITLE.
1121.02 ADMINISTRATION.
These regulations shall be administered by the Planning Commission, except as otherwise specified.
(Ord. 77-55. Passed 9-6-77.)
1121.03 JURISDICTION.
These regulations shall be applicable to all subdivisions of land within the City and the territory within three miles of the corporate limits thereof.
(Ord. 77-55. Passed 9-6-77.)
1121.04 RELATION TO OTHER LAWS.
The provisions of these regulations shall supplement any and all laws of the State of Ohio, ordinances of the City or any and all rules and regulations promulgated by authority of such law or ordinance relating to the purpose and scope of these regulations. Whenever the requirements of these regulations are at variance with the requirements of any other lawfully adopted rules, regulations, ordinances or resolutions, the most restrictive or that imposing the higher standards shall govern.
(Ord. 77-55. Passed 9-6-77.)
1121.05 AMENDMENTS.
These regulations may be amended, after public hearings and other requirements as specified in the appropriate sections of the Ohio Revised Code.
(Ord. 77-55. Passed 9-6-77.)
1121.06 SEPARABILITY.
If, for any reason, any clause, sentence, paragraph, section or other part of these regulations should be decided by a court of competent jurisdiction to be invalid, such judgment shall not affect the validity of these regulations as a whole, or any part thereof, other than the part so held to be invalid.
(Ord. 77-55. Passed 9-6-77.)
1123.01 COMPREHENSIVE DEVELOPMENT PLAN.
"Comprehensive Development Plan" means a plan, or any portion thereof, adopted by the Planning Commission and/or the legislative authority of the City showing the general location and extent of present and proposed physical facilities including housing, industrial and commercial uses, major streets, parks, schools and other community facilities. This plan establishes the goals, objectives and policies of the community.
(Ord. 77-55. Passed 9-6-77.)
1123.02 EASEMENT.
"Easement" means authorization by a property owner for the use by another, and for a specified purpose, of any designated part of his property.
(Ord. 77-55. Passed 9-6-77.)
1123.03 ENGINEER.
Unless otherwise specified, "Engineer" means the City Engineer when the property involved is within the corporate limits of the City, and the County Engineer if the property involved is outside, but within three miles of the corporate limits of the City.
(Ord. 77-55. Passed 9-6-77.)
1123.04 ESCROW AGREEMENT.
"Escrow agreement" means an agreement between the City and the developer guaranteeing completion of required subdivision improvements and providing for sufficient funds to be held in escrow by a third party as security for performance of the terms of the agreement.
(Ord. 77-55. Passed 9-6-77.)
1123.05 FLOODING.
"Flooding" means a general and temporary condition of partial or complete inundation of normally dry areas due to the overflow of streams, rivers or other inland waters.
(Ord. 77-55. Passed 9-6-77.)
1123.06 IMPROVEMENTS.
"Improvements" means street pavement or resurfacing, curbs, gutters, sidewalks, sewer lines, storm drains, flood control and drainage facilities and other related matters normally associated with the development of raw land into building sites.
(Ord. 77-55. Passed 9-6-77.)
1123.07 LOT.
"Lot" means a parcel of land sufficient to meet zoning requirements for use, coverage and area and to provide such yards and other open spaces as are herein required.
(Ord. 77-55. Passed 9-6-77.)
1123.08 MAJOR THOROUGHFARE PLAN.
"Major Thoroughfare Plan" means the comprehensive plan adopted by the Planning Commission indicating the general location recommended for arterial, collector and local thoroughfares within the corporate limits of the City and/or unincorporated areas within three miles thereof.
(Ord. 77-55. Passed 9-6-77.)
1123.09 OPEN SPACE.
"Open space" means an area open to the sky which may be on the same lot with a building. The area may include, along with the natural environment features, swimming pools, tennis courts and any other recreational facilities that the Planning Commission deems permissive. Streets, structures for habitation and the like shall not be included.
(Ord. 77-55. Passed 9-6-77.)
1123.10 PERFORMANCE BOND.
"Performance bond" means an agreement by a subdivider or developer with the City administration for the amount of the estimated construction cost guaranteeing the completion of physical improvements according to plans and specifications within the time prescribed by the subdivider's agreement.
(Ord. 77-55. Passed 9-6-77.)
1123.11 PLAT.
"Plat" means the map, drawing, or chart on which the developer's plan of subdivision is presented to the Planning Commission.
(Ord. 77-55. Passed 9-6-77.)
1123.12 PUBLIC WALKWAY.
"Public walkway" means a right of way dedicated for the purpose of a pedestrian access through residential areas, and located so as to connect to two or more streets, or a street and a public land parcel.
(Ord. 77-55. Passed 9-6-77.)
1123.13 RIGHT OF WAY.
"Right of way" means a strip of land dedicated for use as a public way. In addition to the roadway, it normally incorporates the curbs, lawn strips, sidewalks, lighting and drainage facilities, and may include special features required by the topography or treatment such as grade separation, landscaped areas, viaducts and bridges.
(Ord. 77-55. Passed 9-6-77.)
1123.14 STREET, THOROUGHFARE OR ROAD.
"Street", "thoroughfare" or "road" means the improved area of land whether or not dedicated to public use, used for vehicular traffic flow and designated as follows:
(a) Alley. A public way affording a secondary means of access to abutting property and not intended for general traffic circulation.
(b) Arterial Street. A general term denoting a highway primarily for through traffic, carrying heavy loads and large volumes of traffic, usually on a continuous route.
(c) Collector Street. A thoroughfare, whether within a residential, industrial, commercial or other type of development, which primarily carries traffic from local streets to arterial streets, including the principal entrance and circulation routes within residential subdivisions.
(d) Cul-de-Sac. A local street of relatively short length with one end open to traffic and the other end terminating in a vehicular turn-around.
(e) Dead-end Street. A street temporarily having only one outlet for vehicular traffic and intended to be extended or continued in the future.
(f) Local Street. A street primarily for providing access to residential, commercial or other abutting property.
(Ord. 77-55. Passed 9-6-77.)
1123.15 SUBDIVIDER.
"Subdivider" means any individual, firm, association, syndicate, partnership, corporation, trust or any other legal entity commencing proceedings under these regulations to effect a subdivision of land hereunder for himself or for another.
(Ord. 77-55. Passed 9-6-77.)
1123.16 SUBDIVISION.
"Subdivision" means:
(a) The division of any parcel of land shown as a unit or as continuous units on the last preceding tax roll, into two or more parcels, sites or lots any one of which is less than five acres for the purpose, whether immediate or future, of transfer of ownership provided, however, that the division or partition of land into parcels of more than five acres not involving any new streets or easements of access, and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites, shall be exempted; or
(b) The improvement of one or more parcels of land for residential, commercial or industrial structures or groups of structures involving the division or allocation of land for the opening, widening or extension of any street or streets except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants or lease holders, or as easements for the extension and maintenance of public sewer, water, storm drainage or other public facilities.
(Ord. 77-55. Passed 9-6-77.)
1123.17 VARIANCE.
"Variance" means a modification of the strict terms of these regulations where such modification will not be contrary to the public interest and where owing to conditions peculiar to the property and not the result of the action of the applicant since the effective date of this chapter, a literal enforcement of the regulations would result in unnecessary and undue hardship.
(Ord. 77-55. Passed 9-6-77.)
1125.01 PLAT REQUIRED.
It shall be unlawful for any owner, agent or person having control of any land within the City or within the unincorporated area lying within three miles of the corporate limits of the City, to subdivide or lay out such land in lots unless by a plat in accordance with the regulation contained herein. No plat shall be recorded and no lot shall be sold from such plat unless and until approved as herein required. (Ord. 77-55. Passed 9-6-77.)
1125.02 GENERAL REQUIREMENTS.
The design and layout of all subdivisions shall conform with the requirements of these regulations. The subdivider shall make improvements and shall submit preliminary and final plats, all in accordance with these regulations and the Public Works Improvements Design Manual for the City.
Before the preliminary plat is prepared, the subdivider shall consult with the City Engineer to become thoroughly familiar with all the subdivision requirements as well as the Zoning Ordinance and the Comprehensive Plan.
(a) Within the City the subdivider shall consult with the:
(1) City Engineer.
(2) Chief of the Fire Department or his designated deputy.
(3) Gas, electric, water and telephone companies.
(b) Within the three-mile limit of the City the subdivider shall consult with the:
(1) City Engineer.
(2) County Engineer.
(3) Township Trustees.
(4) Seneca County General Health District.
(5) Gas, electric, water and telephone companies.
(6) Seneca Soil and Water Conservation District.
(7) Board of County Commissioners.
(8) Chief of the Fire Department or his designated deputy.
(Ord. 77-55. Passed 9-6-77.; 80-26. Passed 6-16-80.)
1125.03 SUBMISSION TO STATE TRANSPORTATION DIRECTOR.
Before any plat is approved affecting any land within three hundred feet of the center line of a proposed new highway or a highway for which changes are proposed as described in the certification to local officials by the State Transportation Director of any land within a radius of five hundred feet from the point of intersection of such center line with any public road or highway, the Commission shall give notice by registered or certified mail to the Transportation Director. The Commission shall not approve the plat for one hundred twenty days from the date the notice is received by the Transportation Director. If the Transportation Director notifies the Commission that he shall proceed to acquire the land needed, then the Commission shall refuse to approve the plat. If the Transportation Director notifies the Commission that acquisition at this time is not in the public interest or upon the expiration of the one hundred twenty day period or any extension thereof agreed upon by the Transportation Director and the property owner, the Commission shall, if the plat is in conformance with all provisions of these regulations, approve the plat. (Ord. 77-55. Passed 9-6-77.)
1125.04 PRELIMINARY PLAT REQUIRED; COPIES.
The subdivider shall prepare eleven copies of a preliminary plat and one vicinity map of the proposed subdivision which shall be submitted to the Planning Commission at any regular meeting.
(a) Within the City, the Secretary of the Commission shall forward copies to the:
(1) City Engineer.
(2) Gas, electric, water and telephone companies.
(3) Chief of the Fire Department or his designated deputy.
(b) Within the three-mile limit of the City, the Secretary shall forward copies to the:
(1) City Engineer.
(2) County Engineer.
(3) Board of County Commissioners.
(4) Township Trustees.
(5) Seneca County General Health District.
(6) Gas, electric, water and telephone companies.
(7) Seneca Soil and Water Conservation District.
(8) Chief of the Fire Department or his designated deputy.
The Secretary shall request that comments regarding the plat shall be forwarded within 30 days to the Planning Commission. (Ord. 95-18. Passed 5-1-95.)
1125.05 PRELIMINARY PLAT CONTENTS.
The preliminary plat shall be drawn at scale not less than 100 feet to the inch on one or more sheets twenty-four by thirty-six inches in size, and shall contain the following information:
(a) The proposed name of the subdivision;
(b) The location by section, range and township or other surveys;
(c) The Names, addresses and telephone numbers of the subdivider and professional engineer and/or registered surveyor who prepared the plat;
(d) The date;
(e) The north point, boundaries of the subdivision and its acreage and scale of plat;
(f) The names of adjacent subdivisions, owners of adjoining parcels of unsubdivided land and the location of their boundary lines;
(g) The locations, widths and names of existing streets, railroad rights of way, easements, parks, permanent buildings and corporation and township lines; location of wooded areas and other significant topographic and natural features within and adjacent to the plat for a minimum distance of 200 feet;
(h) The zoning classification of the tract and adjoining properties and a description of proposed zoning changes, if any;
(i) The existing contours at an interval of not greater than two feet if the slope of the ground is fifteen percent (15%) or less and not greater than five feet where the slope is more than fifteen percent (15%);
(j) The existing sewers, water lines, culverts and other underground structures, and power transmission poles and lines, within and adjacent to the tract;
(k) The existing and proposed drainage system, including natural and man-made water courses, underground tile lines, existing Federal Emergency Management Agency (F.E.M.A.) designated flood plain areas and existing wetlands, within and adjacent to the tract.
(l) The location, names and widths of proposed streets and easements;
(m) The location of all proposed water and sewer lines, showing their connection with the existing system, and the existing soil conditions of each lot.
(n) The approximate size of each lot;
(o) A vicinity map at a scale of not less than 2,000 feet to the inch shall be shown on, or accompany, the preliminary plat. This map shall show all existing subdivisions, roads and tract lines and the nearest existing thoroughfares. It shall also show the most advantageous connections between the roads in the proposed subdivision and those of the neighboring areas; and
(p) The location of existing and proposed sidewalks and public walkways.
(Ord. 77-55. Passed 9-6-77; Ord. 80-26. Passed 6-16-80; Ord. 96-5. Passed 2- 20-96.)
1125.06 APPROVAL OF PRELIMINARY PLAT.
(a) The Planning Commission shall determine whether the preliminary plat shall be approved, approved with modifications or disapproved. If a plat is disapproved, the reasons for such disapproval shall be stated in writing.
(b) When a preliminary plat has been approved by the Planning Commission the chairman shall sign all copies and return one to the subdivider for compliance with final approval requirements, and one to the Engineer.
(Ord. 77-55. Passed 9-6-77.)
1125.07 APPROVAL PERIOD FOR PRELIMINARY PLAT.
The approval of the preliminary plat shall be effective for a maximum period of twelve months and shall guarantee that the terms under which the approval was granted will not be affected by changes to these regulations.
(Ord. 77-55. Passed 9-6-77.)
1125.08 FINAL PLAT REQUIRED.
(a) The subdivider, having received approval of the preliminary plat of the proposed subdivision, shall submit a final plat of the subdivision and drawings and specifications of the improvements required therein. The final plat shall have incorporated all changes in the preliminary plat required by the Planning Commission. Otherwise, it shall conform to the preliminary plat, and it may constitute only that portion of the approved preliminary plat which the subdivider proposes to record and develop at the time. The final plat shall be prepared by a registered engineer and/or registered surveyor.
(Ord. 77-55. Passed 9-6-77.)
(b) As a prerequisite to final approval, the subdivider must:
(1) Have installed the required improvements as certified by the Engineer;
(2) Furnish to the City administration a performance bond or certified check for the amount of the improvements cost as determined by the City Engineer; or
(3) Enter into an escrow agreement with the City.
(4) Submit the final plat to the Planning Commission at least 10 days prior to the regular or special meeting at which it is to be considered for approval.
(Ord. 95-18. Passed 5-1-95.)
1125.09 FINAL PLAT CONTENTS.
The final plat shall be legibly drawn on mylar or other material of equal performance. It shall be drawn at a scale not less than 100 feet to the inch, and shall be one or more sheets twenty-four by thirty-six inches in size. If more than one sheet is needed, each sheet shall be numbered and the relation of one sheet to another clearly shown. The final plat shall contain the following information:
(a) The name of the subdivision;
(b) The legal description;
(c) The names, addresses and telephone numbers of the subdivider, professional engineer and/or registered surveyor who prepared the plat;
(d) The date and scale;
(e) The North point, boundaries of the subdivision and its acreage;
(f) Plat boundaries, based on accurate traverse, with angular and linear dimensions. All dimensions, both linear and angular shall be determined by an accurate control survey in the field which must balance and close within the limit of one in 10,000;
(g) Exact locations, right of way, and names of all streets within and adjoining the plat. The name of a street shall not duplicate that of any existing street in the City, or if in the County, of any existing street in the unincorporated part of the County. Proposed street names shall be checked with and approved by the Engineer;
(h) Radius, internal angles, points of curvature, tangent bearings, lengths of acrs and lengths and bearings of chords of all applicable streets within the platted area;
(i) Municipal, township, county, grants, tracts or section lines accurately tied to the corners of the subdivision by distance and bearing;
(j) All easements and rights of way provided for public services or utilities, including dimensions Ord. 77-55. Passed 9-6-77.);
(k) Lots identified by numbers, and road address numbers if in unincorporated areas, and lot dimensions in feet and hundredths of a foot. Lot corners shall be located with a one-half inch diameter steel rod thirty inches long, set by a surveyor currently registered in the state of Ohio.
(l) Concrete monuments with a one-half inch diameter iron rod installed in the center shall be established at the corners of the subdivision and shall be accurately located by a surveyor registered in the state of Ohio.
(Ord. 96-5. Passed 2-20-96.);
(m) Accurate outlines of areas to be dedicated or reserved for public use, or any area to be reserved for the common use of all property owners. The use and accurate boundary locations shall be shown for each parcel of land to be dedicated;
(n) Certification by a registered surveyor to the effect that the plat represents a survey made by him and that the monuments shown thereon exist as located and all dimensional details are correct;
(o) Notarized certification by the owner or owners of their adoption of the plat and the dedication of street and alley rights of way and other public areas;
(p) Proper form for the approval of the Planning Commission with space for signatures;
(q) Approval by signature of City and/or County officials concerned with the specifications and inspection of utility installations and improvements within City and/or the three-mile limit of the City.
(Ord. 77-55. Passed 9-6-77.)
(r) It shall be the responsibility of the developer so named on the record plat to ensure that all monuments or lot corner pins disturbed during the development construction shall be replaced by a surveyor registered in the state of Ohio prior to transfer of ownership of any lot, or parcel. (Ord. 96-5. Passed 2-20-96.)
1125.10 APPROVAL OF FINAL PLAT.
(a) The final plat shall be filed with the City Planning Commission not later than twelve months after the date of approval of the preliminary plat; otherwise it will be considered void unless an extension of time is requested by the developer and granted in writing by the Commission. (Ord. 77-55. Passed 9-6-77.)
(b) The Commission shall approve or disapprove the final plat within thirty days of the first meeting at which it is brought before the Commission. Failure of the Commission to act upon the final plat within such time shall be deemed approval of the plat. If the plat is disapproved, the grounds for disapproval shall be stated in the records of the Commission, and a copy of such record shall be forwarded to the subdivider. The Commission shall not disapprove the final plat if the developer has done everything that he was required to do and has proceeded in accordance with the conditions and standards specified in the approved preliminary plat. If disapproved, the subdivider shall make the necessary corrections and resubmit the final plat within the thirty days to the Commission for its final approval. If a plat is refused by the Commission, the person submitting the plat which the Commission refused to approve may file a petition within ten working days after such refusal in the Court of Common Pleas of the county in which the land described in such plat is situated to reconsider the action of the Commission.
(Ord. 95-18. Passed 5-1-95.)
(c) Upon approval of the final plat by the Commission, the original tracing shall be returned to the subdivider for filing with the County Recorder after all necessary certifications are received. If the final plat has not been recorded within three months, the preliminary plat must again be submitted to the Commission for approval.
(d) The final plat, after it is recorded, shall be filed and retained in the office of the Engineer.
(Ord. 77-55. Passed 9-6-77.)
1125.11 MINOR SUBDIVISIONS (LOT SPLITS).
(a) Approval without a plat of a minor subdivision may be granted by the Engineer if the proposed division of a parcel of land meets all of the following conditions:
(1) The proposed subdivision fronts upon an existing public road and involves no opening, widening or extension of any street or road;
(2) No more than five lots are involved after the original parcel has been completely subdivided;
(3) The proposed subdivison is not contrary to applicable subdivision or zoning regulations; and
(4) The property has been surveyed and a sketch and legal description of the property are submitted with the application.
(b) If all the above requirements are met, the Engineer shall within seven working days after submission, approve such proposed division and, upon presentation of a conveyance for such parcel, shall stamp "APPROVED BY THE ENGINEER: NO PLAT REQUIRED." The Engineer shall sign the conveyance.
(Ord. 77-55. Passed 9-6-77.)
1125.12 VARIANCES.
(a) Where it can be shown in the case of a particular proposed subdivision that strict compliance with the requirements of these regulations would result in extraordinary or undue hardship to the subdivider, or that these conditions would result in retarding the achievement of the objectives of these regulations, then the Planning Commission may vary, modify or waive requirements so that substantial justice may be done and the public interest secured. Any such determination shall be based fundamentally on a finding that unusual topographical or other exceptional conditions not caused by action of the subdivider require such variance, modification or waiver and that the granting thereof will not adversely affect the general public nor have the effect of nullifying the intent of these regulations.
(b) In no case shall any variance, modification or waiver be more than a minimum easing of the requirements; in no case shall it have the effect of reducing the traffic capacity of any major or secondary street, and in no case shall it be in conflict with existing zoning regulations.
(c) In granting variances, modification or waiver the Planning Commission may require such conditions as will, in its judgment, secure substantially the objectives of the standards and requirements so affected.
(d) The subdivider shall submit an application for a variance, modification or waiver in writing to the Planning Commission simultaneously with the preliminary plat for the subdivision. The application shall explain in detail the reasons for and facts supporting the request.
(Ord. 77-55. Passed 9-6-77.)
1127.01 STREET CONFORMANCE.
The arrangement, character, extent, width and location of arterial, collector and local streets or highways shall conform with the provisions of these regulations. Other streets shall conform to the recommendation of the Planning Commission based on existing and planned streets, topography, public safety and convenience and proposed uses of land.
(Ord. 77-55. Passed 9-6-77.)
1127.02 STREET DESIGN AND ARRANGEMENT.
(a) The arrangement of streets in new subdivisions shall make provision for the continuation of the principal existing streets in adjoining areas or their proper projection where adjoining land is not subdivided, insofar as they may be deemed necessary for public requirements. Every subdivision shall have access to a public right of way.
(b) The street and alley arrangement shall be such as not to cause hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it. Residential streets shall be so designed as to discourage through traffic, but offset streets should be avoided.
(c) The angle of intersection between minor and major streets should not vary by more than ten degrees from a right angle. All other streets should intersect each other as near to a right angle as possible and no intersection of streets at angles of less than seventy degrees shall be permitted.
(d) Local streets shall be designed to discourage through traffic which may otherwise use arterial or collector streets, and whose origin and destination are not within the subdivision. Local streets extending for considerable distance, parallel to any collector or arterial street, should be avoided.
(Ord. 77-55. Passed 9-6-77.)
1127.03 STREET ALIGNMENT.
The specifications of street alignment shall be in accordance with the City of Tiffin Public Works Improvements Design Manual as adopted in Section 901.01.
(Ord. 20-109. Passed 11-16-20.)
1127.04 STREET AND ALLEY RIGHT OF WAY AND PAVEMENT WIDTHS.
(a) The width of all major thoroughfares shall conform to the widths designated by the Planning Commission.
(b) The minimum right-of-way widths of all other streets shall be sixty feet.
(c) The minimum pavement width of streets in all residential areas shall be twenty-seven feet between curb faces, except where there are unusual topographical or other physical conditions, the Planning Commission may require a greater width for a local street.
(d) In certain instances, especially where a commercial area is involved and no off-street parking facilities are provided and parking is permitted on the street at any time, a parking lane at least eight feet wide on each side of the street and paved to the satisfaction of and in accordance with the specifications approved by the Engineer may be required in addition to the necessary number of lanes for moving traffic. Where pavement widths greater than those specified above are necessary, provision of same shall be discussed with the public officials having jurisdiction over the planning and construction of public ways to determine whether or not public expenditures for such additional width can or should be made simultaneously with the subdivider's improvement program.
(e) Half-Streets. Dedication of half-streets shall not be permitted. Where a dedicated or platted half-street or alley exists adjacent to the tract being subdivided, the other half shall be platted, if deemed necessary by the Planning Commission.
(f) Alleys. Alleys shall not be permitted in single or two-family districts. They may, however, be required in multiple dwelling developments where they should have a minimum pavement width of twenty feet. 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. The rights of way of such alleys shall not be less than twenty feet and dead-end alleys shall not be permitted.
(g) Cul-de-Sacs. Each cul-de-sac shall be provided with a turn-around having a minimum right-of-way radius of fifty feet. The maximum length for a cul-de-sac shall be 600 feet.
(h) Dead-end Streets. Dead-end streets, designated to be so permanently, shall not be permitted.
(Ord. 77-55. Passed 9-6-77.)
1127.05 STREET GRADES.
Street grades shall be in compliance with the City of Tiffin Public Works Improvements Design Manual as adopted in Section 901.01.
(Ord. 20-109. Passed 11-16-20.)
1127.06 STREET NAMES.
Where new names are required for new streets, the names and location of signs shall meet with the approval of the Engineer. Continuations of existing streets shall carry the identical name as the existing street. Street name signs shall be erected by the City and/or County.
(Ord. 77-55. Passed 9-6-77.)
1127.07 DEDICATION OF STREETS.
After a final plat which includes the dedication of streets has been approved by the Planning Commission, it shall be presented to the County Commissioners or Council, as appropriate, for approval of the dedication of the streets in accordance with Ohio R.C. 723.03, (City) or Ohio R.C. 5553.31, (County). Such approval shall be certified on the approved plat.
(Ord. 77-55. Passed 9-6-77.)
1127.08 ACCEPTANCE OF STREETS.
(a) The approval of a plat by the Planning Commission shall not be deemed to be an acceptance for maintenance purposes of any public street, road or highway constructed on a right of way which has been dedicated in such plat.
(b) The Engineer shall check the construction of the street and if it is found to be constructed in accordance with the specifications set forth on the approved plat, and that such street is in good repair, then it will be accepted for future maintenance by the City/County if constructed on lands previously dedicated for street use. The Engineer shall endorse his acceptance on the approved plat.
(Ord. 77-55. Passed 9-6-77.)
1127.09 CURBS AND GUTTERS.
(a) The requirement of curbs or curbs and gutters will vary in accordance with the character of the area and the density of development involved. In urban and suburban areas, curbs are necessary to control storm water run-off and to clearly define driving and parking areas.
(b) Where residential lot frontages are less than one hundred feet in commercial developments or where other similar intensive urban uses exist or are anticipated, curbs shall be ordinarily required. The installation of curbs may be required on major, secondary and minor highways if such construction is deemed necessary for public safety.
(c) Where curbs exist on abutting properties, their extension will ordinarily be required throughout the proposed subdivision.
(d) Where curbs are not required, adequate ditches shall be connected to a sufficient outlet, graded and protected by seeding or appropriate surfacing.
(e) Curbs may be of the wall type or may be combined with gutters built of concrete. Curbs shall be constructed in conformance with the current Public Works Improvements Design Manual of the Engineering Department as it may pertain to this type of improvement.
(Ord. 77-55. Passed 9-6-77.)
1127.10 SIDEWALKS.
(a) Sidewalks meeting the requirements of the City of Tiffin Public Works Improvements Design Manual as adopted in Section 901.01 shall be installed along both sides of arterial and collector streets and along both sides of local streets, whenever the lots fronting thereon have an average area of less than 15,000 square feet.
(Ord. 20-109. Passed 11-16-20.)
(b) In other instances, the Planning Commission may require such sidewalks as it deems necessary to provide for safety of pedestrians in walking to schools or similar major destinations. Concrete sidewalks shall be constructed in conformance with the current Public Works Improvements Design Manual of the Engineering Department, as it may pertain to this type of improvement.
(Ord. 77-55. Passed 9-6-77.)
1127.11 EASEMENTS.
(a) Easements of at least ten feet in width shall be provided on each side of all rear lot lines and along side lot lines, where necessary, for poles, wires, conduits and gas mains.
(b) A six foot easement shall be required on one side of an alley to accommodate pole lines. For lots facing on a curvilinear street, the rear easement should consist of straight lines with a minimum number of points of deflection to provide best continuity of service.
(c) Easements may also be required along or across lots where engineering design or special conditions may necessitate the installation of water lines and storm and sanitary lines outside public rights of way.
(Ord. 77-55. Passed 9-6-77.)
1127.12 DRAINAGE.
(a) All necessary facilities, including underground pipe, inlets, catch basins or open drainage ditches, as determined by the Engineer shall be installed to provide for the adequate disposal of subsurface and surface water and maintenance of nature drainage courses. All storm drainage facilities within the subdivision shall connect to an adequate drainage outlet. All drainage facilities shall meet the requirements of the City of Tiffin Public Works Improvements Design Manual as adopted in Section 901.01. Construction shall be subject to inspection and approval by the Engineer.
(Ord. 20-109. Passed 11-16-20.)
(b) Approval of the drainage system shall not constitute acceptance by the City of that system within its corporate limits for maintenance purposes. In unincorporated areas, a drainage system approved by the Board of County Commissioners shall be accepted for maintenance as a public watercourse under Ohio R.C. Chapter 6137.
(Ord. 77-55. Passed 9-6-77.)
1127.13 CULVERTS AND BRIDGES.
When drainage channels intersect any street right of way, it shall be the responsibility of the subdivider to have satisfactory bridges and culverts designed and constructed. Where culverts are required, the following minimum requirements shall be observed:
(a) All culverts for drainage courses shall extend across the entire right-of-way width of the proposed road. The diameter of a culvert pipe shall be determined by the Engineer but in no case shall be less than eighteen inches. Head walls may be required depending on existing drainage.
(b) Driveway culverts shall have a minimum length of twenty feet. The minimum diameter of driveway culverts shall be determined by the Engineer but in no case shall be less than twelve inches. The driveway culverts shall be laid so as to maintain the flow line of the ditch. Head walls may be required.
(Ord. 77-55. Passed 9-6-77.)
1127.14 PUBLIC WATER SUPPLY.
(a) Provision for Water Supply Facilities. Where connection to public water supply is available, as determined by the Planning Commission, the subdivider or developer shall be required to provide a system of water mains, fire hydrants, and connection with the public water supply. All water mains, hydrants and water facility plans shall be subject to approval of the Planning Commission.
(Ord. 80-26. Passed 6-16-80.)
(b) Location of Water Mains. The location of any water mains within the public right of way shall be submitted to the Engineer for approval.
(c) Approval of Ohio E.P.A. Plans for public water supplies shall be submitted to and approved by the Ohio Environmental Protection Agency as required by Ohio R.C. 6111.44.
(Ord. 77-55. Passed 9-6-77.)
(d) Fire Hydrants. Fire hydrants shall be provided by the developer as part of the public water supply system. Locations and specifications of such hydrants shall be subject to the approval of the Chief of the Fire Department.
(Ord. 80-26. Passed 6-16-80.)
1127.15 LOCATION AND CONSTRUCTION OF INDIVIDUAL PRIVATE WELLS.
Where connection to the public water supply is available, as determined by the Planning Commission, the developer shall provide for extension of such system as required by Section 1127.14. When the Planning Commission determines that such connection is not available, the developer may propose to provide individual water wells when it can reasonably be shown that such wells shall be properly installed, located, and properly isolated from all possible sources of contamination. In determining such factors, the regulations and/or laws in effect by the Ohio Department of Health, Ohio Environmental Protection Agency, Ohio Department of Natural Resources or the Seneca General Health District shall be employed by the subdivider or developer. No individual water wells shall be provided within a subdivision without the express written approval of the regulatory agency having jurisdiction.
(Ord. 80-26. Passed 6-16-80.)
1127.16 SANITARY SEWERS.
The location of sanitary sewers within a right of way shall be approved by the Engineer. If a subdivision can be reasonably served by the extension of an existing public sanitary sewer, as determined by the Engineer, the subdivider or developer shall provide a system of sanitary sewer mains and shall provide lateral connections for each. Whenever main lines are installed, sewer taps shall be extended to right-of-way lines and properly plugged. Connections to public sanitary sewer lines shall be subject to the approval of and according to the specifications of the Engineer and the Ohio Environmental Protection Agency as required by Ohio R.C. 6111.44. If a subdivision cannot reasonably be served by public sanitary sewers, the developer shall provide such other sewage system as required by the Seneca County General Health District and the Ohio Environmental Protection Agency.
(Ord. 77-55. Passed 6-9-77.)
1127.17 EASEMENT ALONG STREAMS AND DRAINAGE DITCHES.
Whenever any stream or important surface drainage course is located within the area being subdivided, the subdivider shall provide a permanent easement dedicated to the proper authority for the purpose of widening, deepening, cleaning, relocating, improving and protecting the stream for drainage of public use. The width of such easement shall be as recommended by the Soil and Water Conservation District. If any stream improvement made in unincorporated areas meets the requirements of the Soil and Water Conservation District, it shall be accepted for maintenance by the Board of County Commissioners.
(Ord. 77-55. Passed 9-6-77.)
1127.18 LAND SUBJECT TO FLOODING OR CONTAINING POOR DRAINAGE FACILITIES.
The right is reserved to disapprove any subdivision which is subject to periodic flooding or which contains extremely poor drainage facilities. However, if the subdivider agrees to make such improvements as will make the area completely safe for residential occupancy, the subdivision may be approved, subject, however, to the approval of the Seneca County General Health District and the Engineer in accordance with other provisions of law pertaining to flood plains.
(Ord. 77-55. Passed 9-6-77.)
1127.19 LOTS.
All lot requirements shall conform to the minimum requirements of the zoning district in which they are located. No lot shall have an average depth which is more than four times its average width.
(Ord. 77-55. Passed 9-6-77.)
1127.20 BLOCKS.
The maximum length of blocks shall be 1,320 feet, unless the Planning Commission approves an exception to this requirement due to unusual topography or land layout.
(Ord. 77-55. Passed 9-6-77.)
1129.01 RECORDING OF PLAT.
No plat of any subdivision shall be recorded by the County Recorder or have any validity until such plat has received final approval by the Planning Commission in the manner prescribed in these regulations.
(Ord. 77-55. Passed 9-6-77.)
1129.02 REVISION OF PLAT AFTER APPROVAL.
No changes, erasures, modifications or revisions shall be made in any plat of a subdivision after approval has been given by the Planning Commission and endorsed in writing on the plat, unless such plat is first resubmitted to the Commission.
(Ord. 77-55. Passed 9-6-77.)
1129.03 SALE OF LAND WITHIN SUBDIVISIONS.
(a) No owner or agent of the owner of any land located within a subdivision shall transfer or sell any land by reference to, exhibition of or by the use of a plat of the subdivision before such plat has been approved and recorded in the manner prescribed in these Regulations.
(b) 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.
(Ord. 77-55. Passed 9-6-77.)
1129.04 FEES FOR PLAT AND PLAN REVIEW AND PROCESSING, INSPECTION, TESTING AND ENGINEERING SERVICES.
The developer shall pay to the City the following amounts for services provided by the City Engineer's office: Seven hundred fifty dollars ($750.00) per plat for plat review, processing, and engineering services, two hundred fifty dollars ($250.00) for daily inspection/testing, and five hundred dollars ($500.00) for public infrastructure plan review for private developments.
(Ord. 22-16. Passed 2-7-22.)
1129.99 PENALTIES.
(a) The following penalties shall apply to the violations of these Regulations:
(1) Whoever knowingly or recklessly violates these Regulations shall be guilty of a misdemeanor of the fourth degree and shall be subject to a fine of not more than two hundred fifty dollars ($250.00) for each offense. Each transaction shall be deemed a separate offense.
(2) Whoever knowingly or recklessly presents a plat for recording to the County Recorder without first having obtained approval of such plat by the Planning Commission shall be guilty of a misdemeanor of the fourth degree and shall be subject to a fine of not more than two hundred fifty dollars ($250.00). Each plat presentation for recording in violation of these Regulations shall be deemed a separate offense.
(b) The legal officer of the City may in the name of the City institute action in the Court of Common Pleas to cause such recording to be removed from the records of the County Recorder, the costs of such action to be assessed against violator.
(Ord. 77-55. Passed 9-6-77.)