Urbana City Zoning Code
TITLE FIVE
Subdivision Regulations
CHAPTER 1167 Improvements
EDITOR’S NOTE: Subdivision Regulations, Design Standards and Construction Standards and Drawings are maintained by the Engineering Department. Details can be found on the Engineering Page of the City website.
http://urbanaohio.com/city-offices/engineering/standards-and-regulations.html
1155.01 TITLE.
The provisions of this chapter shall be known as the Subdivision Regulations of the City and shall be referred to hereinafter as these Regulations.
(Ord. 4206. Passed 1-24-06.)
1155.02 INTENT.
These Regulations are adopted to secure and provide for the following:
(a) The proper arrangement of streets or highways in relation to existing or planned streets or highways or to the official Comprehensive Development Plan.
(b) Adequate and convenient open spaces for vehicular and pedestrian traffic, utilities, access of fire-fighting apparatus, and recreation.
(c) The establishment of standards for the construction of any and all improvements as herein required.
(d) Conformance with the existing Zoning Code.
(e) To facilitate the orderly and efficient layout and the appropriate use of the land.
(f) To provide for the accurate surveying of land, preparing and recording of plats and the equitable handling of all subdivision plats by providing uniform procedures and standards for observance by both the approving authority and subdividers.
(g) To protect and provide for the public health, safety and general welfare of the citizens.
(h) To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewerage and other public requirements and facilities. (Ord. 4206. Passed 1-24-06.)
1155.03 CITY PLANNING COMMISSION.
The City Planning Commission as outlined in Section 4.06 (b) of the City Charter, shall require a quorum of four members at all of its meetings and the concurring vote of four members shall be necessary to effect any order. Meetings of the City Planning Commission shall be held at the call of the Chairman and at such other times as it may be necessary. The City Planning Commission shall act by motion and shall keep minutes of its proceedings showing the vote of each member upon each question or if absent or failing to vote. The minutes shall indicate each item considered by the City Planning Commission and the section of these Regulations which the City Planning Commission has considered in approving or disapproving any petition or other matter brought before the City Planning Commission. The City Planning Commission shall keep records of its examinations and other official actions, all of which shall be immediately filed in the office of the City and shall be a public record.
(Ord. 4206. Passed 1-24-06.)
1155.04 ADMINISTRATION.
The City Planning Commission shall be responsible for the uniform administration of these Regulations, and shall make recommendations to Council when amendments to these Regulations would further the intent and objective of these Regulations.
(Ord. 4206. Passed 1-24-06.)
1155.05 RELATION TO OTHER LAWS.
The provisions of these Regulations shall supplement any and all laws of the State of Ohio, ordinances of the City of Urbana, City of Urbana Design Criteria and Construction Standards and Drawings, or any and all rules and regulations promulgated by authority of such law or ordinance relating to the intent and scope of these Regulations. Whenever the requirements of these Regulations are at variance with the requirements of any law, ordinance, regulations of the Board of Health or Ohio Environmental Protection Agency (OEPA), the most restrictive or that imposing the higher standards shall govern.
(Ord. 4206. Passed 1-24-06.)
1155.06 CONFORMITY TO DEVELOPMENT PLANS AND ZONING.
The arrangement, character, width, and location of all arterial and collector thoroughfares or extensions thereof shall conform to the requirements of the City of Urbana Major Thoroughfare Plan. Thoroughfares not contained in the aforementioned Plan shall conform to the recommendation of the City Planning Commission based on the Design Criteria and Construction Standards and Drawings set forth in Chapter 1161 and 1163.
(Ord. 4206. Passed 1-24-06.)
1155.07 INTERPRETATION AND SEPARABILITY.
(a) Interpretation. In their interpretation and application, provisions of these Regulations shall be held to be the minimum requirements for the promotion of the public health, safety and general welfare.
(b) Separability. If any part or provision of these Regulations or the application thereof to any person or circumstance is judged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part, provision or application directly involved in all controversy in which such judgment shall have been rendered and shall not affect or impair the validity of the remainder of these Regulations or the application thereof to other persons or circumstances. The Council hereby declares that it would have enacted the remainder of these Regulations even without any such part; provision or application.
(Ord. 4206. Passed 1-24-06.)
1155.08 COORDINATION OF PLANNED UNIT DEVELOPMENT.
The planned unit development (PUD) approach to development is greatly encouraged. It is the intent of these Regulations that subdivision review be carried out simultaneously with the review of PUD zoning applications under Chapter 1141
. These Regulations may be modified by the degree necessary to accomplish the objective and standards required for PUD of residential, commercial or industrial (manufacturing) subdivisions. Nothing within this section, however, shall exempt the developer from the requirements of subdivision plat approval as specified in Chapters 1159
and 1161
. Subdivision regulations modified by the degree necessary to accomplish the objectives and standards required for planned unit development shall be approved by Council at the time of Council PUD approval as stated in Sections 1141.07
and 1141.08
.
(Ord. 4206. Passed 1-24-06.)
1155.09 AMENDMENT.
These Regulations may be amended, after meeting requirements as specified in the Ohio Revised Code.
(Ord. 4206. Passed 1-24-06.)
(Ord. 4206. Passed 1-24-06.)
1155.10 DEFINITIONS.
Interpretation of Terms or Words
For the intent of these Regulations, certain terms or words used herein shall be interpreted as follows:
(a) The word “person” includes a firm, association, organization, partnership, trust, company, or corporation as well as an individual.
(b) The present tense includes the future tense, the singular number includes the plural, and the plural number includes the singular.
(c) The word “shall” is a mandatory requirement, the word “may” is a permissive requirement, and the word “should” is a preferred requirement.
(d) The words “used” or “occupied” include the words “intended, designed, or arranged to be used or occupied”.
(e) The word “lot” includes the words “plot” or “parcel”.
(f) Regardless of capitalization, definitions are standard.
ALLEY (See Thoroughfare)
BLOCK
A unit of property entirely surrounded by public highways and streets, railroad rights-of-way, waterways, or other barriers, or combination thereof.
BUFFER AREA
A strip or parcel of land, privately restricted or publicly dedicated as open space located between a residential development and other incompatible use for the purpose of protecting and enhancing the residential environment.
BUILDING LINE (see SETBACK LINE)
CITY ADMINISTRATOR
A person appointed by Mayor to handle the Administration of the City. The City Administrator may appoint an authorized representative to administer the Regulations.
COMMUNITY FACILITIES
Existing, planned, and proposed parks, playgrounds, schools, other public lands and buildings of the City for which these Regulations are in effect.
COMPREHENSIVE DEVELOPMENT PLAN
A plan, which may consist of several maps, data, policies, and other descriptive matter, for the physical development of the City which has been adopted by the City to indicate the general location for proposed physical facilities including housing, industrial and business uses, major streets, parks, schools, public sites, and other similar information.
CONSTRUCTION DRAWINGS
A complete set of engineering drawings drawn to scale containing, but not limited to, grading plans, street plans and profiles, cross-sections, sanitary sewer plans and profiles, water main plans and profiles, storm sewer plans and profiles, a complete topographical layout of all existing appurtenances and structures located within the right-of-way, and any other requirement as outlined in the City of Urbana Design Criteria and Construction Standards and Drawings.
CORNER LOT (See Lot)
COVENANT
A written promise or pledge.
CUL-DE-SAC (See Thoroughfare)
CULVERT
A transverse drain that channels under a bridge, street or driveway.
DEAD-END STREET (See Thoroughfare)
DEDICATION
The appropriation of land to the City by its owner for any public use.
DENSITY
A unit of measurement; the number of dwelling units per acre of land.
(a) "Gross density" means the number of dwelling units per acre of the total land to be developed.
(b) "Net density" means the number of dwelling units per acre of land when the acreage involved includes only the land devoted to residential uses.
(c) "Density, low residential" means land to be utilized for residential purposes, including public housing and industrialized units, which does not exceed four dwelling units per gross acre.
(d) "Density, medium residential" means land to be utilized for residential purposes, including public housing and industrialized units, which does not exceed six dwelling units per gross acre.
(e) "Density, high residential" means land to be utilized for residential purposes, including public housing and industrialized units, which does not exceed twelve dwelling units per gross acre.
DEVELOPER
Any person, subdivider, partnership or corporation, or duly authorized agent who constructs or contracts to construct improvements on subdivided land.
DEVELOPMENT (See Subdivision)
DEVELOPMENT AREA
Any contiguous (abutting) area owned by one person or operated as one development unit and used or being developed for commercial, industrial, residential, or other purposes upon which earth- disturbing activities are planned or underway.
DWELLING UNIT
Space within a building, comprising living, dining, sleeping rooms and storage closets, as well as space and equipment for cooking, bathing and toilet facilities, all used by only one family and its household employees.
EASEMENT
Authorization by a property owner for the use by another, and for a specified purpose, of any designated part of his property.
ENGINEER
Any person registered to practice professional engineering by the State Board of Registration as specified in the Ohio Revised Code.
ENGINEER, CITY
Such person designated as the City Engineer for the City.
FINAL PLAT (see Plat)
IMPROVEMENTS
Street pavement or resurfacing, curbs, gutters, sidewalks, pedestrian walkway, water lines, sanitary and storm sewers, landscaping, and other related matters normally associated with the development of land into building sites.
INSPECT, INSPECTION
The visual observation of construction to permit the City or their representative to render his or her professional opinion as to whether the contractor is performing the services in a manner indicating that, when completed, the services will be in accordance with the City of Urbana Subdivision Regulations, Construction Standards and Drawings, and Design Criteria. Such observations shall not be relied upon in any part as acceptance of the services, nor shall they relieve any party from fulfillment of customary and contractual responsibilities and obligations.
LOCATION MAP (see Vicinity Map)
LOT
A piece or parcel of land occupied or intended to be occupied by a principal building or a group of such buildings and its accessory buildings and uses, and having frontage on an improved public or private street.
(a) Corner - A lot located at the intersection of two (2) or more streets.
(b) Through Frontage - A lot other than a corner lot with frontage on more than one (1) street. Through lots abutting two (2) streets may be referred to as double frontage lots.
(c) Interior - A lot with only one (1) frontage on a street.
LOT AREA
The computed area contained within the lot lines.
LOT LINE
(a) Front - A street right-of-way line forming the boundary of a lot.
(b) Rear -The lot line that is most distant from, and is, or is most parallel with, the front lot line. If a rear lot line is less than 15 feet long, or if the lot comes to a point at the rear, the rear lot line shall be a line at least 15 feet, lying wholly within the lot, parallel to the front lot line.
(c) Side - A lot line which is neither a front lot line nor a rear lot line.
MAINTENANCE SURETY
A surety by a subdivider or developer with the City for the amount of ten percent (10%) of the performance surety guaranteeing the maintenance of the physical improvements according to the plans and specifications within the time prescribed.
MAJOR THOROUGHFARE PLAN
The Comprehensive Plan adopted by the Planning Commission indicating the general location recommended for arterial, collector and local thoroughfares within the City.
MINOR SUBDIVISION (See Subdivision)
MOBILE HOME SUBDIVISION
A subdivision in which three or more mobile homes used for habitation are parked, including any roadway, building, structure, vehicle or enclosure used or intended for use therein.
MONUMENTS
Permanent concrete or iron markers used to establish definite lines of the plat of a subdivision, including all lot corners, boundary line corners, and points of change in street alignment and shall comply with the State of Ohio Minimum Standards for Boundary Surveys.
OFFICIAL THOROUGHFARE PLAN
The part of the Comprehensive Development Plan which sets forth the location, alignment, and dimensions of existing and proposed streets and thoroughfares.
OPEN SPACE
An area open to the sky which may be on the same lot with a building. The area may include, along with the natural environmental features, swimming pools, tennis courts or any other recreational facilities that the Planning Commission deems permissive. Streets, structures for habitation and the like shall not be included.
OUT LOT
Property shown on a subdivision plat outside of the boundaries of the land which is to be developed and which is to be excluded from the development of the subdivision.
OWNER
Any individual, firm, association, syndicate, co-partnership, corporation, trust or other legal entity having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under these Regulations.
PAD
A building site prepared by artificial means, including, but not limited to, grading, excavation or filling or any combination thereof.
PARCEL
A piece of land that cannot be designated by lot number.
PARKING SPACE, Off Street
An off-street parking space shall consist of an area as described in the City of Urbana’s Construction Design Criteria for parking of vehicles.
PERFORMANCE SURETY
A surety by a subdivider or developer with the City for the amount of the estimated construction cost guaranteeing the completion of physical improvements according to the plans and specifications within the time prescribed.
PLANNED UNIT DEVELOPMENT
An integrated design of land development for residential, commercial, or industrial uses, or combinations of such uses, in a preplanned environment under more flexible standards, such as lot sizes and setbacks, than those restrictions that would normally apply under these Regulations. The procedure for approval of such development contains requirements in addition to those of the standard subdivision, such as building design principles and landscaping plans.
PLANNING COMMISSION
The City of Urbana Planning Commission.
PLAT
A map of a tract or parcel of land, made from a survey by a registered surveyor in the State of Ohio.
(a) Preliminary Plat - A plat showing all requisite details of a proposed subdivision submitted to the Planning Commission for purpose of preliminary consideration, prepared in conformance with these Regulations.
(b) Final Plat - A plat of all or part of a subdivision providing substantial conformance to the Preliminary Plat of the subdivision prepared in conformance with these Regulations and suitable for recording by the County Recorder.
PROTECTIVE COVENANT
A restriction on the use of all private property within a subdivision, to be set forth on the plat and/or incorporated in each deed, for the benefit of the property owners, and to provide mutual protection against undesirable aspects of development which would tend to impair stability of values.
PUBLIC RESERVATION
A portion of a subdivision which is set aside for public use and made available for public use or acquisition.
PUBLIC UTILITY
A firm, association, syndicate, corporation, co-partnership, municipal authority or public agency, board or commission, duly authorized to furnish, and furnishing under governmental regulations, to the public: facilities, products, or services such as gas, electricity, sewage disposal, communication, telephone, transportation, water, etc.
PUBLIC WALKWAY
A right-of-way dedicated for the purpose of a pedestrian access through residential, commercial, and industrial areas, and located so as to connect to two or more streets, or a street and a public land parcel.
PUBLIC WAY
An alley, avenue, boulevard, bridge, channel, ditch, easement, expressway, freeway, highway, land, parkway, right of way, road, sidewalk, street, subway, tunnel, viaduct, walk or other ways in which the general public or a public entity has a right, or which are dedicated, whether improved or not.
REPLATS/VACATION PLATS
Alteration, modification or adjustment of existing lots, lot lines, property lines or right-of-way lines, and/or vacation thereof within the City shall require Planning Commission and City Council approval.
RIGHT-OF-WAY
Land reserved, used, or to be used for a street, alley, walkway, or other public purpose.
SETBACK LINE
A line established by the Zoning Regulations, generally parallel with and measured from the lot line, defining the limits of a yard in which no portion of any principal structure other than an accessory building may be located, except as may be provided in said Zoning Regulations.
SIDEWALK
That portion of the road right of way outside the roadway, which is improved for the use of pedestrian traffic.
SKETCH PLAN
An informal plan or sketch showing the existing features of a site and its surroundings and the general layout of a proposed subdivision which can be presented to the Planning Commission for informal discussions.
STREET (See Thoroughfare)
SUBDIVIDER (See Developer) (Ord. 4206. Passed 1-24-06.)
SUBDIVISION
(a) General Definition. The division of any parcel of land shown as a unit or as contiguous units on the last preceding tax roll, into two or more parcels, sites, or lots, any one of which is less than five (5) acres, for the purpose, whether immediate or future, of transfer of ownership, provided however, that:
(1) The division or partition of land into parcels of more than five (5) acres not involving any new streets or easements of access shall be exempted, and
(2) 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 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.
(b) Classifications.
(1) Major Subdivision - Division of a lot or parcel of land into five (5) lots or parcels, and/or the creation or establishment of new streets or roadways by the division of a lot or parcel of land.
(2) Minor Subdivision - Division of a lot or parcel of land along an existing public thoroughfare into not more than four (4) lots or parcels not establishing a new street or roadway.
(Ord. 4479-17. Passed 9-5-17.)
SURVEYOR
Any person registered to practice surveying by the State Board of Registration as specified in the Ohio Revised Code.
TERRAIN CLASSIFICATION
Terrain within the entire area of the preliminary plat is classified as level, rolling, hilly or hillside for street design purposes. The classifications are as follows:
(a) "Hillside" means land which has a cross slope range of more than fifteen percent (15%).
(b) "Hilly" means land which has a cross slope range of more than eight percent (8%), but not more than fifteen percent (15%).
(c) "Level" means land which has a cross slope range of four percent (4%) or less.
(d) "Rolling" means land which has a cross slope range of more than four percent (4%) but not more than eight percent (8%).
THOROUGHFARE, STREET, OR ROAD
The full width between property lines bounding every public way of any nature, with a part thereof to be used for vehicular traffic and designated as follows:
(a) Alley - A right-of-way used primarily for vehicular service access to the back or side of properties abutting on another street.
(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 or to other collector streets, including the principal entrance and circulation routes within residential subdivisions.
(d) Cul-de-sac - A local street with one end open to traffic and the other end terminating in a vehicular turnaround.
(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 designed to provide access to abutting property and to discourage through traffic.
(g) Loop Street - A type of local street, each end of which terminates at an intersection with same arterial or collector street, and whose principal radius points of the 180 system of turns are not more than 1000 feet from said arterial or collector street, nor normally more than 600 feet from each other.
(h) Marginal Access Street (Frontage Street) - a local or collector street, parallel and adjacent to an arterial or collector street, providing access to abutting properties and protection from arterial or collector streets.
VARIANCE
A modification of the strict terms of the relevant 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, a literal enforcement of the Regulations would result in unnecessary and undue hardship.
VICINITY MAP
A drawing located on the plat which sets forth, by dimensions or other means, the relationship of the proposed subdivision or use to other nearby development or landmarks and community facilities and services within the City in order to better locate and orient the area in question.
WATERSHED
The drainage basin in which the subdivision drains or that land whose drainage is affected by the subdivision.
YARD
Open space on a lot which is unoccupied and unobstructed except for the permitted obstructions, subject to height limitations and requirements limiting obstruction of visibility.
(a) "Yard, front" means a yard extending between side lot lines across the front of a lot and from the front lot line to the front of the principal building.
(b) "Yard, rear" means a yard extending between side lot lines across the rear of a lot and from the rear lot line to the rear of the principal building.
(c) "Yard, side" means a yard extending from the principal building to the side lot line on both sides of the principal building between the lines establishing the front and rear yards.
ZONING BOARD OF APPEALS
The City of Urbana Zoning Board of Appeals.
ZONING ENFORCEMENT OFFICER
The person designated by the City Administrator to enforce the Zoning Ordinance.
ZONING REGULATIONS
The Zoning Ordinance for the City which regulates the use of land by districts or zones and as the same may be amended or supplemented.
(Ord. 4206. Passed 1-24-06.)
1159.01 INTENT.
The purpose of a minor subdivision is that these regulations shall be handled by the City Administrator or appointed authorized representative and require a survey plat with a legal description, fees, and may include a sketch plat as recommended by the Planning Commission.
(Ord. 4206. Passed 1-24-06.)
1159.02 MINOR SUBDIVISION CONDITIONS.
Approval without a plat of a minor subdivision may be granted by the City Administrator or appointed authorized representative, as the properly designated representative of the Planning Commission, if the proposed subdivision of the parcel of land meets all of the following conditions:
(a) The proposed subdivision is located along an existing improved public road and involves no opening, widening, or extension of any street, road or right-of- way/easement.
(b) The proposed division of a parcel of land involves no more than four (4) lots, after the original parcel has been completely subdivided, any one of which is under two (2) acres (inclusive of the remaining parcel).
(c) The proposed subdivision is not contrary to applicable Subdivision Regulations, Design Criteria, Construction Standards and Drawings, Access Management Standards, or Zoning Regulations.
(d) Plat and description of the property are based on a survey completed by a professional surveyor and in compliance with Champaign County Platting Regulations.
(e) The physical characteristics of the property are suitable for building sites.
(f) Unless the City Administrator or appointed authorized representative feels the plat needs to be processed through the Planning Commission.
(Ord. 4206. Passed 1-24-06.)
1159.03 SUBMISSION FOR APPROVAL OF A MINOR SUBDIVISION.
The subdivider shall prepare and submit one (1) original and three (3) copies of the minor subdivision plat to the City Administrator or appointed authorized representative. The minor subdivision plat shall be considered officially filed on the day it is received and properly noted and shall be so dated. However, the minor subdivision plat shall not be considered properly submitted until all applicable fees are paid (see Section 1161.51 - Schedule of Fees) and a survey plat and legal description are provided to the City Administrator.
(Ord. 4206. Passed 1-24-06.)
1159.04 MINOR SUBDIVISION PLAT CONTENTS.
The minor subdivision plat shall contain the following information:
(a) Registration number, seal, and signature of the surveyor responsible for the plat.
(b) Name of the subdivider/owner.
(c) Location by section, range, township, or by subdivision name and lot number.
(d) Date, title of plat, north arrow, scale, and acreage to thousandths of acre.
(e) Name of abutting streets including right-of-way width.
(f) Existing buildings, septic facilities, and wells, if applicable.
(g) The Minor Subdivision Plat shall be clearly and legibly drawn. A plat shall indicate the size of the parcel, existing and proposed rights-of-way within 100 feet, existing and proposed ownership, all adjacent parcels with owner’s name and size, and the professional surveyor’s signature and seal.
(h) Areas within the 100-year floodplain and within floodways, as determined by mapping provided by the Federal Emergency Management Agency (FEMA), shall be delineated.
(i) Name and deed reference of owners of parcel and adjoining parcels.
(j) Survey boundaries and lot lines drawn on an 11” x 17” sheet and at a scale between 1” = 10’ and 1” = 100’. All dimensions shall be shown in feet and hundredths of feet.
(k) Location of monuments and their descriptions.
(l) Other items or provisions deemed necessary by the Planning Commission.
(m) The survey shall conform to the minimum standards for boundary surveys in the State of Ohio (ORC 4733-37).
(n) Approval signature and date lines for City Engineer and Zoning Enforcement Officer. (Ord. 4206. Passed 1-24-06.)
1159.05 SUPPLEMENTARY INFORMATION.
Any of the following information may be required by the Planning Commission or City Administrator or appointed authorized representative on the basis of the characteristics of the subject property.
(a) Lot grading and drainage plan, illustrating a plan for the handling of surface and subsurface drainage, showing proposed finished grade elevations, the type, size, location, and outlet of all existing and proposed drainage systems, swales, easements, water and sanitary services, and proposed ground cover.
(b) Other information as deemed necessary by the City Administrator or appointed authorized representative in order to create building sites and promote the public health, safety and welfare.
(Ord. 4206. Passed 1-24-06.)
1159.06 APPROVAL OF A MINOR SUBDIVISION.
After the complete submittal is considered officially filed, a copy of the survey plat is then checked by the City Administrator or appointed authorized representative for its conformity with these Regulations. The authorized representative of the Planning Commission shall stamp and sign the plat “approved no plat required” if the lot in question meets all codes as stipulated above, within seven (7) working days after submission, the plat shall then be taken by the subdivider to the County Auditor for the transfer of property and then to the County Recorder where it will become a legal lot of record. Lot split requests expire if not recorded within six (6) months of initial fee payment. A proposal remaining unapproved by the Planning Commission representative for one (1) year from the date of fee payment shall expire and become void. Incomplete or deficient proposals shall be disapproved and the subdivider notified of issues and reasons for the disapproval. The subdivider shall furnish the City with a reproducible copy of the recorded plat.
(Ord. 4206. Passed 1-24-06.)
1161.01 INTENT.
Preapplication meeting required. The subdivider shall meet with the City Planning Commission or its designated representative prior to submitting the preliminary plat. The purpose of this meeting is to discuss early and informally the purpose and effect of these Regulations and the criteria and standards contained herein, and to familiarize the developer with the Comprehensive Plan, the Major Thoroughfare Plan, the Parks and Public Open Space Plan, the Zoning Ordinance and the drainage, sewerage and water systems of the City.
(Ord. 4206. Passed 1-24-06.)
1161.02 SUBMISSION FOR PRELIMINARY PLAT APPROVAL.
The subdivider shall prepare and submit ten (10) copies of the preliminary plat of the proposed subdivision and the construction plans along with a completed preliminary plat checklist with remarks to the City Administrator.
The Preliminary Plat must be submitted thirty (30) days prior to the next scheduled Planning Commission meeting.
The preliminary plat shall be considered officially filed on the day it is received and properly noted and shall be so dated.
The preliminary plat shall not be considered properly submitted until all applicable fees are paid by the developer (see Section 1161.51 Schedule of Fees).
All plats and plans are provided to the City Administrator.
The subdivider shall provide a copy of the preliminary plat to the local utility companies.
(Ord. 4206. Passed 1-24-06.)
1161.03 PRELIMINARY PLAT FORM.
The preliminary plat shall be clearly and legibly drawn. The size of the plat shall not be less than 24” x 36”. If the preliminary plat is to be drawn in sections, each section shall be accompanied by a key map, showing the location of the sections. The plat of a subdivision containing five (5) acres or less shall be drawn to a scale of 1” = 50’. All other subdivisions shall be drawn to a scale of 1” = 100’.
(Ord. 4206. Passed 1-24-06.)
1161.04 PRELIMINARY PLAT CONTENTS.
The preliminary plat shall clearly show the following features and information:
(a) Items of Title.
(1) Proposed name of subdivision. The name of the subdivision and proposed streets shall not duplicate, or too closely resemble, the name of any other subdivision or street, subject to Planning Commission approval.
(2) Location by numerically labeled inlot or outlot, if applicable.
(3) Name and address of property owner/developer.
(4) Scale of the plat.
(5) North arrow.
(6) Name and address of the professional surveyor who prepared the plat. Date of preparation.
(7) Location by section, town, range, or by other legal description.
(8) Signature and date lines for the Planning Commission Chairman, Zoning Enforcement Officer, and City Engineer.
(9) Stamp and signature of the Professional Surveyor.
(10) Location of front building setback lines clearly marked on the lot.
(b) Existing Site Conditions/characteristics.
(1) Perimeter boundaries of the proposed subdivision indicated by a heavy solid line, and the approximate acreage comprised therein.
(2) Location, widths, and names of all existing or platted streets, indicated as to: dedicated, undedicated, constructed or unimproved, official thoroughfares or other public ways, railroad and utility rights-of-way, easements, parks and other open spaces, permanent buildings, section and corporation lines within or adjacent to the subject tract.
(3) Location and size of all existing utilities: sewers, water mains, telephone, electric, gas, culverts, or other underground items located within or adjacent to the subject tract.
(4) Names of adjacent subdivisions and owners of adjoining parcels.
(5) Topographic map of such proposed subdivision shall be submitted with the preliminary plat, showing 1-foot contour intervals for all land within and 50 feet adjacent to the subject site.
(6) Current zoning classification of the tract and adjoining properties.
(7) The vicinity sketch shown on the preliminary plat.
(c) Proposed Site Conditions/characteristics.
(1) Street layout, including street names and widths, alleys, cross-walkways and easements and their dimensions.
(2) Layout, numbers, and approximate dimensions of lots, including lot area (as measured in acres or square feet).
(3) Parcels of land intended to be dedicated or temporarily reserved for public use, and the conditions of such dedication or reservation.
(4) Building setback lines, along all streets, with dimensions.
(5) Indication of the proposed zoning designation to identify the potential development so as to reveal the nature of the impact the proposal will have on traffic flow, fire hazard, congestion, public utility capacities, and required services.
(6) A typewritten copy of the protective covenants or deed restrictions, if any.
(7) Indication of any developmental phasing or staged development timing.
(d) Construction Plans. The proposed preliminary subdivision plat shall be accompanied by preliminary construction plans consisting of:
(1) A centerline profile for each street shown thereon, drawn to a scale of at least 1” = 100’ horizontal and 1” = 10’ vertical.
(2) A preliminary layout, drawn to a scale of at least 1” = 100’, including proposed placement of water lines, sanitary sewers, and storm sewers. These may be incorporated in the above preliminary plat.
(3) A preliminary drainage plan including proposed storm detention location. This may be incorporated in the above preliminary plat.
(Ord. 4206. Passed 1-24-06.)
1161.05 APPROVAL OF PRELIMINARY PLAT.
The City Administrator or appointed authorized representative shall check for completeness of the preliminary plat as required by these Regulations. When completed, the City Administrator or appointed authorized representative shall schedule a Planning Commission meeting.
The Planning Commission shall review all details of the proposed subdivision within the framework of the applicable Zoning Regulations, the various elements of these Regulations, the Design Criteria, the Construction Standards and Drawings, and the various elements of the Comprehensive Development Plan.
The Planning Commission shall give careful study to the preliminary plat, taking into consideration the requirements of the community and the best possible use of the land to be subdivided, together with its prospective character, whether residential, commercial, or industrial. Attention shall be given to street widths, arrangement and circulation, surface drainage, lot sizes and arrangements, and to such neighborhood and community requirements as park, school, and playground sites and main thoroughfare widths and locations.
The Planning Commission representative shall forward copies of the preliminary plat to such officials and agencies as may be necessary for the purpose of study and recommendation. Upon receipt of such reports from such officials and agencies, the Planning Commission Representative shall prepare a report with those recommendations to the Planning Commission who shall determine whether the preliminary plat shall be approved, approved with modifications, or disapproved. If a plat is disapproved, the reasons for disapproval shall be stated in writing and recorded in the minutes of the Planning Commission meeting.
The Planning Commission shall act on the preliminary plat within 30 days after filing unless such time is extended by agreement with the subdivider. When a preliminary plat has been approved by the Planning Commission, the chairman shall sign and date all copies and return one to the subdivider. (Ord. 4206. Passed 1-24-06.)
1161.06 CONSTRUCTION AND UTILITY PLAN REQUIREMENTS.
Based on the preliminary plat and the required changes relating thereto, if any, the subdivider shall cause to be prepared a set of drawings and specifications of improvements of construction and utility plans by a registered professional engineer or surveyor. The plans shall include typical sections, plans and profile view, construction details and estimates of quantities. All typical sections and major engineering details to be used on any particular street shall be approved in advance by the City Engineer, before completion of the plans or commencement of construction. (Ord. 4206. Passed 1-24-06.)
1161.07 PRELIMINARY PLAT APPROVAL PERIOD.
The approval of the preliminary plat shall be effective for a maximum period of twelve (12) months unless the first section has been filed for final approval. If no subsequent sections are filed within three (3) years from the recording of the previous sections, the approval of the remainder of the preliminary plat is no longer effective. The terms under which the approval is granted will not be affected by changes to these Regulations during the maximum period of twelve (12) months.
(Ord. 4206. Passed 1-24-06.)
1161.08 PRELIMINARY PLAT CHECKLIST.
SUBDIVISION ___________________________________________________________________
DATE ________________________
This list is not all inclusive, but is to be used as a guideline for submittals and reviews.
DESCRIPTION | REMARKS | ||
1 | Received fees. | ||
2 | Ten copies of plat (at a scale of not more than 1" = 100'). | ||
3 | Name of Subdivision. | ||
4 | Location of property with respect to surrounding property and streets. | ||
5 | Location by township, section, town and range. | ||
6 | Names of all adjoining property owners, or names of adjoining developers. | ||
7 | Name of adjoining subdivisions. | ||
8 | Location and names of adjoining streets. | ||
9 | Location of corporation line, if applicable. | ||
10 | Location and dimensions of all boundary lines of the property in feet and decimals of a foot. | ||
11 | Vicinity sketch. | ||
12 | Indication of zoning. | ||
13 | Location of existing easements. | ||
14 | Location of existing water bodies, streams, and other pertinent features such as railroads, buildings, parks, cemeteries, drainage ditches, bridges, etc. | ||
15 | Locations, dimensions and areas of all proposed or existing lots. | ||
16 | Location and dimensions of all property proposed to be set aside for park or playground use, or other public or private reservation, with designation of the purpose thereof, and conditions, if any, of the dedication or reservation. | ||
DESCRIPTION | REMARKS |
17 | Date of plat. | ||
18 | Scale of plat. | ||
19 | North arrow. | ||
20 | Data from which the location, bearing and length of all lines can be determined and reproduced on the ground. | ||
21 | Names of new streets as approved by the Planning Commission. | ||
22 | Indication of the use of any lot and all uses other than residential. | ||
23 | Lots consecutively numbered. | ||
24 | Approximate dimensions of lots, including lot area. | ||
25 | Front building setback lines. | ||
26 | Profiles showing existing and proposed elevations along centerline of all streets. | ||
27 | Approximate stationing on all streets. | ||
28 | Location, size and invert elevations of all existing and proposed sanitary sewers and stormwater sewers and structures. | ||
29 | Preliminary drainage plan including proposed stormwater detention location. | ||
30 | Location and size of all water lines. | ||
31 | Topography at the same scale with contour interval of 1'. | ||
32 | Other specifications and references required by the local government. Construction standards and specifications, including a site grading plan for the entire subdivision. | ||
33 | Title of property, name and address of owner, and signature of surveyor. | ||
34 | Date, including revision dates. | ||
35 | Notation of approval, signature line for Planning Commission Chairman. | ||
36 | Name and address of subdivider and/or developer. | ||
DESCRIPTION | REMARKS |
37 | Copy of protective covenants, if applicable. | ||
38 | Indication of any developmental phasing or staged development timing. | ||
39 | Meets zoning requirements (i.e., minimum frontage, setbacks, area, etc). | ||
40 | Conformance with major street plan. | ||
41 | No flood hazards. | ||
42 | Right-of-way widths, meets minimum criteria. | ||
43 | Avoidance of multiple intersections. | ||
44 | Lengths of blocks, meets minimum criteria. | ||
(Ord. 4206. Passed 1-24-06.)
FINAL PLAT
1161.09 FINAL PLAT REQUIRED.
Having received the approval of the preliminary plat, if applicable, the subdivider shall submit a final plat containing all changes required by the Planning Commission in the preliminary plat. The final plat and the supplementary information shall be certified by a professional surveyor. Construction plans, drawings, and specifications shall be certified by a professional engineer licensed to practice in the State of Ohio.
(Ord. 4206. Passed 1-24-06.)
1161.10 SUBMISSION FOR APPROVAL OF FINAL PLAT.
The Subdivider shall prepare and submit the following:
(a) Ten (10) copies of the final plat of the proposed subdivision.
(b) Five (5) copies of construction drawings related to the improvements to be constructed in the proposed subdivision.
(c) Two (2) copies of an itemized engineer’s estimate with quantities for all proposed improvements including the estimate of cost for each item.
(d) A copy of the storm sewer and storm detention calculations and other applicable calculations for design.
(e) Completed final plat checklist with remarks.
(f) Completed final construction plan checklist with remarks (see Design Criteria for list.)
All final plats, construction drawings, and supporting documents shall meet all Design Criteria and Construction Standards and Drawings established by the City, the Zoning Regulations of the City, or requirements established by other governmental organizations having jurisdiction over the improvements. The most restrictive requirements shall apply.
The final plat must be submitted thirty (30) days prior to the next scheduled meeting. The final plat shall be considered officially filed on the day it is received and properly noted and shall be so dated. However, the final plat shall not be considered properly submitted until all applicable fees are paid by the developer (see Section 1161.51 Schedule of Fees) and until all plans, supporting documents, and materials are provided to the City Administrator. In addition, a Performance Surety must be provided prior to going to the City Council for approval.
(Ord. 4206. Passed 1-24-06.)
1161.11 FINAL PLAT FORM.
The final plat shall be clearly legibly drawn on reproducible mylar. The size of the plat shall be 18” x 24”. The plat of a subdivision containing five (5) acres or less, shall be drawn to a scale of 1” = 50’. All other subdivisions shall be drawn to a scale of 1” = 100’. The minimum lettering height shall be 3/32” and all lot dimensions shall be 1/8” or larger. Lot number lettering shall be 1/4” or larger and underlined or circled.
If the final plat is drawn in two or more sections, each section shall be accompanied by a key map showing the location of the sections. All final plat sections shall either totally include or totally exclude intersections and all lots fronting such intersections.
Construction drawings shall be submitted in the form stated in the City of Urbana Design Criteria. The plans shall consist of the required improvements stated in these Regulations.
(Ord. 4206. Passed 1-24-06.)
1161.12 FINAL PLAT CONTENTS.
The final plat shall contain the following information:
(a) Name of the subdivision (which shall not duplicate or closely resemble the name of any other subdivision in the County), location by section, town, range and township, or by other survey number, date, north arrow and basis of bearing, acreage to thousandths of an acre (total lot acreage and total street acreage) and deed book and page reference.
(b) Name and address of the subdividers, the professional engineer, and registered surveyor who prepared the plat and appropriate registration numbers and seals.
(c) The total area being platted shall include all perimeter courses and be outlined by a heavy-line border. Courses are to be listed in a clockwise direction. All dimensions, both lineal and angular, shall be determined by an accurate control survey in the field. The error of closure shall conform to the Ohio Administrative Code.
(d) Bearings and distances to the nearest centerline of intersecting roads or the intersection of right-of-way lines; lot corners of recorded plat with plat reference; or section corner or quarter section corner.
(e) Names, precise location, dimensions, and right-of-way width of all streets and railroads within and adjoining the plat and building setback lines. Street names shall be approved by the Planning Commission.
(f) Radii, internal angles, points of curvature, tangent bearings, lengths of arcs, and chord length bearing of all applicable streets within the plat area shall be illustrated on the plat.
(g) The precise locations, dimensions, and uses of easements shall be illustrated on the plat.
(h) All lots accurately dimensioned in feet and hundredths with lot numbers and acreage. The lot numbers shall be consecutive for each platted section and shall be placed in the center of the lot with acreage under the lot number. Replatted lots shall illustrate existing lot numbers, lot lines dashed, and utility easements on the plat.
(i) Accurate location and a description of all monuments as to type, size, and whether the monument was found or set. If a monument has been omitted or offset, a notation shall appear on the plat indicating the reason for the omission; or if it has been offset, its true location in relation to the property corner or lot corner shall be noted.
(j) 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.
(k) Any restrictions and covenants shall be shown on the final plat.
(l) Certification shall contain the following:
(1) The total acres being subdivided.
(2) Current ownership.
(3) Deed reference.
(m) A notarized certification by the owner or owners of the adoption of the plat and the dedication of streets and other public areas.
(n) Acknowledgment dedication statement of the owner or owners to the plat and restrictions, including dedications to public use of all public streets, alleys, parks or other open spaces shown thereon and the granting of the required easements, as shall be indicated by the following statement on the plat tracing: “Easements shown on this plat are for the construction, operation, maintenance, repair, replacement, or removal of water, gas, sewer, electric, telephone, or other utilities or services, and for the express privilege of removing any and all trees or other obstructions to the free use of said utilities and for providing of ingress and egress to the property for said purposes, and are to be maintained as such indefinitely.”
A statement of intention and request for the vacation of lot lines and easements on previously platted properties, and the signature of authorized representatives of local utility companies (electric, telephone, cable television, etc.) acknowledging the abandonment of easements.
(o) The names of record of all abutting parcels with deed reference, acreage, and survey record reference, if applicable. Platted land shall show the name of the subdivision, lot numbers, plat book, and page reference.
(p) Any section lines, corporation limits, township, and county lines shall be accurately documented and located on the plat and their names lettered thereon.
(q) Location of permanent facilities and easements used for drainage control such as detention ponds, retention ponds, infiltration beds, etc., and statement of the provisions for the maintenance of these facilities.
(r) Approval signature and date lines shall be provided for Mayor, President of Council, Clerk of Council, Planning Commission Chairman, Zoning Enforcement Officer, City Engineer, and Champaign County Engineer.
(s) 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 that all dimensional details are correct.
(Ord. 4206. Passed 1-24-06.)
1161.13 SUPPLEMENTARY INFORMATION.
The following information shall be supplied in addition to the above requirements:
(a) If a zoning change is involved, certification from the City Administrator shall be required indicating that the change has been approved and is in effect.
(b) Certification shall be required showing that all required improvements have been either installed and approved by the proper officials or agencies, or that a surety has been furnished assuring installation and initial maintenance of the required improvements.
(c) In flood prone areas the subdivider shall provide information detailing how the structures will be protected from flood hazard.
(d) The Planning Commission may require the applicant to submit additional topographic information, detailed plans for proposed uses, and other information to determine possible flood or erosion hazards, the effect of the subdivision use upon flood flows, and the adequacy of proposed flood protection measures. The Planning Commission may consult with expert persons or agencies for technical assistance and advice.
(e) These construction plans shall be submitted to the OEPA for approvals as required. Certification of OEPA approval shall be provided on the plans where applicable. Construction shall not commence until such approvals are granted.
(f) The City Engineer’s signature shall be provided on the approved construction plans to verify compliance with the applicable specifications and the requirements of these Regulations.
(Ord. 4206. Passed 1-24-06.)
1161.14 APPROVAL OF FINAL PLAT.
The Planning Commission shall approve or disapprove the final plat within thirty (30) days after it has been officially and properly filed with the Planning Commission and so noted in the minutes. Failure of the Planning Commission to act upon the final plat within such time shall be deemed as approval of the plat. If the plat is disapproved, the grounds for disapproval shall be stated in the records of the Planning Commission, and a copy of said record shall be forwarded to the subdivider.
If disapproved, the subdivider shall make the necessary corrections and resubmit the final plat within thirty (30) days to the Planning Commission for final approval. When the final plat has been approved by the Planning Commission, the original shall be forwarded to the City Council for their approval and endorsement. The original shall be returned to the subdivider.
If a plat is refused by the Planning Commission, the subdivider may file a petition within ten days after such refusal in the Court of Common Pleas of the County in which the land described in the plat is situated to reconsider the action of the Commission.
(Ord. 4206. Passed 1-24-06.)
1161.15 RECORDING OF FINAL PLAT.
After the final plat has been approved by the Planning Commission, dedications accepted by the Council, and the necessary approval endorsed in writing thereon, the subdivider shall record the plat in the office of the County Recorder. The final plat shall be recorded in the office of the County Recorder as required by law within sixty (60) days after the date of final approval. The subdivider shall furnish the City with a reproducible of the recorded plat.
(Ord. 4206. Passed 1-24-06.)
1161.16 FINAL PLAT CHECKLIST.
SUBDIVISION __________________________________________________________________
DATE ____________________
This list is not all inclusive, but is to be used as a guideline for submittals and reviews.
DESCRIPTION | REMARKS | ||
1 | Received fees. | ||
2 | Ten copies of the final plat. | ||
3 | Five copies of construction drawings | ||
4 | Two copies of engineer’s estimate. | ||
5 | One copy of storm sewer calculations, storm detention calculations, and other necessary design calculations. | ||
6 | Performance surety. | ||
7 | Name of subdivision. | ||
8 | Location by section, town, range, and township. | ||
9 | Date of plat. | ||
10 | North arrow and basis of bearing. | ||
11 | Acreage to thousandths of an acre. | ||
12 | Deed book and reference page. (Plat book, if available.) | ||
13 | Name and address of the subdividers. | ||
14 | Name and address of professional engineer who prepared plans, including registration number and seal. | ||
15 | Name and address of professional surveyor who prepared plat, including registration number and seal. | ||
16 | Perimeter of subdivision to be outlined by a heavy border. | ||
17 | All dimensions. | ||
18 | Bearings and distances tot he nearest centerline of intersecting roads. | ||
DESCRIPTION | REMARKS |
19 | Names, exact location, dimensions, and right-of- way width of all streets. | ||
20 | Radii, internal angles, points of curvature, tangent bearings, chord length and bearings, lengths of arcs of all applicable streets within the plat area. | ||
21 | The exact location, dimensions, and uses of easements shall be illustrated on the plat. | ||
22 | All lots accurately dimensioned in feet and hundredths with lot numbers and acreage. | ||
23 | Replatted lots shall illustrate old lot numbers and lot lines dotted on the plat. | ||
24 | Accurate location and a description of all monuments as to type, size and whether the monument was found or set. | ||
25 | Any restrictions and covenants shall be shown on the final plat. | ||
26 | Acknowledgment dedication statement of the owner or owners to the plat. | ||
27 | A statement of intention and request for the vacation of lot lines and easements. | ||
28 | The signature of authorized representatives of local utility companies acknowledging the abandonment of easements. | ||
29 | Names of record of all abutting parcels with deed reference, acreage, and survey record reference. | ||
30 | Any section lines, corporation limits, township, and county lines. | ||
31 | Location of permanent facilities and easements for same used for drainage control such as detention basin, retention ponds, infiltration beds, etc, and statement of the provisions for the maintenance of these facilities. | ||
32 | Construction plans submitted to the OEPA for approvals as required. | ||
33 | Submitted within 12 months of preliminary approval. | ||
DESCRIPTION | REMARKS |
34 | Conforms to preliminary plat and incorporates suggested changes. | ||
35 | Street names. | ||
36 | Size of lots meet minimum requirement. | ||
37 | Setback lines meet minimum requirement. | ||
38 | Corner lot size appropriate. | ||
39 | Sufficient easements for utilities or open drainage. | ||
40 | Approval signature and date lines. | ||
41 | A notarized certification by the owner or owners. | ||
42 | Certified monument statement. | ||
(Ord. 4206. Passed 1-24-06.)
ASSURANCE FOR COMPLETION AND MAINTENANCE
OF IMPROVEMENTS
1161.17 IMPROVEMENTS AND PERFORMANCE SURETY.
In order that the City has the assurance that the construction and installation of such improvements such as street surfacing, curbs, gutters, storm sewers and appurtenances, sanitary sewer, waterlines, sidewalks, and other required improvements will be constructed, the subdivider shall provide a performance surety.
(a) Performance Surety - To get a final plat approved by the City Council, the subdivider shall furnish either a bond, executed by a surety company, cash deposit (certified check), or Irrevocable Letter of Credit (form must be approved by the City Law Director) equal to the cost of construction of such improvements as shown on the plans, and based on an estimate approved by the City Engineer.
The performance surety, cash deposit (certified check), or Irrevocable Letter of Credit to the City shall run for a period of one (1) year and be extendable for two (2) years from the date of execution and shall provide that the subdivider, their heirs, successors, assigns, and agent or servants will comply with all applicable terms, conditions, provisions, and requirements of these Regulations, and will faithfully perform and complete the work of constructing and installing such facilities or improvements in accordance with such laws and these Regulations. Before said surety is accepted it shall be approved by the City Law Director. Whenever a cash deposit (certified check) is made, the same shall be made out to the City.
(b) Extension of Time - If the construction or installation of any improvement or facility, for which guarantee has been made by the developer in the form of a surety, is not completed within two (2) years from the date of final approval of the record plat, the developer may request the City to grant an extension, provided he can show reasonable cause for inability to complete said improvements within the required two (2) years.
(c) Acceptance of Dedication Offers - Acceptance of formal offers of dedication of streets, public areas, easements, and parks shall be by ordinance of the City Council. The approval by the Planning Commission of a subdivision plat shall not be deemed to constitute or imply the acceptance by the local government of any street, easement, or park shown on said plat.
(Ord. 4206. Passed 1-24-06.)
1161.18 INSPECTION OF IMPROVEMENTS.
Periodic inspections during the installation of improvements shall be made by the City to ensure conformity with the approved plans and specifications as required by these Regulations.
The subdivider shall notify proper City officials at least 24 hours before each phase of the improvements is ready for inspection. The presence and/or absence of an inspector during construction shall not relieve the subdivider from full responsibility of required improvements to the City of Urbana Construction Standards and Drawings and to the satisfaction of the City. See City of Urbana Design Criteria for inspection requirements. The City may require improvement inspection fees (see City for Schedule of Fees).
(Ord. 4206. Passed 1-24-06.)
1161.19 MAINTENANCE OF IMPROVEMENTS AND MAINTENANCE SURETY.
The applicant shall be required to maintain all improvements, if required, until approval of said improvements. Once the required public improvements have been constructed and approved in the subdivision by the City Administrator, and prior to the release of the performance surety, the subdivider shall post with the City a maintenance surety in the amount of ten percent (10%) of the performance surety and in a form as approved by the City Law Director.
No public improvements shall be approved until the subdivider has posted an approved maintenance surety, and this maintenance surety will extend for one (1) year from the actual date that the final punch list has been completed and approved by the City.
Acceptance by the City of the public improvements will not take place until the City releases the maintenance surety and the City receives record drawings as outlined in the City of Urbana Design Criteria. Record drawings shall be stamped by a registered professional engineer or surveyor verifying the accuracy of the drawings.
Prior to release of the maintenance surety by the City, the developer shall have paid all public improvement fees required by these Regulations and have completed all maintenance punch list items. (Ord. 4206. Passed 1-24-06.)
1161.20 DEFERRAL OR WAIVER OF REQUIRED IMPROVEMENTS.
The Planning Commission may defer or waive at the time of final approval, subject to appropriate conditions, the provision of any or all such improvements as, in its judgment, are not requisite in the interests of the public health, public safety, and general welfare, or which are inappropriate because of inadequacy or lack of connecting facilities.
Whenever it is deemed necessary by the Planning Commission to defer the construction of any improvement required herein because of incompatible grades, future planning, inadequate or lack of connecting facilities, or for other reasons, the applicant shall pay his share of the costs of the future improvements as approved by the City Engineer and City Council to the City prior to the signing of the final subdivision plat.
(Ord. 4206. Passed 1-24-06.)
1161.21 PROCEDURE IN CASE OF FAILURE TO COMPLETE IMPROVEMENT.
The subdivider shall be in default of this performance surety when one of the following conditions exist:
(a) The installation of all required public improvements as called for in these Regulations has not taken within the two (2) year time period agreed upon in the subdivider’s contract with the City, and the subdivider has failed to establish reasonable cause for such delay to the satisfaction of the Planning Commission and thereby to receive a time extension.
(b) The subdivider has not constructed the required public improvements in accordance with the minimum standards specified in these Regulations, and the subdivider is unwilling to modify and to upgrade said public improvements within a six (6) month time period so as to be in compliance with the provisions of these Regulations.
(Ord. 4206. Passed 1-24-06.)
1161.22 PROCEDURE IN CASE OF DEFAULT.
The subdivider shall be in default of his maintenance surety when the required public improvements have not been properly maintained over the one (1) year period as established in Section 1161.17 Improvements and Performance Surety or when the required public improvements are not in accordance with the “as-built” plans submitted by the subdivider to the City. The same shall apply whenever construction of improvements is not performed in accordance with applicable standards and specifications. In such cases of default, the City of Urbana shall proceed to utilize the performance surety and/or maintenance surety to construct the required public improvements to the minimum design standards as required in these Regulations.
(Ord. 4206. Passed 1-24-06.)
1161.23 ISSUANCE OF ZONING PERMITS.
As determined by the City Administrator, Zoning Permits will be issued when the extent of the street improvements is completed with curb and asphalt being installed. However, the subdivider is responsible for any damage to improvements.
(Ord. 4206. Passed 1-24-06.)
REQUIREMENTS FOR CONSTRUCTION
IMPROVEMENTS AND DESIGN
1161.24 GENERAL STATEMENT.
The Regulations contained in this section and the City of Urbana Design Criteria and Construction Standards and Drawings shall control the manner in which streets, lots, and other elements of a subdivision are arranged on the land. These design controls shall help ensure convenient and safe streets, creation of usable lots, provision of space for public utilities, and reservation of land for recreational uses. The planning of attractive and functional neighborhoods shall be promoted, minimizing the undesirable features of unplanned, haphazard growth.
The Planning Commission has the responsibility of reviewing the design of each future subdivision early in its design development. The Planning Commission shall ensure that all the requirements of this section and the City of Urbana Design Criteria and Construction Standards and Drawings are met. (Ord. 4206. Passed 1-24-06.)
1161.25 CONFORMITY TO DEVELOPMENT PLANS AND ZONING.
The arrangements, character, width, and location of all arterial and collector thoroughfares or extensions thereof shall conform with the adopted City of Urbana Major Thoroughfare Plan and Corridor Overlay Plan. Thoroughfares not contained in the aforementioned plan shall conform to the recommendation of the Planning Commission, based upon these Regulations. In addition, no final plat shall be approved if in conflict with an existing ordinance.
(Ord. 4206. Passed 1-24-06.)
1161.26 STREET IMPROVEMENTS.
The arrangements, character, extent, width, grade, construction, and location of all streets shall conform to the Comprehensive Development Plan of the City, and shall conform to the City of Urbana Design Criteria and Construction Standards and Drawings. Street design shall take into consideration their relationship to existing and planned streets, topographical conditions, and public convenience and safety; and in their appropriate relation to the proposed uses of land to be served by such streets. The street pattern shall discourage through traffic in the interior of a subdivision. The subdivider shall provide within the boundaries of the plat, the necessary right-of-way for the widening, continuance, or alignment of such streets in conformity with the Comprehensive Development Plan.
The subdivider shall improve all streets that are part of the subdivision, including that portion of the subdivision located on existing streets. The required improvements shall be such that all items of work are in accordance with the City of Urbana Design Criteria and Construction Standards and Drawings. Existing streets shall be improved so that they meet the above standards including storm drainage.
Curbs and gutters shall be required for all streets including existing streets.
If one side of the subdivision abuts an existing street, the developer shall pay for the total cost of one side for additional width of excavation, curb and sidewalk including cost to bring the storm sewer system up to standards.
Appropriate access to and from any subdivision in the form of a standard City street with required improvements must be provided by a developer in instances where development is not located contiguously along an improved public street right-of-way. No subdivision shall be approved where a parcel, tract, or lot has frontage only on the “stub end” of a discontinued or dead-end street. Such street must first be extended or reconstructed as a cul-de-sac in accordance with these Regulations. No subdivision showing reserved strips controlling the access to public ways will be approved.
All street widths shall conform to the City of Urbana Design Criteria and Construction Standards and Drawings. In cases where the designation of the street is in question, the Planning Commission shall determine the type of street designation.
(Ord. 4206. Passed 1-24-06.)
1161.27 STREET SIGNS AND STREET NAMES.
(a) Street name signs and other traffic control signs shall be furnished and erected by the subdivider according to standards set forth by the City of Urbana Design Criteria and Construction Standards and Drawings.
(b) For purposes of street naming, the following is recommended:
(1) Circle, Place, or Court should be used only for cul-de-sac type streets.
(2) The words north, south, east, or west should be avoided as part of a street name whenever possible.
(c) Whenever a new street is constructed along the approximate alignment or extension of an existing street, its name shall be the same as that of the existing one.
(d) To avoid duplication and confusion, the proposed names of all streets shall be approved by the Planning Commission prior to such names being assigned or used.
(e) House numbers shall be assigned by the Engineering Department in accordance with the current house numbering system in effect in the City.
(Ord. 4206. Passed 1-24-06.)
1161.28 SPECIAL STREET TYPES.
The following requirements shall apply to special street types:
Permanent dead-end streets shall not be permitted. Temporary dead-end streets shall be permitted only as part of a continuing street plan and only if a temporary turnaround satisfactory to the City Engineer in design is provided.
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.
Alleys may be permitted in new residential, commercial, and industrial districts. Alleys shall conform to these Regulations, and according to standards set forth by the City of Urbana Design Criteria and Construction Standards and Drawings.
Cul-de-Sac Streets shall not exceed 600 feet in length and shall conform to these Regulations according to standards set forth by the City of Urbana Design Criteria and Construction Standards and Drawings.
(Ord. 4206. Passed 1-24-06.)
1161.29 STREETS FOR COMMERCIAL SUBDIVISIONS.
Streets serving commercial developments and accessory parking areas shall be planned to connect with arterial streets or marginal access drives so as not to generate traffic problems. The intersections of driveways from parking areas with arterial or collector streets shall be located so as to cause the least possible interference with traffic movement on the streets. The location of streets and driveways for business developments shall conform to the City of Urbana Design Criteria and Construction Standards and Drawings.
(Ord. 4206. Passed 1-24-06.)
1161.30 STREETS FOR INDUSTRIAL SUBDIVISIONS.
Collector streets for industrial subdivisions shall be planned to serve industrial areas exclusively and shall connect with arterial streets so that no industrial traffic will be directed into any residential street. Streets shall be planned to be extended to the boundaries or any adjoining land planned for industry, except when severe physical conditions exist or if the Planning Commission finds such extension is not in accordance with the approved plan of the area. The location of streets and driveways for industrial developments shall conform to the City of Urbana Design Criteria and Construction Standards and Drawings.
(Ord. 4206. Passed 1-24-06.)
1161.31 EASEMENTS.
Utility Easements - Public utility easements at least 10 feet in total width may be required along the rear, front, and sides of lots where needed for the accommodation of a public utility, drainage, sanitary structures, or any combination of the foregoing. Where deemed necessary by the Planning Commission, an additional easement width shall be provided.
Watercourses - The subdivider shall dedicate rights-of-way or provide easements for storm drainage purposes which conform substantially with the lines of any natural watercourses, channels, streams, or creeks which traverse the subdivision or for any new channel which is established to substitute for a natural watercourse, channel, stream, or creek. Such rights-of-way or easements shall be of a width that will provide for the maintenance needs of the channel and incidental structures as determined by the Planning Commission. Easements shall be provided for the entire area of detention basins/retention ponds, along with a 20-foot access easement.
All plats shall contain a restriction requiring that no structures and plantings will be permitted in the easement area.
(Ord. 4206. Passed 1-24-06.)
1161.32 SIDEWALKS.
Sidewalks shall be required on both sides of all streets except in Industrial.
All sidewalks shall be constructed in accordance with the City of Urbana Design Criteria and Construction Standards and Drawings. The developer who constructs a sidewalk is responsible for curb ramps at intersections. Developers will be required to install sidewalks on individual properties prior to the issuance of certificate of occupancy. Two (2) years after that particular phase of the subdivision’s Maintenance Bond expires and 50% of the sidewalk is installed. Sidewalks must be installed on all lots by whoever owns the properties. If the sidewalks are not installed, the City will perform the installation and assess the property owner for all cost incurred. (Ord. 4206. Passed 1-24-06.)
1161.33 BLOCKS.
The following Regulations shall govern the design and layout of blocks:
(a) The arrangement of blocks shall be such as to conform to the street planning criteria set forth in this section and to the street design criteria established in the City of Urbana Design Criteria and Construction Standards and Drawings, and shall be arranged to accommodate lots and building sites of the size and character required for the zoning district as set forth in the Zoning Regulations and to provide for the required community facilities.
(b) The Planning Commission may require that the characteristics of blocks bear close relation to the use of the land.
(c) Irregularly shaped blocks, those intended for cul-de-sacs or loop streets, and those containing interior parks or playgrounds, may be approved by the Planning Commission if properly designed and located and if the maintenance of interior public spaces is covered by an agreement.
(d) No block shall be longer than 1500 feet nor less than 300 feet and the block width shall accommodate two (2) tiers of lots, except where unusual topography or other exceptional physical circumstances exist.
(e) Where blocks are over 900 feet in length, a public walkway (crosswalk) easement not less than 10 feet in width at or near the halfway point may be required, if necessary, to provide proper access to schools, recreational areas, and other facilities. The Planning Commission has the authority to require an easement of 10 feet, 5 feet from each lot through the tier of two (2) lots for pedestrian access to school, playgrounds, or other facilities. A sidewalk shall be constructed. The width for a sidewalk shall conform to the City of Urbana Design Criteria and Construction Standards and Drawings.
(f) All block corners at street intersections shall be rounded with a radius of not less than 25 feet measured at the back of the curb.
(Ord. 4206. Passed 1-24-06.)
1161.34 LOTS.
The following Regulations shall govern the design and layout of lots:
(a) The lot arrangement and design shall be such that all lots will provide satisfactory building sites, properly related topography, and the character of surrounding development.
(b) All lots shall conform to or exceed the requirements for the zoning district in which they are located and the use for which they are intended.
(c) All lots shall abut by their full frontage on a publicly dedicated street or a street that has received the legal status of such. Irregular shaped lots and/or cul-de-sac lots may abut by their full frontage at the building setback line. The minimum lot size, widths, and setbacks, shall be as specified in the Zoning Regulations.
(d) All side lot lines shall be as close to right angles as possible to the street line and radial to curved street lines, except where the Planning Commission determines that a variation to this rule would provide a better layout.
(e) Lots with double frontage shall be avoided except where the Planning Commission determines it is essential to provide separation of residential development from arterial streets.
(f) All corner lots shall have front yard setbacks on both streets and lots shall be of an area sufficient to permit adequate building sites.
(g) No lot shall have an average depth which is more than three (3) times its average width, nor shall it have a depth of less than 110 feet or as stated in the Zoning Regulations except that, whenever a lot fronts upon an exterior curved portion of a street, lot depth may be reduced to not less than 100 feet.
(h) In the case of vacation of lots, or parts of lots, in the City previously recorded in the Office of the Recorder of Champaign County, Ohio, the same procedure, rules and regulations shall apply as for a new plat, except that a preliminary plat may not be required. The title of the vacation plat shall indicate what is being vacated, and the final plat shall include enough of the surrounding plat or plats to show its relations to adjoining areas.
(i) Whenever a subdivider or developer proposes a re-subdivision of a plat previously recorded in the Office of the Recorder of Champaign County, Ohio he shall follow the same procedures as for a new plat, except that a preliminary plat may not be required if changes in street alignment or similar changes are not included in the proposal. The lots in the re-subdivision shall conform as to size and arrangement with the requirements of these Regulations and the appropriate requirements of the Zoning Regulations of the City.
(j) When a preliminary plat is submitted, all lots shall have the front building setback lines clearly marked on them.
(Ord. 4206. Passed 1-24-06.)
1161.35 SURVEY MONUMENTS.
A survey shall be made by a registered surveyor and shall conform to the “Minimum Standards for Boundary Surveys in the State of Ohio”.
Iron pins shall be set at all exterior subdivision boundary corners, lot corners, and intersections of change, at the point of curvature, and the point of tangent of all curves and where the radius of direction changes. The intent is to identify and establish all lines of the plat. All monuments or iron pins shall be placed prior to City acceptance of improvements.
Monument boxes with permanent markers shall be set at all street intersections and center point of cul-de-sac. Railroad spikes shall be set at all other points of intersections. If the points of intersection are not in the paved area of the street, the railroad spikes shall be placed at the point of curvature and point of tangent of all curves. In the instances of concrete pavement, monument boxes shall be used where all railroad spikes are specified above.
All monuments and iron pins shall be set as shown on the final plat. The size, location, and type of material used shall also be shown. A professional surveyor’s affidavit shall be filed in the plat volume and page and cross-referenced with the original plat when, for any reason, a monument or permanent marker must be offset from the original location or the type of iron pin is changed.
Boundary lines shall be monumented at all points where there is a change of direction and at all lot corners by suitable monuments as specified in the “Minimum Standards for Boundary Surveys in the State of Ohio.”
(Ord. 4206. Passed 1-24-06.)
1161.36 STREET AND WALKWAY LIGHTING.
The Street and Walkway Lighting Plan shall be developed in conjunction with the standards set forth by the City of Urbana Design Criteria and Construction Standards and Drawings and with the City Engineer. The developer shall be responsible for all labor and material involved in street and sidewalk light installation including appurtenances, underground cables, trenches, poles, mast arms, yard restoration, sodding, seeding, and contour grading, including all associated cost of said work. (Ord. 4206. Passed 1-24-06.)
1161.37 WATER SUPPLY IMPROVEMENTS.
The subdivider shall install a public water system, if applicable, to adequately serve all lots, including lateral connections to the public system. Public water system extensions shall meet the requirements and approval of the OEPA and conform to the standards and specifications established in the City of Urbana Design Criteria and Construction Standards and Drawings.
(Ord. 4206. Passed 1-24-06.)
1161.38 SANITARY SEWER IMPROVEMENTS.
The subdivider shall install public sanitary sewers to adequately serve all lots, including lateral connections to the public system. Public sewer system extensions shall meet the requirements and approval of the OEPA and conform with the standards and specifications of the City of Urbana Design Criteria and Construction Standards and Drawings.
No individual septic system or combined sanitary and storm sewer shall be allowed.
(Ord. 4206. Passed 1-24-06.)
1161.39 DRAINAGE IMPROVEMENTS.
The subdivider shall construct all necessary facilities including underground pipe, inlets, catch basins, open drainage ditches, and detention basins or retention ponds as approved by the City Engineer, to provide for adequate disposal of subsurface and surface water and maintenance of natural drainage course. The developer shall also provide all necessary soil sediment pollution control. Design and construction shall be in accordance with the Design Criteria and Construction Standards and Drawings of the City. Adequate provisions shall be included in design and construction to accommodate all upstream and downstream drainage and, where necessary, extend all drainage improvements to plat limits. It shall state on the final plat that all natural watercourses, detention basins, retention ponds, and appurtenances shall be maintained by the property owner. An easement shall be provided to ensure that there will not be any building within the drainage facility and to provide for major maintenance and inspection. See the City of Urbana Design Criteria for inspection and ownership of detention basins.
All lots shall be laid out and graded to provide positive drainage away from buildings and shall be designed to assure adequate protection from the concentration of stormwater run-off on adjacent property. No storm drainage, including drain tile around basements, shall be permitted to discharge into any sanitary facility.
(Ord. 4206. Passed 1-24-06.)
1161.40 CULVERTS AND BRIDGES.
Where natural drainage channels intersect any street right-of-way, it shall be the responsibility of the subdivider to have satisfactory bridges and/or culverts constructed. Where culverts are required, minimum requirements shall be observed as follows:
(a) All culverts and bridges shall extend, at a minimum, across the entire right-of-way width of the proposed street. The cover over the culvert and its capacity shall be approved by the City Engineer. Headwalls are required.
(b) All culverts and bridges shall conform to the City of Urbana Design Criteria and Construction Standards and Drawings.
(Ord. 4206. Passed 1-24-06.)
1161.41 ELECTRIC, GAS, CABLE TELEVISION, AND TELEPHONE IMPROVEMENTS.
Electric, cable television, gas and telephone service shall be provided within each subdivision. Telephone, electric, street lighting wires, conduits, and cables shall be constructed underground unless otherwise approved by the City. The developer shall be responsible for all labor and material involved in improvements installation including appurtenances, underground cables, trenches, poles, mast arms, yard restoration, sodding, seeding, and contour grading, including all associated cost of said work.
Whenever a sanitary sewer, water main, or storm sewer, and electric and/or telephone line are each placed underground in the same utility easement, the following provision shall be applicable:
The total easement width shall not be less than 20 feet.
The sanitary sewer, water main, or storm sewer shall be installed on one side of the easement.
Electric, gas, cable television, and telephone shall not be installed within 5 feet of either sanitary sewer, water main, or storm sewer.
(Ord. 4206. Passed 1-24-06.)
1161.42 OVER-SIZED, OVER-DEPTH, AND OFF-SITE IMPROVEMENTS.
The utilities, pavements, and other land improvements required for the proposed subdivision shall be designed to incorporate any required over-sizing and any extensions needed to provide service to nearby adjoining lands as determined by the City.
(Ord. 4206. Passed 1-24-06.)
1161.43 COST OF OVER-SIZED AND OVER-DEPTH IMPROVEMENTS.
The subdivider shall be required to pay for all of the construction costs for the installation of utilities that are serving the proposed subdivision as determined by the City and the subdivider’s estimates. The City may elect to have the utilities over-sized to service the surrounding areas, providing the improvement is beneficial to the City. The City shall pay the difference between the cost of the requirements of the subdivision and required over-sizing improvements as follows:
(a) Water Mains - A subdivider shall install water mains according to the City’s specifications. The material’s cost difference between the minimum required size of pipe and appurtenances, and over-sized pipe required by the City, will be paid by the City.
(b) Sanitary Sewers - A subdivider shall install sanitary sewers according to the City’s specifications. The material’s cost difference between the minimum required size of pipe and appurtenances, and over-sized pipe required by the City, will be paid by the City. The construction cost difference as determined by the City Engineer for the minimum depth needed for installation, and the greater depth of installation required by the City, will be paid by the City.
(c) Storm Sewers - A subdivider shall install storm sewers according to the City’s specifications. The material’s cost difference between the minimum required size of pipe and appurtenances, and over-sized pipe required by the City, will be paid by the City. The construction cost difference as determined by the City Engineer for the minimum depth needed for installation, and the greater depth of installation required by the City, will be paid by the City.
(d) Streets - The type and composition of street paving and surfacing shall be installed as per current City specifications, or County Engineering specifications where applicable, and shall be commensurate with the volume, street classification, character, and general circulation requirements, as determined by the City. The cost of materials for the paved surface and its sub-base of an existing street, and any over-sizing cost in excess of the owner’s required responsibility needed to meet the dimensional standards for roadways, as shown on the City of Urbana Comprehensive Development Plan, shall be at the City’s expense. The costs for the minimum street width, as required by these Regulations, including curb, gutter, and sidewalks, shall be the developer’s responsibility and at his or her expense.
(Ord. 4206. Passed 1-24-06.)
1161.44 EXTENSION TO BOUNDARIES.
The subdivider shall be required to extend the necessary improvements to the boundary of the proposed subdivision to serve adjoining un-subdivided land.
(Ord. 4206. Passed 1-24-06.)
1161.45 OFF-SITE EXTENSIONS.
If streets or utilities are not available at the boundary of a proposed subdivision, the subdivider will be responsible for extending those streets or utilities, obtaining necessary easements or rights-of-way, and to construct and pay for such extensions to serve the proposed subdivision. Such improvements shall be available for connection by subdividers of adjoining land and become the property of the City.
(Ord. 4206. Passed 1-24-06.)
1161.46 NON-ANNEXED SUBDIVISIONS.
Any subdivision that lies outside the corporation limits of the City, but is connected to any of the City’s utilities, must install all utilities to meet these Regulations and the City of Urbana Design Criteria and Construction Standards and Drawings.
If a subdivision is connected to any one of the City utilities, the residents of that subdivision, at the time annexation is determined to be possible by the City, must not oppose annexation. A statement to this effect must be included with each property deed and recorded in the Office of the Champaign County Recorder.
(Ord. 4206. Passed 1-24-06.)
1161.47 RECORD DRAWINGS.
Record drawings shall be furnished to the City before a final maintenance inspection. The submittal of record drawings is outlined in the City of Urbana Design Criteria.
(Ord. 4206. Passed 1-24-06.)
MISCELLANEOUS PROVISIONS
1161.48 RECORDING OF PLAT.
No plat of any subdivision shall be recorded or have any validity until said plat has received final approval in the matter prescribed in these Regulations.
(Ord. 4206. Passed 1-24-06.)
1161.49 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 said plat is first resubmitted to the Planning Commission.
(Ord. 4206. Passed 1-24-06.)
1161.50 SALE OF LAND WITHIN SUBDIVISIONS.
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. 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. 4206. Passed 1-24-06.)
1161.51 SCHEDULE OF FEES.
The Board of Control establishes the schedule of fees. The schedule of fees shall be posted in the office of the City Administrator and may be altered, or amended only by the Board of Control. Until all applicable fees, charges, and expenses have been paid in full, no action shall be taken on any application or appeal.
(Ord. 4206. Passed 1-24-06.)
1161.52 VARIANCES.
The following Regulations shall govern the granting of variances:
(a) When a subdivider can show that a provision of these Regulations would cause unnecessary hardship if strictly adhered to because of topographical or other conditions peculiar to the site, a variation may be allowed without destroying the intent of such provision. The subdivider shall apply in writing to the Planning Commission stating the reasoning on which the departure is justified and this application shall be processed by the Planning Commission. Any variance authorized by the Zoning Board of Appeals shall be made by formal vote and a copy thereof shall be attached to, and made a part of, the final plat.
(b) Any variance authorized by the Planning Commission shall be made by a formal vote and a copy, thereof, shall be attached to and made a part of the final plat.
(c) In granting variances or modifications, the Planning Commission may require such conditions as will, in its judgement, secure substantially the object of the standards or requirements so varied or modified.
(Ord. 4206. Passed 1-24-06.)
1161.53 APPEAL.
Any person, who believes he has been aggrieved by these Regulations or the action of the Planning Commission, has all the rights of appeal as set forth in the Ohio Revised Code.
(Ord. 4206. Passed 1-24-06.)
1161.99 PENALTY.
The following penalties shall apply to the violations of these Regulations:
(a) Whoever violates any rule or regulation adopted by the City Council for the purpose of setting standards and requiring and securing the construction of improvements within a subdivision or fails to comply with any order pursuant thereto is creating a public nuisance and the creation thereof may be enjoined and maintenance thereof may be abated by action at suit of the City or any citizen thereof. Whoever violates these Regulations shall forfeit and pay not less than one hundred dollars ($100.00) or more than one thousand dollars ($1,000) for each offense. Each day such violation continues shall be considered a separate offense. Such sum may be recovered with costs in a civil action suit brought in the Court of Common Pleas of Champaign County by the Director of Law, in the name of the City and for the use thereof.
(b) Whoever, being the owner or agent of owner of any land within the City corporation, transfers any lot, parcel or tract of such land from or in accordance with a plat of a subdivision before such plat has been recorded in the office of the County Recorder, shall forfeit and pay the sum of not less than one hundred dollars ($100.00) or more than five hundred dollars ($500.00) for each lot parcel, or tract of land so sold. The description of such lot, parcel, or tract by metes and bounds in the deed or transfer shall not serve to exempt the seller from the forfeiture provided in this section.
(Ord. 4206. Passed 1-24-06.)
1163.01 GENERAL PROVISIONS.
(a) The Design Criteria and Construction Standards and Drawings along with 100% performance surety and 10% maintenance surety shall apply to all public improvement construction projects that will eventually be taken over by the City of Urbana. The 100% performance surety and 10% maintenance surety shall follow the regulations in the City of Urbana Subdivision Regulations even if a major subdivision is not applicable.
(b) The Developer/Owner shall design and construct improvements not less than the standards outlined in the City of Urbana Subdivision Regulations and this document. The work shall be done under the City’s supervision and shall be completed within the time fixed or agreed upon by the City.
(c) It is the responsibility of the Developer/Owner and his engineer to investigate local conditions that may require additional improvements.
(d) In the event any conflicting standards are encountered, the most restrictive shall always apply as determined by the City of Urbana.
(e) Upon request of the Developer/Owner or his representative, the City will evaluate requests to provide open excavation of existing utilities to allow accurate elevation information.
(Ord. 4206. Passed 1-24-06.)
1163.02 CONSTRUCTION PROCEDURES AND MATERIALS.
(a) Pre-Construction Meeting. A pre-construction meeting with the City is required. The Developer/Owner, his contractor, his engineer, and representatives from utility companies involved shall be present at the meeting. It shall be the Developer’s responsibility to arrange the preconstruction meeting.
(b) Materials. All work and materials shall conform to the Ohio Department of Transportation, (ODOT) Construction and Material Specifications, and the Standards and Specifications of the City of Urbana, Ohio.
(c) Inspections.
(1) Definition. “Inspect”, “inspection” is the visual observation or observation by instrument of construction to permit the City or its representative to render his or her professional opinion as to whether the contractor is performing the services in a manner indicating that, when completed, the services will be in accordance with the City of Urbana Subdivision Regulations, Construction Standards and Drawings, and Design Criteria. Such observations shall not be relied upon in any part as acceptance of the services, nor shall they relieve any party from fulfillment of customary and contractual responsibilities and obligations.
(2) Periodic inspection. Periodic inspection during the installation of improvements shall be made by the City to ensure conformity with the approved plans and specifications as required by these and other regulations. The Developer/Owner shall notify proper City officials at least twenty-four (24) hours before each phase of the improvements is ready for inspection. The presence and/or absence of an inspector during construction shall not relieve the Developer/Owner and/or contractor from full responsibility of required improvements to the City of Urbana Construction Standards and Drawings and to the satisfaction of the City.
(3) Inspections shall be as follows:
A. Sanitary sewer.
1. Sanitary pipe and manhole installation
2. Lateral location
3. Proper backfill installation
4. Air test sanitary lines
5. Vacuum test manholes
6. Deflection test on PVC sewers
B. Water main.
1. Water main installation
2. Valve installation
3. Hydrant installation
4. Restraining glands and/or blocking installation
5. Service installation and location
6. Pressure test
7. Disinfection
8. Proper backfill installation
C. Storm sewer.
1. Storm sewer installation
2. Manhole and catch basin installation
3. Field tile connections
4. Proper backfill installation
5. Individual storm outlet location, if applicable
D. Roadway.
1. Subgrade preparation
2. Subgrade undercutting
3. Subbase installation
4. Street coring operations
5. Curbing installation
6. Sidewalk and approach installation
7. Prime coat application
8. Asphalt installation
(4) Weight and delivery tickets shall be furnished to the City to substantiate the type, quantity, and size of material used.
(d) Responsibility. All work shall be under the control and supervision of the Developer/Owner until written final approval is given by the City.
(e) Final Inspection. Upon completion of all the improvements, the Developer/Owner shall request, in writing, a final inspection by the City. The final inspection shall be performed by officials from the City with the Developer. The Developer’s engineer and the Developer’s contractor will be present.
SUBDIVISION INSPECTION
SUBDIVISION ___________________________________________________________
DATE ____________________________ INSPECTOR _______________________
This list could vary depending upon the types of construction included in the project. This is a sample list (not all-inclusive) of items in which an inspector may utilize.
DESCRIPTION | REMARKS | |
A. | PRIOR TO INSPECTION | |
Review plans, special provisions, construction & material manuals and specifications that apply to your assigned duties. | ||
Discuss your responsibility & authority with the project engineer. | ||
Discuss notification, changes, connections, delays, rejections, and tolerances. |
DESCRIPTION | REMARKS | |
B. | PRE-CONSTRUCTION CONFERENCE | |
Attendees: City Representatives, Developer/Owner, Engineer, Contractor, Superintendent, Foreman, Utility Companies | ||
Discuss phasing & schedules | ||
Discuss materials | ||
Discuss coordination | ||
Discuss safety (public & job) | ||
Discuss responsibilities | ||
C. | SANITARY SEWER & LATERALS TO R/W | |
Check pipe type & quality | ||
Trench condition | ||
Straight alignment & joints | ||
Bedding | ||
Proper initial backfill | ||
Proper backfill | ||
Prohibit groundwater from entering sanitary | ||
Wye installation & location | ||
Air test mainline & laterals | ||
Mandral test on PVC | ||
D. | SANITARY MANHOLE | |
Check type & condition | ||
Steps condition & alignment | ||
Cone type & condition | ||
Risers precast/mastic | ||
Casting - rim & lid | ||
Proper pipe connection | ||
Installation with O-rings | ||
Installation on good base | ||
Proper backfill, compacted granular under or near roadway | ||
Exfiltration test | ||
Rim & risers to proper finish grade | ||
Chimney Seal | ||
E. | WATER MAIN | |
Type & condition | ||
Valve type & condition | ||
Hydrant type & condition | ||
Trench condition | ||
Pipe alignment & joints | ||
Air release valves | ||
Isolation Valve installation & location | ||
Hydrant assemble installation & location | ||
Restrained, as needed | ||
Bedding | ||
Initial backfill, compacted granular | ||
Proper backfill, compacted granular under or near roadway | ||
Pressure test | ||
Purification test | ||
Valve & hydrant operation | ||
Laterals: Corp stop K-copper Curb stop Meter set Compacted granular backfill Proper backflow prevention Backflow prevention devices | ||
DESCRIPTION | REMARKS |
F. | STORM SEWER | |
Check pipe type, size, & quality | ||
Check catch basin & grate type, size, & quality | ||
Check manhole type, size, & quality | ||
Trench condition | ||
Straight alignment & joint sealing | ||
Bedding | ||
Proper initial backfill | ||
Proper backfill, compacted granular under or near roadway | ||
Proper connection to catch basin & manholes | ||
C.B. set in good horizontal & vertical alignment with curbs | ||
Slope & grade: Review control stakes & adjacent terrain for drainage. | ||
Field tile & other pipes reconnected & noted on plans | ||
G. | ROADWAY | |
Subgrade: | ||
All topsoil removed in roadway | ||
Compacted granular or clay fill only | ||
Proper cross slope | ||
Proper elevation | ||
Free of roots, large stones, & excess dust | ||
Proper compaction | ||
Proofroll or density test, if soft undercut and/or underdrains. | ||
Subbase: | ||
Proper material | ||
Compacted in appropriate layers | ||
Density test, if soft | ||
Protect subgrade from being rutted or damaged (back in over subbase & blade, if necessary) | ||
Proofroll subbase before prime coat | ||
Measure elevation & cross slope | ||
Surface: | ||
Appropriate moisture & temperature conditions | ||
Visual inspection of material (be aware of acceptable temperature range of mix & compensation) | ||
Proper distribution & roller | ||
Proper prime coat | ||
Lay in proper layer | ||
Watch joints & overlaps | ||
Seal against concrete curbs, etc. | ||
Measure elevation & cross slope | ||
Keep traffic off for 24 hours, if possible | ||
DESCRIPTION | REMARKS |
H. | FIXED STRUCTURES, CURBS, SIDEWALK, HEADWALL, ETC. | |
Determine proper concrete mix | ||
Appropriate moisture & temperature conditions | ||
Check all underground portions | ||
Check backfill, operation, & material | ||
Check subgrade | ||
Check subbase under curbs | ||
Review requirements for reinforcing steel | ||
Check all reinforcement | ||
Check all dowels | ||
Check for expansion joints | ||
Be aware of time concrete was batched & allowable time for placement | ||
Observe mix & placement | ||
Observe finishing procedure | ||
Needs curing material ASAP | ||
If required, check cold weather protection | ||
Needs saw joints ASAP | ||
Note when forms are removed | ||
I. | MISCELLANEOUS | |
Keep daily logs | ||
Pre-mark all existing utilities | ||
Reconnect all existing utilities | ||
Mark ends of all laterals in field-Contractor’s responsibility | ||
Mark ends of all laterals on plans | ||
Restoration | ||
Grade to drain | ||
Check trench settlement | ||
Seeding & Mulching | ||
Erosion Control | ||
Inlets | ||
Outlets | ||
Curb lines | ||
Ditches | ||
Basins | ||
Final check for debris & flow | ||
Sanitary sewer | ||
Storm sewer, manhole, & catch basin | ||
Curb lines | ||
(Ord. 4206. Passed 1-24-06.)
1163.03 SUBMISSION OF PLANS.
(a) Construction Drawings.
(1) Complete construction drawings on 24” x 36” polyester film mylar, 4-mil thickness, double matte or other approved reproducible media signed and approved by a registered engineer shall be made for all new or reconstructed streets, utilities, and other improvements to be constructed in any subdivision in the City. Said drawings are to be approved by the City before any construction may begin and before the plat of said subdivision may be recorded.
(2) Submission of plans shall comply with the Subdivision Regulations.
(b) Standard Title Block. All plan sheets shall display a standard title block containing the following:
(1) Name, address, telephone number, and fax number (logo optional)
(2) Plan sheet number
(3) Subdivision name
(4) Sheet title
(5) Date
(6) Revision block
(7) Drawn by
(8) Checked by
(c) Required Plan Layout Order.
(1) Title Sheet
(2) Final Plat
(3) Schematic Plan
(4) Typical Sections
(5) General Notes
(6) General Details
(7) Site Grading Plan and Erosion Control Plan/Storm Water Pollution Prevention Plan
(8) Erosion Control Details
(9) Miscellaneous Details (example: Pump Station, Intersection Plan)
(10) Plan and Profile
(11) Cross-Sections
(12) Detention Basin or Retention Pond Plan and Details
(13) Off-site Utilities Plan and Profile (1” = 20’ horizontal, 1” = 5’ vertical)
*Other scales may be used with prior approval.
(1) Title Sheet.
A. Title of Project, City, County, Township, and State.
B. Index of sheets and sheet numbering.
C. Vicinity map with north arrow and project site call-out.
D. City standard drawings reference.
E. Underground utilities note (O.U.P.S.).
F. Signature and stamp.
G. Date of finished plans.
H. Project description.
I. Approval plan signatures.
J. Name, address, telephone number, and fax number of firm that plans are prepared by.
(2) Final Plat.
A. Copy of approved final plat.
B. See Subdivision Regulations.
(3) Schematic Plan - Large Scale Layout of Site.
A. At a measurable scale to show the whole site on one sheet
(max. scale 1” = 100’).
B. Show right-of-way, property lines and roadway, lot numbers, street names, and existing adjoining property lines and owners.
C. Show proposed utilities and numbering of sanitary and storm manholes and catch basins.
D. Stationing of intersections and streets.
E. Multi-baseline legend, (sheet number, stationing, description, etc.)
F. North arrow and scale.
G. Benchmarks and locations.
H. Centerline stationing.
(4) Typical Sections.
A. Detailed labeling.
B. Legend of pavement composition.
C. Limiting stations for each section.
D. Dimensioning, pavement, curb and gutter, curb lawn, sidewalk, right-of-way, and pavement slopes.
(5) General Notes. All notes necessary for construction which are not defined clearly elsewhere within the plans.
(6) General Details.
A. All details necessary for construction which are not represented by City of Urbana Standard Drawings.
B. Modified City of Urbana Standard Drawings shall be redrawn for approval.
(7) Site grading plan and erosion control plan/storm water pollution prevention plan.
Site Grading Plan
A. A final site grading plan must be included with the construction drawings and approved by the City.
B. Proposed 1-foot contours showing all lots having proper drainage.
Storm Water Pollution Prevention Plan
A Storm Water Pollution Prevention Plan will be required to be included with the construction drawings and approved by the City. This plan shall follow OEPA and NPDES permit requirements and shall be submitted to and approved by OEPA prior to construction.
A. Show and label existing and proposed 1-foot contours.
B. Proposed storm manholes, catch basins, pipes, etc., labeled and numbered.
C. Concentrated flows.
D. Property lines, right-of-way, lot numbers, and owners.
E. Proposed/existing roadways.
F. Proposed diversions and erosion control (Example: diversion ditches, fabric fence, straw bales, sediment basin).
G. Erosion control construction sequence list.
H. Limits of grading.
I. Proposed storm sewer pipe flows and capacities.
J. Sediment basin location.
K. North arrow scale.
L. At a measurable scale to show the entire site on one sheet (maximum scale 1” = 100’).
(8) Erosion control details. Any details necessary for construction which are not represented by City of Urbana Standard Drawings.
(9) Miscellaneous details. (Example: Pump Station, Intersection Plan, etc.) Plans shall include a detailed drawing with all proper labeling and dimensions.
(10) Plan and profile.
A. The plan and profile shall be at a scale of 1” = 20’ horizontal, 1” = 5’ vertical.
B. Plan and profile sheets shall show all necessary data in sufficient detail for the complete construction of all work and improvements to be made in the plat.
C. All grade elevations shall be based on U.S.G.S. and City of Urbana datum.
D. Plan and profile sheets will be required for all off-site utility extensions.
E. More specifically, all plans and profile sheets must show and include the following items:
(10A) General - Plan.
A. Show all proposed lots, streets, curbs, etc.
B. Show all existing pavements, headwalls, piers, utilities, mailboxes, trees, etc.
C. Typical street and curb sections.
D. Construction notes.
E. Structural details.
F. North arrow (preferably up or to the right) and scale (horizontal and vertical).
G. Street names.
H. Centerline stations and ticks every 100 feet (south to north and west to east where possible).
I. Easements for utilities and storm drainage.
J. Lot numbers, dimensions, and frontage.
K. Curb radius at intersections with back of curb elevations at quarter points (if not covered in separate intersection detail).
L. Curve data: radius, delta, chord length, chord bearing, arc length, station of PC, PT, PCC, PI, PRC.
M. Sheet reference.
N. Plat section lines (boundary lines) showing stations.
O. Dimension and station utility locations.
P. Centerline bearings and/or intersecting centerline angles.
Q. Final monument box call-outs set at PC, PT, PCC, PI, PRC (in pavement) intersections.
R. Drive apron stationing and width call-outs.
S. Show all existing features within 50 feet of right-of-way.
T. Proposed electric, telephone, gas, cable locations, and easements.
U. Proposed light pole layout and electric feed.
V. Match lines with stationing.
W. Intersection elevation for proper storm water drainage.
X. Benchmarks.
(10B) General - Profile.
A. Existing centerline and proposed centerline profile.
B. Label proposed centerline grades (minimum grade 0.50%).
C. Show all mainline existing utilities.
D. Existing and proposed grade elevations every 25 feet (existing elevation on bottom of sheet and proposed elevation on top of sheet. Note as to centerline or top of curb.)
E. Show and label all vertical curves (Stations, elevations, and length).
(10C) Storm Sewer - Plan.
A. Show and station, with offsets, the proposed storm sewers: manholes, laterals, catch basins, headwalls, etc.
B. Label each pipe size and type.
C. Number proposed storm manholes and catch basins.
(10D) Storm Sewer - Profile.
A. Show length of span, size, grade, and class and/or type of proposed pipe.
B. Label existing pipe size and type.
C. Existing and proposed storm.
1. Label existing and proposed mainline storm water manholes, junction boxes, catch basins, etc., and show centerline of streets and stations of each.
2. Show invert elevations of all pipe at manholes, headwalls, junction boxes, catch basins, etc.
3. Show elevation on top of manhole or catch basin.
4. Number proposed storm manholes and catch basins.
(10E) Water - Plan.
A. Show and station with offsets the proposed waterline, laterals, deflection points, hydrants, valves, etc.
B. Label pipe size, tees, crosses, etc.
C. Station above items.
(10F) Water - Profile.
A. Show length, size, depth, and class and/or type of pipe.
B. Show deflection points.
C. Show stations and any critical elevations for above items.
D. Label minimum coverage of water main.
(10G) Sanitary Sewer - Plan.
A. Show sanitary sewers, manholes, laterals, cleanouts, etc. with station and offset labeled.
B. Label each pipe size.
C. Number proposed sanitary manholes and cleanouts.
(10H) Sanitary Sewer - Profile.
A. Show length of span, size, grade, and class and/or type of proposed pipe.
B. Show existing and proposed sanitary.
C. Show invert elevation of all pipe at manholes.
D. Show top elevations of manholes.
E. Number proposed sanitary manholes and clean-outs.
(11) Cross-sections.
A. The cross-sections shall be at a scale of 1” = 5’ horizontal, 1” = 5’ vertical.
B. Cross-sections shall be every 50 feet and at other critical areas.
C. Show all existing utilities with labels.
D. Show all proposed utilities with labels.
E. Show all proposed and existing roadway sections with existing and proposed centerline elevation.
F. Cross-sections at each drive and intersection roadway.
(12) Detention basin or retention pond plan and details. Detailed site plan including inlet and outlet elevations, top of bank elevations, and emergency overflow elevations.
(13) Off-site utilities plan and profile. Refer to subsection (c)(10) Plan and Profile.
SUBDIVISION CONSTRUCTION PLANS
CHECKLIST
SUBDIVISION ________________________________ DATE _____________
DESCRIPTION | REMARKS | |
REQUIRED PLAN LAYOUT ORDER | ||
Title Sheet | ||
Final Plat | ||
Schematic Plan | ||
Typical Sections | ||
General Notes | ||
General Details | ||
Site Grading and Erosion Control Plan | ||
Erosion Control Details | ||
Misc. Details (e.g. pump station, intersection plan) | ||
Plan and Profile (1”=20’ horizontal, 1”=5’ vertical) | ||
Cross-Sections (1”=5’ horizontal, 1” = 5’ vertical) | ||
Detention Basin or Retention Pond Plan and Details | ||
Off-Site Utilities Plan and Profile (1”=20’ horizontal, 1” = 5’ vertical) | ||
DESCRIPTION | REMARKS | |
GENERAL |
Acceptable natural drainage and erosion control | ||
Right-of-way widths meet minimum criteria | ||
Pavement widths | ||
Radius of curvature | ||
Horizontal visibility | ||
Vertical alignment and visibility | ||
Grades | ||
Cul-de-sacs | ||
Turn around radius, right-of-way, and pavement | ||
Dead-end streets | ||
Alignment of intersection | ||
Space of intersection relative to difference in road classifications | ||
Avoidance of multiple intersection | ||
Pavement and right-of-way of intersection | ||
Streets for commercial subdivisions | ||
Repair of pavements
| ||
Streets for industrial subdivision | ||
Lengths of blocks meet minimum criteria | ||
Crosswalks | ||
Street Monuments | ||
Subgrade | ||
Base Course | ||
Surface Course | ||
Grading Plan | ||
Storm drainage system type | ||
Manholes | ||
Catch basins | ||
Headwalls | ||
Sufficient easements for utilities or open drainage | ||
Other utilities | ||
Underground utilities | ||
1. | TITLE SHEET | |
Title of Project, City, County, Township, State | ||
Index of sheets and sheet numbering | ||
Vicinity map with north arrow and project site callout | ||
City Standard Drawings reference | ||
Underground utilities note (O.U.P.S.) | ||
Signature and stamp | ||
Date of finished plans | ||
Project description | ||
Approval plan signatures | ||
Name, address, telephone number, and fax number of firm that plans are prepared by | ||
2. | FINAL PLAT | |
Copy of approved final plat | ||
See Subdivision Regulations
| ||
DESCRIPTION | REMARKS | |
3. | SCHEMATIC PLAN - LARGE SCALE LAYOUT OF THE SITE | |
At a measurable scale to show the whole site on one sheet (max. scale 1” = 100’) | ||
Show right-of-way, property lines, roadway, lot numbers, street names, and existing adjoining property lines and owners | ||
Show proposed utilities and numbering of sanitary and storm manholes and catch basins | ||
Stationing of intersections and streets | ||
Multi-baseline legend, (sheet number, stationing, description, etc.) | ||
North arrow and scale | ||
Benchmarks and locations | ||
Centerline stationing | ||
4. | TYPICAL SECTION | |
Detailed labeling | ||
Legend of pavement composition | ||
Limiting stations for each section | ||
Dimensioning, pavement, curb and gutter, curb lawn, sidewalk, right-of-way, and pavement slopes | ||
5. | GENERAL NOTES | |
All notes necessary for construction which are not defined clearly elsewhere within the plans | ||
6. | GENERAL DETAILS | |
All details necessary for construction which are not represented by City of Urbana Standard Drawings | ||
Modified City of Urbana Standard Drawings shall be redrawn for approval | ||
DESCRIPTION | REMARKS | |
7. | SITE GRADING PLAN AND EROSION CONTROL | |
A final site grading plan must be included with the construction drawings and approved by the City | ||
Proposed 1-foot contours showing all lots having proper drainage | ||
A Storm Water Pollution Prevention Plan will be required to be included with the construction drawings and approved by the City. This plan shall follow the OEPA and NPDES permit requirements and shall be submitted to and approved by OEPA prior to construction | ||
Show and label existing and proposed 1-foot contours | ||
Proposed storm manholes, catch basins, pipes, etc., labeled and numbered | ||
Concentrated flows | ||
Property lines, right-of-way, lot numbers, and owners | ||
Proposed/existing roadways | ||
Proposed diversions and erosion control (e.g. diversion ditches, fabric fence, straw bales, sediment basins.) | ||
Erosion control construction sequence list | ||
Limits of grading | ||
Proposed storm sewer pipe flows and capacities | ||
Sediment basin location | ||
North arrow and scale | ||
At a measurable scale to show the whole site on one sheet (Maximum scale 1” = 100’) | ||
8. | EROSION CONTROL DETAILS | |
Any details necessary for construction which are not represented by the City of Urbana Standard Drawings | ||
9. | MISC. DETAILS (e.g. pump station, intersection plan etc.) | |
Shall include a detail drawing with all proper labeling and dimensioning | ||
DESCRIPTION | REMARKS | |
10. | PLAN AND PROFILE | |
Use a scale of 1” = 20’ horizontal, 1”=5’ vertical | ||
Show all necessary data in sufficient detail for the complete construction of all work and improvements to be made in the plat | ||
All grade elevations shall be based on U.S.G.S. and City of Urbana datum | ||
Plan and profile sheets are required for all off- site utility extensions | ||
10A | GENERAL - PLAN | |
Show all proposed lots, streets, curbs, etc. | ||
Show all existing pavements, headwalls, piers, utilities, mailboxes, trees, etc. | ||
Typical street and curb sections | ||
Construction notes | ||
Structural details | ||
North arrow (preferably up or to the right) and scale (horizontal and vertical) | ||
Street names | ||
Centerline stations and ticks every 100 feet (south to north and west to east where possible) | ||
Easements for utilities and storm drainage | ||
Pavements and right-of-way widths | ||
Lot numbers, dimensions, and frontage | ||
Curb radius and intersections with back of curb elevations at quarter points (if not covered in separate intersection detail) | ||
Curve data: radius, delta, chord length, chord bearing, arc length, station of PC, PT, PCC, PI, PRC | ||
Sheet reference | ||
Plat section lines (boundary lines) showing stations | ||
Dimension and station utility locations | ||
Centerline bearings and/or intersecting centerline angles | ||
Final monument box call-outs set at PC, PT, PCC, PI, PRC (in pavement) intersections | ||
Drive apron stationing and width call-outs | ||
Show all existing features within 50 feet of right- of-way | ||
Proposed electric, telephone, gas, cable locations, and easements | ||
Proposed light pole layout and electric feed | ||
Match lines with stationing | ||
Intersection elevation for proper storm water drainage | ||
Benchmarks | ||
DESCRIPTION | REMARKS | |
10B | GENERAL - PROFILE | |
Existing centerline and proposed centerline profile | ||
Label proposed centerline grades (minimum grade 0.50%) | ||
Show all mainline existing utilities | ||
Existing and proposed grade elevations every 25 feet (existing elevation on bottom of sheet and proposed elevation on top of sheet. Note as to centerline or top of curb.) | ||
Show and label all vertical curves (stations, elevations, and length) | ||
10C | STORM SEWER - PLAN | |
Show and station, with offsets, the proposed storm sewers: manholes, laterals, catch basins, headwalls, etc. | ||
Label each pipe size and type | ||
Number storm manholes and catch basins. | ||
10D | STORM SEWER - PROFILE | |
Show length of span, size, grade, and class and/or type of proposed pipe | ||
Label existing pipe size and type | ||
Label existing and proposed storm water manholes, junction boxes, catch basins, etc., and show centerline of streets and stations of each | ||
Show invert elevations of all pipe at manholes, headwalls, junction boxes, catch basins, etc. | ||
Show elevation on top of manhole or catch basin | ||
Number proposed storm manholes and catch basins | ||
DESCRIPTION | REMARKS | |
10E | WATER - PLAN | |
Show and station, with offsets, the proposed waterline, laterals, deflection points, hydrants, valves, etc. | ||
Label pipe size, tees, crosses, etc. | ||
Station above items | ||
10F | WATER - PROFILE | |
Show length, size, depth, and class and/or type of pipe | ||
Show deflection points | ||
Show stations and any critical elevations for above items | ||
Label minimum coverage of water main | ||
10G | SANITARY SEWER - PLAN | |
Show sanitary sewers, manholes, laterals, cleanouts, etc. with station and offset labeled | ||
Label each pipe size | ||
Number proposed sanitary manholes and cleanouts | ||
10H | SANITARY SEWER - PROFILE | |
Show length of span, size, grade, and class and/or type of proposed pipe | ||
Show existing and proposed sanitary | ||
Show invert elevation of all pipe at manholes | ||
Show top elevations of manholes | ||
Number proposed sanitary manholes and cleanouts | ||
11. | CROSS-SECTIONS | |
Cross-sections shall be at a scale of 1”=5’ horizontal, 1”=5’ vertical | ||
Cross-sections shall be every 50 feet and at other critical areas | ||
Show all existing utilities with labels | ||
Show all proposed utilities with labels | ||
Show all proposed and existing roadway sections with existing and proposed centerline elevations | ||
Cross-section at each drive and intersection roadway | ||
12. | DETENTION BASIN OR RETENTION POND | |
Detailed site plan including inlet and outlet elevations, top of bank elevations, and emergency overflow elevations. | ||
13. | OFF-SITE | |
Refer to Page subsection (c)(10) Plan and Profile. | ||
(Ord. 4206. Passed 1-24-06.)
1163.04 RECORD DRAWING REQUIREMENTS.
At the completion of construction, the original shall be revised as necessary to provide “Record Drawings”. This work shall be done by the Developer/Owner’s engineer, who was responsible for setting grades and staking for improvements. The “Record Drawings” shall include the following information:
(a) Location of all water and sanitary services as well as storm outlets if provided.
(b) Final elevations and locations of the following:
(1) Storm sewer inlets, outlets, and manholes with all inverts
(2) Drainage swales, detention basins including structures with all elevations, and capacity recalculated
(3) Sanitary sewer manholes, inverts, and lateral locations
(4) Curb, gutter, centerline elevations at locations where the roadway ends and the potential for future roadway expansion exists.
(c) Location of any changes in street, water, sanitary, or storm from design to completed construction.
(d) The original and any computer drawings shall become the property of the City.
(Ord. 4206. Passed 1-24-06.)
1163.05 DEFINITIONS.
Interpretation of Terms or Words
Regardless of capitalization, definitions are standard for the intent of these Design Criteria.
AASHTO
American Association of State Highway and Transportation Officials
ANSI
American National Standard Institute
APHA
American Public Health Association
ASCE
American Society of Civil Engineers
ASTM
American Society for Testing and Materials
AVERAGE DAILY FLOW
The total quantity of liquid tributary to a point divided by the number of days of flow measurement.
AWWA
American Water Works Association
BEDDING
The earth or other materials on which a pipe or conduit is supported.
CATCH BASIN
A structure intended to collect surface runoff and direct it into the storm sewer system.
COLLECTOR SEWER
A sewer normally less than 15 inches in diameter that receives wastewater from the sanitary laterals and transports it to the interceptor sewer.
CORPORATION STOP
The fixture tapped into a water main to connect a service to the main.
CRITICAL DEPTH
The depth at which point the control for determining the headwater for culverts changes.
CROSS-CONNECTION
(a) A physical connection through which a supply of potable water could be contaminated or polluted.
(b) A connection between a supervised potable water supply and an unsupervised supply of unknown potability.
CULVERT
A structure which allows surface runoff to flow through a roadway fill or similar obstruction of open flow. Culverts may be corrugated metal pipe, reinforced concrete, etc.
CURB INLET
A specialized catch basin (see catch basin) designed to collect runoff from pavement with curbing.
DESIGN STORM
The expected frequency of the storm for which the capacity of a structure will be equaled or exceeded. The capacity of a storm sewer designed for a 10-year storm has a 1 in 10 chance of being equaled or exceeded in any given year.
DETENTION/RETENTION
The term detention/retention basin refers to the use of a storm water storage facility which will store storm water and release it at a given rate. The objective of a detention/retention facility is to regulate the rate of runoff and control the peak discharges to reduce the impact on the downstream drainage system.
Type of Storm Water Storage Facilities:
(a) Detention Basin or Dry Basin - Dry basins are surface storage areas created by constructing a typical excavated or embankment basin.
(b) Retention Basins or Ponds - Retention basins are permanent ponds where additional storage capacity is provided above the normal water level.
(c) Parking Lot Storage - Parking lot storage is a surface storage facility where an inlet is undersized causing shallow ponding to occur in specific graded areas of the parking lot.
(d) Subsurface Storage - Subsurface storage is a structure constructed below grade for the specific purpose of detaining storm water runoff.
DISCHARGE
The amount of flow carried by a sanitary sewer, culvert, or storm sewer, normally measured in cubic feet per second.
DRAINAGE AREA
The area, in acres, which drains to a particular catch basin, culvert, or similar structure.
DROP MANHOLE
A manhole installed in a sewer where the elevation of the incoming sewer considerably exceeds that of the outgoing sewer; a vertical waterway outside the manhole is provided to divert the wastewater from the upper to the lower level so that it does not fall freely into the manhole except at peak rate of flow.
EARTH-DISTURBING ACTIVITY
Any grading, excavating, filling, or other alteration of the earth’s surface where natural or manmade ground cover is destroyed and which may result in or contribute to erosion and sediment pollution.
ENERGY GRADIENT
The slope of the energy line of a body of flowing water with reference to a datum plane.
ENERGY GRADIENT LINE
The line representing the gradient which joins the elevation of the energy head.
ENERGY HEAD
The height of the hydraulic grade line above the centerline of a conduit plus the velocity head of the mean velocity of the water in that section.
ENERGY LINE
A line joining the elevation of the energy heads; a line drawn above the hydraulic grade line by a distance equivalent to the velocity head of the flowing water at each section along a stream, channel, or conduit.
EROSION
(a) The wearing away of the land surface by running water, wind, ice, or other geological agents, including such processes as gravitational creep.
(b) Detachment and movement of soil or rock fragments by wind, water, ice, or gravity.
(c) Erosion includes:
(1) Accelerated erosion: Erosion much more rapid than normal, natural or geologic erosion, primarily as a result of the influence of the activities of man.
(2) Floodplain erosion: Abrading and wearing away of the nearly level land situated on either side of a channel due to overflow flooding.
(3) Gully erosion: The erosion process whereby water accumulates in narrow channels during and immediately after rainfall or snow or ice melt and actively removes the soil from this narrow area to considerable depths such that the channel would not be obliterated by normal smoothing or tillage operations.
(4) Natural erosion (geological erosion): Wearing away of the earth’s surface by water, ice, or other natural environmental conditions of climate, vegetation, etc., undisturbed by man.
(5) Normal erosion: The gradual erosion of land used by man which does not greatly exceed natural erosion.
(6) Rill erosion: An erosion process in which numerous small channels only several inches deep are formed; occurs mainly on recently disturbed soils.
(7) Sheet erosion: The removal of a fairly uniform layer of soil from the land surface by wind or runoff water.
EXFILTRATION
The quantity of wastewater which leaks to the surrounding ground through unintentional openings in a sewer. Also, the process whereby this leaking occurs.
FIRE HYDRANT
A fixture installed throughout urban water distribution systems to provide water for the fire fighting needs.
GRASSED WATERWAY
A broad or shallow natural course or constructed channel covered with erosion-resistant grasses or similar vegetative cover and used to conduct surface water.
HEADWALL
A structure placed at the ends of a culvert to prevent movement of the culvert and reduce erosion.
HEADWATER
The vertical distance from a culvert invert at the entrance to the water surface upstream from the culvert.
HOUSE CONNECTION
The pipe carrying the wastewater from the building to a common sewer. Also called building sewer, house sewer, or sanitary lateral. The house connection begins at the outer face of the building wall.
HOUSE SEWER
A pipe conveying wastewater from a single building to a common sewer or point of immediate disposal. (See House Connection)
INFILTRATION
The discharge of ground waters into sewers, through defects in pipe lines, joints, manholes, or other sewer structures.
INFILTRATION/INFLOW
A combination of inflow wastewater volumes in sewer lines with no way to distinguish either of the two basic sources, and with the same effect as surcharging capacities of sewer systems and other sewer system facilities.
INFLOW
The discharge of any kind of water into sewer lines from such sources as roof leaders, cellars, sump pumps and yard-area drains, foundation drains, commercial and industrial so- called “clean water” discharges, drains from springs and swampy areas, etc. It does not “infiltrate” into the system and is distinguished from such wastewater discharge, as previously defined.
INLET CONTROL
A situation where the discharge capacity of a culvert is controlled at the culvert entrance by the depth of headwater and the entrance geometry, including the area, shape, and type of inlet edge.
INTERCEPTOR SEWER
A sewer which receives the flow from collector sewers and conveys the wastewater to treatment facilities.
JOINTS
The means of connecting sectional lengths of sewer pipe into a continuous sewer line using various types of jointing materials with various types of pipe formations that make possible the jointing of the sections of the pipe into a continuous collecting sewer line. The number of joints depends on the lengths of the pipe sections used in the specific sewer construction work.
JURISDICTION
Any governmental entity, such as town, City, county, sewer district, sanitary district or authority, or other multi-community agency which is responsible for and operates sewer systems, pumping facilities, regulator-overflow structures, and wastewater treatment works.
MAIN
The large water-carrying pipe to which individual user services are connected. Mains are normally connected to each other in a grid-type system.
MAIN SEWER
In larger systems, the principal sewer to which branch sewers and submains are tributary, are also called trunk sewer. In small systems, a sewer to which one or more branch sewers are tributary.
MANHOLE
An opening in a sewer provided for the purpose of permitting a man to enter or have access to the sewer.
MANNING ROUGHNESS COEFFICIENT
The roughness coefficient in the Manning Formula for determination of the discharge coefficient in the Chezy Formula.
METER
The flow-measuring device installed at each service on a distribution system to measure the amount of water consumed by users at that service.
NSF
National Sanitation Foundation
NORMAL DEPTH
The depth at which water will flow in a pipe or channel by virtue of its slope and roughness, based on the Manning formula.
OEPA
Ohio Environmental Protection Agency
OUTLET CONTROL
A situation where the discharge capacity of a culvert is controlled by the barrel of the culvert, rather than the inlet.
OVERFLOW
A pipe line or conduit device, together with an outlet pipe, which provides for the discharge of a portion of sewer flow into receiving water or other points of disposal.
PEAK
The maximum quantity that occurs over a relatively short period of time. Also called peak demand, peak load.
RAINFALL INTENSITY
The amount of rain falling over a specified period of time. Rainfall intensity is usually measured in inches per hour.
RATIONAL FORMULA
The method used to determine the amount of runoff from a specified area of known surface characteristics.
RUNOFF COEFFICIENT
A coefficient used in the Rational Formula to express the ratio of runoff to rainfall.
SANITARY SEWER LATERAL
The sewer line extending from the public sewer to the nearest property line of the property to be served.
SANITARY WASTEWATER
(a) Domestic wastewater with storm and surface water excluded.
(b) Wastewater discharging from the sanitary conveniences of dwellings (including apartment houses and hotels), office buildings, industrial plants, or institutions.
(c) The water supply of a community after it has been used and discharged into a sewer.
(d) See Ordinance 72-19 dated November 20, 1972 for further explanation.
SEDIMENT
Solid material both mineral and organic, that is in suspension, is being transported, or has been moved from its site of origin by wind, water, gravity, or ice, and has come to rest on the earth’s surface above or below sea level.
SEDIMENT BASIN
Barrier, dam, or other suitable detention facility built across an area of waterflow to settle and retain sediment carried by the runoff waters.
SEDIMENT CONTROL PLAN
A written description, acceptable to the approving agency, of methods for controlling sediment pollution from accelerated erosion on a development area of 5 or more contiguous acres or from erosion caused by accelerated runoff from a development area of 5 or more contiguous acres.
SEDIMENT POLLUTION
Failure to use management or conservation practices to abate wind or water erosion of the soil or to abate the degradation of the waters of the state by soil sediment in conjunction with land grading, excavating, filling, or other soil-disturbing activities on land used or being developed for commercial, industrial, residential, or other purposes.
SERVICE
The pipe carrying water to individual houses or other users on a distribution system.
TAILWATER
The vertical distance from a culvert invert at the outlet to the water surface downstream from the culvert.
TIME OF CONCENTRATION
The time for water to reach a certain point in the drainage area. In the case of gutter flow, the time of concentration includes the time to the gutter and the time of flow in the gutter to a specified point.
(Ord. 4206. Passed 1-24-06.)
1163.06 ROADWAYS.
All street design and layout shall follow the City of Urbana Construction Standards and Drawings; ODOT Location and Design Manual, Volume One, Roadway Design, latest version; and AASHTO. The most restrictive shall apply as determined by the City Engineer. These criteria cover design factors and provide guidelines for evaluations of plans and specifications by the political subdivisions having jurisdiction over the review of the plans and specifications. The design shall be consistent with the requirements of AASHTO and ODOT.
(Ord. 4206. Passed 1-24-06.)
1163.07 STORM DRAINAGE.
(a) General Provisions. The following Design Criteria are summarized herein to establish practical uniform design of storm sewers for the City. These criteria cover design factors and provide guidelines for evaluation of plans and specifications by the political subdivisions having jurisdiction over the review of plans and specifications. These Design Criteria are also intended to conform to the standard drawings for storm sewers. Storm sewer design should follow these criteria and Ohio Department of Transportation Location and Design, Volume Two, Drainage Design.
(b) Storm Sewer and Inlet Grate Design. An adequate storm drainage system shall be constructed for all proposed developments. Natural drainage areas should be closely followed.
Outlets for the storm water runoff for development upstream of the proposed development must be provided. All storm sewer calculations must be submitted to the City before any approvals will be given.
Storm runoff from urban areas may constitute a large volume of flow. The rational method is the preferred method for estimating storm runoff for areas less than or equal to 100 acres. Once the runoff is determined, the Manning Formula is the preferred method to calculate the capacity of the storm sewer pipes. Storm sewer shall be designed based on the full flow capacity of all pipes being able to carry at least the runoff from a 5-year storm event.
Also, the Hydraulic Grade Line (HGL) should be checked to ensure that a 25-year storm event will not cause ponding water at catch basins and manholes.
The Rational Formula used to compute the runoff that reaches a storm sewer inlet consists of the following:
Q = CiA
Q = Peak rate of runoff in cubic feet per second (cfs)
C = A coefficient expressing the ratio of runoff to the average rainfall rate during the time of concentration
i = Intensity of rainfall, in inches per hour
A = Drainage area, in acres
Other methods for determination of peak runoff rates may be used upon approval from or by request of the City.
TABLE 6.1
RUNOFF COEFFICIENT - C
Predominant Land Use | |
Business: | |
Downtown Area | .80 |
Neighborhood Area | .70 |
Residential: | |
Single-Family Areas | .40 |
Multi-Family Areas | .60 |
Industrial: | |
Light Areas | .70 |
Heavy Areas | .80 |
Parks, Cemeteries | .30 |
Playgrounds | .35 |
Railroad Yard Areas | .35 |
Row Crops or Open Land
| .25 |
Surface Characteristics: | |
Street: | |
Asphalt | .90 |
Concrete | .90 |
Drives and Walks | .90 |
Roofs | .85 |
Lawns | |
Flat - 2% or less | .25 |
Average - 2% to 7% | .35 |
Steep - 7% or greater
| .40 |
Table 6.1
Lists values of “C” for several land uses and surface characteristics. If more than one land use is present in a particular drainage area, a composite “C” value should be computed to represent the site.
Figure 6.1
Time of Concentration Worksheet
(to be utilized when overland flow is less than 1,000 feet)
 |
Figure 6.2
Time of Concentration Worksheet, Derived from TR-55
(to be utilized when overland flow is greater than 1,000 feet)
Project: By: Date:
Location: Checked: Date:
Circle one: Present Developed
Circle one: Tc Tt through subarea
NOTES: Space for as many as two segments per flow type can be used for each worksheet. Include a map, schematic, or description of flow segments.
Overland (Sheet) flow (Applicable as part of Tc computation only) Segment ID | |||||
1. Surface description: paved or unpaved........................ | |||||
2. Manning’s roughness coeff., n (See Figure 6.3)........ | |||||
3. Flow length, L (total L 300 ft for unpaved, L 100 ft for paved)........ ft | |||||
4. Two-yr 24-hr rainfall, P2..................................................in | 2.16 | 2.16 | |||
5. Land slope, s..................................................................ft/ft | |||||
0.007 (nL) 0.8 6. Tt = P2 0.5 S 0.4 Compute Tt ................... hr | + | = | |||
Shallow concentrated flow Segment ID | |||||
7. Surface description: paved or unpaved.......................................... | |||||
8. Flow length, L .............................................................................ft | |||||
9. Watercourse slope, s ...............................................................ft/ft | |||||
10. Average velocity, V unpaved = 16.1345(s) 0.5, or P paved = 2-.3282(s) 0.5 ..........ft/s | |||||
L 11. Tt = 3600 V Compute Tt............................hr | + | = | |||
Channel flow Segment ID | |||||
12. Cross sectional flow area, a ..................................................ft2 | |||||
13. Wetted perimeter, pw ..............................................................ft | |||||
a 14. Hydraulic radius, r = pw Compute r.......................................ft | |||||
15. Channel slope, s .....................................................................ft/ft | |||||
16. Manning’s roughness coeff., n...................................................... | |||||
1.49 r 2/3 s 1/2 17. V = n Compute V ......................ft/s | |||||
18. Flow length, L ..........................................................................ft | |||||
L 19. Tt = 3600 V Compute Tt.................................hr | + | = | |||
20. Watershed or subarea Tc or Tt (add Tt, in septs 6, 11 and 19) ......hr. | |||||
Figure 6.3
Surface Description | n1 Coeff. |
Smooth surfaces (concrete, asphalt, gravel, or bare soil) | 0.011 |
Fallow (no residue) | 0.05 |
Cultivated soils: Residue cover < = 20% Residue cover > = 20% | 0.06 0.17 |
Grass: Short grass prairie Dense grasses2 Bermuda grass | 0.15 0.24 0.41 |
Range (natural) | 0.13 |
Woods:3 Light underbrush Dense underbrush | 0.40 0.80 |
1 The n values are a composite of information compiled by Engman (1986). 2 Includes species such as weeping lovegrass, bluegrass, buffalo grass, blue grama grass, and native grass mixtures. 3 When selecting n, consider cover to a height of about 0.1 ft. This is the only part of the plant cover that will obstruct sheet flow. | |
Source: TR-55, Urban Hydrology for Small Watersheds, U.S. Dept. of Agriculture, Soil Conservation Service, Engineering Division, June 1986.
Table 6.2
Intensity - Duration - Frequency Table
Hours | Minutes | Return Frequency – Rainfall Intensity (in/hr) | |||||
2-yr | 5-yr | 10-yr | 25-yr | 50-yr | 100-yr | ||
.08 | 5* | 4.15 | 5.54 | 6.25 | 7.12 | 7.82 | 8.54 |
.17 | 10 | 3.35 | 4.51 | 5.08 | 5.87 | 6.20 | 6.97 |
.25 | 15 | 2.90 | 3.81 | 4.37 | 5.08 | 5.57 | 6.08 |
.33 | 20 | 2.50 | 3.29 | 3.81 | 4.46 | 4.80 | 5.36 |
.50 | 30 | 1.86 | 2.54 | 2.97 | 3.50 | 3.86 | 4.28 |
.75 | 45 | 1.40 | 1.88 | 2.20 | 2.60 | 2.88 | 3.22 |
1 | 60 | 1.12 | 1.52 | 1.78 | 2.10 | 2.34 | 2.61 |
2 | 120 | 0.68 | 0.91 | 1.08 | 1.27 | 1.42 | 1.55 |
3 | 180 | 0.50 | 0.675 | 0.80 | 0.94 | 1.05 | 1.16 |
6 | 360 | 0.30 | 0.40 | 0.48 | 0.56 | 0.62 | 0.68 |
12 | 720 | 0.16 | 0.23 | 0.27 | 0.37 | 0.36 | 0.39 |
24 | 1440 | 0.09 | 0.13 | 0.15 | 0.18 | 0.20 | 0.22 |
* Minimum Time of Concentration.
** Interpolation is acceptable to obtain values not provided in the above table.
Table 6.2
This can be used to determine values of “I” for several storm frequencies.
The Manning Formula, used to compute flow in open conduits, consists of the following:
Q = 1.486 R 2/3 S 1/2 A n |
Q = Flow in cubic feet per second (cfs)
n = Coefficient of conduit roughness (n = 0.013)
R = Hydraulic radius, ratio of flow area to wetted perimeter in feet
S = Channel or pipe slope, in feet per feet
A = Area of Cross-section of flow in square feet
The design of storm sewers in the City of Urbana shall be outlined as follows.
(a) Prepare a contour map of the drainage area including the surrounding area, drainage limits, and direction of surface flow.
(b) Divide the area into the subareas tributary to the proposed sewer inlets. These inlets should be located at reversals of road grade from negative to positive and at street intersections. A maximum distance of 300 feet between catch basins will be allowed along long street grades.
(c) Determine the acreage and imperviousness of each area.
(d) Calculate the required capacity of each inlet using the appropriate time of concentration, the tributary area and the rational method.
(e) Beginning at the highest elevation, compute the flow to be carried by each line. The time of concentration for each line other than the first in a series is the sum of the time of concentration to the inlet next upstream and the flow time in the connecting pipe. Where more than two lines meet, the time of concentration to be used for the succeeding line is the longest time in the lines meeting. Each line will thus require calculation of time of concentration, tributary area (all upstream areas), and flow.
(f) Select tentative pipe sizes and grades using the Manning Formula. Each line must be selected in order since the time of concentration for subsequent lines will be dependent upon the time of flow in all upstream lines.
(g) Minimum cover requirements specified by ASTM specifications must be met.
(h) Figure 6.4, Computation for Storm Sewer Design, may be used for storm sewer calculation.
 |
(c) Minimum Diameter. The minimum diameter of storm sewer pipe shall be 12 inches. The diameter shall be increased as necessary according to the design analysis.
(d) Minimum Cover. The minimum cover over storm sewer pipe shall be 2 feet unless otherwise approved by the City Engineer. Cover is measured from the top of pipe to the finished grade directly above the pipe.
(e) Minimum Slope. The minimum recommended slope for storm sewers shall be 0.10 foot per 100 feet, unless a greater slope is required to obtain the minimum mean velocity. Culverts may be installed on flatter grades as approved by the City Engineer.
(f) Minimum Velocity. The absolute minimum mean velocity for all storm sewers shall be 2.0 feet per second when flowing full based on Manning’s Formula using an “n” value of 0.013. Use of other ”n” values will be considered if deemed justifiable on the basis of extensive field data. The desirable minimum velocity is 3.0 feet per second based on the same criteria.
(g) Maximum Velocity. The maximum velocity of all storm sewers shall be 10 feet per second. If the velocity is greater than 10 feet per second, provisions should be made to protect against displacement and erosion of the pipe.
(h) Maximum Headwater. The maximum allowable headwater depth for culverts shall be 2 feet below pavement surfaces and/or finish floor elevations.
(i) Manholes. Manholes shall be installed at the end of each line, at all changes in grade, size, alignment, and at all pipe intersections. Manholes shall be installed at distances not greater than 400 feet. Intervals of more than 400 feet may be approved in sewers 42 inches and larger. Manholes may be either poured in place or precast concrete. Concrete construction shall conform to ASTM C-478.
The flow channel through manholes should be made to conform in shape, slope, and smoothness to that of the sewers.
All manhole covers shall be adjusted to grade by the use of no more than 12 inches of precast adjusting collars.
Manholes shall be consistent with those shown in the standard drawings.
(j) Manhole Minimum Diameter. Manholes shall be constructed large enough to allow access to all sewers. The minimum diameter of manholes shall be 48 inches. Where large sewers require the use of manholes diameters greater than 48 inches, the manhole shall be returned to the 48-inch diameter as soon as practical above the sewer crown. Manhole openings of 24 inches or larger are recommended for easy access with safety equipment and to facilitate maintenance.
(k) Catch Basins. Curb inlets shall be placed at all low points, points of change to a flatter street grade, the dead end of descending streets, and at the Point of Curvature and Point of Tangency of all intersection radius curves where the street grade descends toward the radius curve and at all intersections. The basis for the design and spacing of curb inlets shall conform to the Bureau of Roads Hydraulic Engineering Circular No. 12, “Drainage of Highway Pavements”.
Under normal conditions, curb inlets shall be placed on both sides of the street at intervals indicated by the street grade. Approximate spacing ranges from 150 feet to 300 feet maximum under normal conditions for the spread of flow-in gutters.
Catch basins not placed in the street shall be selected and placed so that they blend with the surroundings and not appear unsightly.
Curb inlets shall be placed on the property lines if at all possible.
Catch basin types shall be consistent with the types shown in the standard drawings.
(l) Basis of Culvert Design. The basis of design for highway culverts shall be the Bureau of Roads Hydraulic Engineering Circular No. 5, “Hydraulic Charts for the Selection of Highway Culverts”. Design shall be based on a 25-year storm for full flow capacity and an overtopping capacity of at least a 100-year storm.
(m) Open Drainage Ditches. The basis of design for drainage ditches shall be the Manning Formula, as defined in Section 1163.02
. Figure 6.2 may be used to determine the value of “n”, Manning’s Roughness Coefficient, to be used in the calculations. These calculations of open ditch capacity should be provided to the reviewing agency along with the construction drawings.
TABLE 6.3
CHANNEL MATERIAL | n |
Vitrified clay |
0.014 |
Cast iron pipe |
0.015 |
Smooth earth |
0.018 |
Firm gravel |
0.023 |
Corrugated metal pipe |
0.022 |
Natural channels in good condition |
0.025 |
Natural channels with stones and weeds |
0.035 |
Very poor natural channels |
0.060 |
(n) Channel Protection. Channel protection material shall be placed at pipe outlets and other areas of high velocity flow to prevent erosion. The type, location and depth of the protective material shall be reviewed and approved by the City.
(o) Storm Water Detention Basin/Retention Pond Size Requirements.
(1) It is recognized that the outlets for storm water runoff in the City are very limited. These outlets do not have the capacity to receive and convey the increased runoff resulting from rapid development around the City.
(2) Developer/Owners must participate in providing detention storage to eliminate the excessive runoff during heavy storm periods. Where impervious areas are planned or contemplated, it is the intent that detention be provided as required by the provisions hereinafter set forth. It is proposed that well maintained landscaped areas would be provided to act jointly as detention reservoirs and recreation facilities as aesthetic focal points in new developments. Other control methods to regulate the rate of storm water discharge which may be acceptable, include detention on parking lots, streets, lawns, underground storage, oversized storm sewers with restricted outlets, etc. However, these methods must be approved by City officials.
(3) It is recognized that in order to better serve the long-range interests of the City and the surrounding area, comprehensive basin-wide planning for runoff control should be formulated, adopted, and implemented. Comprehensive planning is far more beneficial than small, on-site detention areas, although on-site detention does provide protection and is acceptable for compliance.
(4) Detention of storm water shall be required for all developments and proposed development which would alter storm runoff as to flow, velocity or time of concentration. These basins are required to detain the peak post- developed runoff which exceeds the runoff created by a 5-year storm under predeveloped condition. The City reserves the option to require more stringent detention requirements based upon the estimated capacity of the existing storm sewers. All calculations must be submitted to the City for approval. Calculations must include a profile of the existing storm sewer from the proposed connection point to a point 500 feet downstream or the first outfall structure nearest to or beyond the required 500 feet. The calculated full flow capacity of the existing storm water outfall shall also be provided.
(5) Design of storm water detention facilities shall be based on the following:
B. The release rate shall not be greater than the storm runoff created by the pre-developed site during a five-year frequency storm. The allowable outflow rate used in Figure 6.5 “Computation Worksheet for Detention Storage Using Rational Method” is derived using a C coefficient of 0.2 and a rainfall intensity of 3.81 inches based on 5 years with a duration of 15 minutes. Consideration may be given for different intensity and coefficient based on the situation.
C. Storage volume shall not be less than the storm runoff created by the post-developed site during a 100-year storm event. The storage volume may be computed by using Figure 6.5, “Computation Worksheet for Detention Storage Using Rational Method”.
The percentage of impervious area is used to calculate detention required. Generally 30% may be used for single- family residences, 50% for multi-family residences, 70% for industrial sites, and 90% for commercial property. If another percentage would be more appropriate for the individual site, the more appropriate number should be used.
The Runoff Coefficient C for various storm durations is given in Table 6.4 for each land use.
Table 6.4
Storm Duration td (hrs) | 30% of Impervious Area | 50% of Impervious Area | 70% of Impervious Area | 90% of Impervious Area |
0.17 | 0.28 | 0.36 | 0.44 | 0.51 |
0.33 | 0.36 | 0.45 | 0.53 | 0.61 |
0.50 | 0.42 | 0.50 | 0.59 | 0.67 |
0.67 | 0.46 | 0.54 | 0.63 | 0.71 |
0.83 | 0.49 | 0.57 | 0.66 | 0.74 |
1.0 | 0.51 | 0.59 | 0.68 | 0.77 |
1.5 | 0.56 | 0.65 | 0.73 | 0.82 |
2.0 | 0.59 | 0.69 | 0.76 | 0.84 |
3.0 | 0.64 | 0.72 | 0.79 | 0.86 |
D. Outlet size shall be determined by using the orifice equation as defined by:
Q = CA 2gH
C = 0.6
A = Area in square feet
g = 32.2 ft./s2
H = height from the center of the pipe to the top of the water surface
E. Special detention consideration may be given by the City Engineering Department for high impervious areas that are smaller than 2 acres in size.
An emergency overflow from the basin to a major storm system must be provided to protect the facility and adjacent properties. The designer should investigate the capacity of the downstream drainage facilities to determine if they will be adequate to handle the design flow from this particular development. If the downstream facilities are inadequate, it may be necessary to provide on-site retention or ponding basins to limit the flow to an amount which the downstream system can accept.
Figure 6.5
COMPUTATION WORKSHEET FOR DETENTION STORAGE USING
RATIONAL METHOD
Project Information
Project
Designer
Determination of Allowable Outflow Rate
Watershed Area (A) acres
Allowable Outflow Rate (O) cfs
Storm Duration td (hrs) | Runoff Coefficient C ____% Impervious | Rainfall Intensity i (inches/hr) | Post Inflow Rate (100 year) I(td) (CiA) (cfs) | Pre Allowable Outflow Rate (5 year) O (.2)(3.65)(A) (cfs) | Storage Rate I(td)-O (cfs) | Required Storage [I(td)-O]td/12 (acre-ft) |
0.17 | 6.97 | |||||
0.33 | 5.36 | |||||
0.50 | 4.28 | |||||
0.67 | 3.58 | |||||
0.83 | 3.05 | |||||
1.0 | 2.61 | |||||
1.5 | 2.01 | |||||
2.0 | 1.55 | |||||
3.0 | 1.16 | |||||
(p) Detention Basin/Retention Pond Standards.
(1) Standards for dry detention basins.
A. Where water quality during dry weather periods in a small basin would be a potential problem due to lack of adequate dry weather flow, direct pollution from surface water runoff, or high nutrients in the flow; the basin should be designed to remain dry except when in flood use.
B. Dry detention basins shall be designed to minimize the wetness of the bottom so that water does not remain standing in the bottom; thereby harboring insects and limiting the potential use of the basin. This shall be accomplished by means of a concrete low flow channel between inlet and outlet structures. Minimum slope shall be no less than 0.4 percent. A possible alternative upon City approval to a concrete low flow channel would be an underdrain. In this case, a minimum of 1 percent slope shall exist between inlet and outlet structures and the surface above the underdrain shall be grass sod.
C. The detention basin should be designed to have a multi-purpose function. Recreational facilities, aesthetic qualities, etc,. as well as flood water storage should be considered in planning the basin.
D. Side slopes shall be 3 to 1 or flatter.
E. There shall be a minimum of a 3-foot berm at 2 percent between right-of-way and top basin slopes.
(2) Standards for basins containing permanent water.
A. In order to provide better management for water quality, retention basins containing permanent lakes should have a water area of at least one-half acre. The lake area should be an average depth of 5 feet to inhibit weed and insect growth, and should have no extensive shallow areas. A system to augment storm flows into the lake with water from other sources should be provided to enhance the water quality, if necessary. These systems would include the use of public water supplies or wells on site.
B. In excavated lakes, the underwater side slopes in the lake should be stable.
C. A safety ledge 4 to 6 feet in width is recommended and should be installed in all lakes approximately 18 to 24 inches below the permanent water level to provide a footing if people fall into the water. In addition, there shall be a minimum of a 5-foot berm at 2 percent slope beginning at least 1 foot above normal pond elevation. The slope between two ledges should be stable and of a material which will prevent erosion due to wave action (see Figure 6.6). Walkways consisting of a non-erosive material should be provided in areas where extensive population use tramples growth. One area in particular would be along the shoreline of a heavily fished lake. Side slopes above the berm shall be 3 to 1 or flatter.
D. Side slopes of the pool shall be 2 to 1 or flatter.
E. To obtain additional recreational benefits from developed water areas and provide for insect control, ponds may be stocked with fish. For best results, stocking should follow recommendations for warm water sport fishing by the Ohio Department of Conservation, Division of Fisheries, or similar organizations.
F. Periodic maintenance will be required in lakes to control weed and larval growth. The basin should also be designed to provide for the easy removal of sediment which will accumulate in the lake during periods of basin operation. A means of maintaining the designed water level of the lake during prolonged periods of dry weather is also recommended. One suggested method is to have a water hydrant near the pond site.
G. No rubble or construction refuse shall be disposed of at any time.
H. No pond with a permanent water elevation shall be placed within one mile of a runway approach or landing approach to an airport.
(3) Standards common to either dry detention basins or retention basins with permanent water.
A. A 20-foot-wide City easement shall be provided for access to all storm water storage ponds.
B. All basins shall have an emergency overflow.
C. All excavated spoils should be spread so as to provide for aesthetic and recreational features such as sledding hills, sports fields, etc. Slopes of 4 horizontal to 1 vertical are recommended except where recreation uses call for steeper slopes. Even these features should have a slope no greater than 3 horizontal to 12 vertical for safety, minimal erosion, stability, and ease of maintenance.
D. When conduits are used for the outlet of the reservoir, they shall be protected by bar screens as approved by the City or other suitable provisions so that debris or similar trash will not interfere with the operation of the basin.
E. Safety screens should also be provided for any pipe or opening to prevent children or large animals from crawling into the structures. For safety, a suggested maximum opening is 6 inches.
F. Grass or other suitable vegetative cover should be maintained throughout the entire reservoir area. Grass should be cut regularly no less than five times a year.
G. Debris and trash removal and other necessary maintenance should be performed after each storm to assure continued operation in conformance to the design.
(4) Inspection of basins.
A. Record drawings will be required for all basins to assure compliance with all applicable requirements.
B. The City may inspect all private detention basins and if problems exist, report these to the owner. The owner shall be given a reasonable amount of time to correct the problem, weather permitting.
C. The City shall perform such work as it deems necessary and charge owner if the owner fails to correct the problem.
(5) Detention basin ownership. Detention basin maintenance and ownership shall remain private unless the City accepts ownership through approval by the City Council.
Figure 6.6
 |
(q) Site Grading.
(1) Site grading plan. Site grading plans shall be prepared with 1 foot existing and proposed contours showing all lots or lots having proper drainage. Site grading plans for developments shall also have proposed building pad elevations to ensure proper drainage of the development. Individual site plans within a development must conform to the subdivision drainage site plan.
(2) Cuts and fills. No land shall be graded, cut, or filled so as to create a slope exceeding a vertical rise of 1 foot for each 3 feet of horizontal distance between abutting lots, unless a retaining wall of sufficient height and thickness is provided to retain the graded bank. Major cuts, excavation, grading, and filling, where the same material changes the site and its relationship with surrounding areas, shall not be permitted as such excavation, grading, and filling will result in a slope exceeding a vertical rise of 1 foot for each 3 feet of horizontal distance between abutting lots or between adjoining tracts of land, except where adequate provision is made to prevent slides and erosion by cribbing and retaining walls.
(3) Compaction of fill. All fill shall be compacted to a density of 90% or greater. Inspection of fill shall be conducted by the City Engineer.
(4) Retaining walls. Retaining walls may be required whenever topographic conditions warrant or where necessary to retain fill or cut slopes within the right-of-way. Such improvements shall require the approval of the City Engineer.
(5) Filling of existing areas. No existing area shall be filled or graded to adversely affect adjoining properties as determined by the City Engineer.
(r) Responsibility for Maintenance of Private Storm Water Facilities and Drainage on Private Property.
(1) Any owner or possessor of private property upon which storm water drainage facilities, whether man-made or natural, exist for the purpose of collecting, conveying, retaining, or detaining storm water within that property and which are not public facilities, shall be responsible for the maintenance of these facilities to ensure proper operation.
(2) The City shall not be responsible for resolving drainage problems on private property where such problems pose a nuisance, do not impact the operation of the overall storm water management system of the City, or do not involve the function of public facilities. Private property owners bear the responsibility to remedy these types of problems.
(3) The City may cooperate with private property owners to extend public facilities of the storm water management system to the private property, to enable the resolution of these drainage problems if the City Council decides that suitable resources are available, the project can be accommodated within the context of the City’s overall Capital Improvement Plan, and the City Engineer determines that the City’s storm water management system is capable of handling any additional flows that may be placed in the system as a result of implementing the proposed solution.
(s) Runoff from Upstream Drainage Areas. The runoff from drainage areas upstream of the proposed development or improvement must be provided with an unobstructed outlet and an emergency overflow. The outlet should provide the capacity needed to carry the runoff from a 5-year storm in its existing land use condition.
(t) Runoff onto Contiguous Properties. All site drainage shall be contained on-site. No land altering activity shall disperse runoff into areas adjacent to the area experiencing development.
(u) Soil Sediment Pollution Control Regulations.
(1) Purpose. The purpose of the regulation is to prevent the undue polluting of public waters by sediment from accelerated soil erosion and accelerated storm water runoff caused by earth-disturbing urban areas. Control of such pollution will promote and maintain the health, safety and general well- being of all life and inhabitants herein the City.
(2) Scope. This shall apply to earth-disturbing activities on areas of land used or being developed for commercial, industrial, residential, recreational, public service or other non-farm purposes which are within the City unless otherwise excluded within or unless expressly excluded by state law.
(3) Disclaimer of liability. Neither submission of a plan under provisions of this article nor compliance with provisions of these regulations shall relieve any person from responsibility for damage to any person or property otherwise imposed by law, nor imposed any liability upon the City or its appointed representative for damage to any person or property.
(4) Severability. If any clause, section, or provision of this chapter is declared invalid or unconstitutional by a court of competent jurisdiction, validity of the remainder shall not be affected thereby.
(5) Requirements. No person shall cause or allow earth-disturbing activities on a development area except in compliance with the standards and criteria and the applicable item listed below:
A. When a proposed development area consists of five (5) or more acres and earth-disturbing activities are proposed for the whole area or any part thereof, the responsible person shall develop and submit for approval a sediment control plan prior to any earth-disturbing activity. Such a plan must contain sediment pollution control practices so that compliance with other provisions of this chapter will be achieved during and after development. Such a plan shall include specific requirements established by regulation.
B. When a proposed development area involves less than five (5) acres, it is not necessary to submit a sediment control plan; however, the responsible person must comply with the other provisions of these regulations. All earth-disturbing activities shall be subject to surveillance and site investigation to determine compliance with the standards and regulations.
(6) Standards and criteria. In order to control sediment pollution of water resources, the owner or person responsible for the development area shall use conservation planning and practices to maintain the level of conservation established by one or more of the following standards:
A. Timing of Sediment-Trapping Practices - Sediment control practices shall be functional throughout earth-disturbing activity. Settling facilities, perimeter controls, and other practices intended to trap sediment shall be implemented as the first step of grading and within seven (7) days from the start of earth disturbing activities. They shall continue to function until the upslope developed area is restabilized.
B. Stabilization of Denuded Areas - Denuded areas shall have soil stabilization applied within seven (7) days if they are to remain dormant for more than forty-five (45) days. Permanent or temporary soil stabilization shall be applied to denuded areas within seven (7) days after final grade is reached on any portion of the site, and shall also be applied within seven (7) days to denuded areas which may not be final grade, but will remain dormant (undisturbed) for longer than forty-five (45) days.
C. Settling Facilities - Concentrated storm water runoff from denuded areas shall pass through a sediment-settling facility. The facility’s storage capacity shall be 67 cubic yards per acre of drainage area.
D. Sediment Barriers - Sheet flow runoff from denuded areas shall be filtered or diverted to a settling facility. Sediment barriers such as sediment fence or diversions to settling facilities shall protect adjacent properties and water resources from sediment transported by sheet flow.
E. Storm Sewer Inlet Protection - All storm sewer inlets which accept water runoff from the development shall be protected so that sediment-laden water from soils that are not permanently stabilized will not enter the storm sewer system without first being filtered or otherwise treated to remove sediment, unless the storm sewer system drains to a settling facility.
F. Working in Crossing Streams.
1. Streams including bed and banks shall be restabilized immediately after in-channel work is completed, interrupted, or stopped. To the extent practicable, construction vehicles shall be kept out of streams. Where in-channel work is necessary, precautions shall be taken to stabilize the work area during construction to minimize erosion.
2. If a live (wet) stream must be crossed by construction vehicles regularly during construction, a temporary stream crossing shall be provided.
G. Construction Access Routes - Measures shall be taken to prevent soil transport onto surfaces where runoff is not checked by sediment controls, or onto public roads.
H. Sloughing and Dumping.
1. No soil, rock, debris or any other material shall be dumped or placed into a water resource or into such proximity that it may readily slough, slip, or erode into a water resource unless such dumping, or placing is authorized by the approving agency, and, when applicable, the U.S. Army Corps of Engineers, for such purposes, including but not limited to, constructing bridges, culverts, and erosion control structures.
2. Unstable soils prone to slipping or land sliding shall not be graded, excavated, filled or have loads imposed upon them unless the work is done in accordance with a qualified professional engineer’s recommendations to correct, eliminate, or adequately address the problems.
I. Cut and Fill Slopes - Cut and fill slopes shall be designed and constructed in a manner which will minimize erosion. Consideration shall be given to the length and steepness of the slope, soil type, upslope drainage area, groundwater conditions, and slope stabilization.
J. Stabilization of Outfalls and Channels - Outfalls and constructed or modified channels shall be designed and constructed to withstand the expected velocity of flow from a post-development, 10-year frequency storm.
K. Establishment of Permanent Vegetation - A permanent vegetative cover shall be established on denuded areas not otherwise permanently stabilized.
L. Disposition of Temporary Practices - All temporary erosion and sediment control practices shall be disposed of within thirty (30) days after final site stabilization is achieved or after the temporary practices are no longer needed, unless otherwise authorized by the approving agency. Trapped sediment shall be permanently stabilized to prevent further erosion.
M. Maintenance - All temporary and permanent erosion and sediment control practices shall be designed and constructed to minimize maintenance requirements. They shall be maintained and repaired as needed to assure continued performance of their intended function. The person or entity responsible for the continued maintenance of permanent erosion controls shall be identified to the satisfaction of the approving agency.
The standards are general guidelines and shall not limit the right of the approving agency to impose additional, more stringent requirements, nor shall the standards limit the right of the approving agency to waive individual requirements.
Erosion and sediment control practices used to satisfy the standards shall meet the specifications in the current edition of water management and sediment control for urbanizing areas (Soil Conservation Service, Ohio).
(7) Maintenance. The property owner shall assume responsibility for maintenance of structures and other facilities designed to control erosion.
(v) Railroad and Highway Crossing. When boring is required, the casing pipe shall be designed to meet the requirements of the authority having jurisdiction and in compliance with the City of Urbana Construction Standards and Drawings. The size of the casing pipe shall be at least 4 inches greater than the largest outside diameter of the sewer pipe, joints, or couplings.
(Ord. 4206. Passed 1-24-06.)
1163.08 WATER DISTRIBUTION.
(a) General Provisions. The following Design Criteria are summarized herein to establish practical, uniform design of water distribution systems for the City. These criteria cover design factors and provides guidelines for evaluation of plans and specifications by the political subdivision having jurisdiction over the review of plans and specifications. These Design Criteria are also intended to conform to the construction standards and drawings for water systems and the regulations of the OEPA.
(b) Basis of Design. The basis of design for water distribution systems shall be the Hazen-Williams Equation, an empirical formula for estimating pipe flow:
V = 1.318CR 0.63 S 0.54
V = Velocity in feet per second
C = Roughness Coefficient
R = Hydraulic Radius (pipe diameter in feet for pipes flowing full) in feet
S = Head loss per unit length of pipe
Distribution systems shall be designed for the estimated maximum day rate of flow, or the fire flow plus the estimated average day rate of flow, whichever is more demanding.
(c) Minimum Pressure. The minimum allowable pressure in the water distribution system, at times of no fires, shall be 50 pounds per square inch in all mains. The minimum fire flow for design purposes shall be 600 gallons per minute at a residual pressure of 20 pounds per square inch.
(d) Maximum Velocity. The maximum velocity of the water in the system shall be 10 feet per second.
(e) Water Mains. The value of C to be used in the Hazen-Williams Equation shall be C=140. The minimum size of water mains shall be 8 inches in diameter. Dead-ending mains shall be minimized by looping of all mains. Where dead-ends occur, they should be provided with a fire hydrant for flushing purposes.
The minimum depth of water mains shall be 4 feet 6 inches from the top of the pipe to the finished grade elevation. The maximum depth of water mains shall be 5 feet and 6 inches from the top of the main to the finished grade elevation, except where utilities must be underpassed or as directed by the City.
(f) Water Service Lines. The value of C to be used in the Hazen-Williams Equation shall be C = 130. The minimum diameter of service lines shall be 3/4 inch, unless the distance from the main to the meter exceeds 120 feet, where the minimum service line diameter shall be 1 inch. Table 8.1 lists required minimum service sizes as determined by residential population. Fire hydrant services shall have a minimum diameter of 6 inches, but shall be no larger than the water main. For services larger than 2 inches, a tapping sleeve and valve must be installed. Table 8.2 shows the maximum size of service taps allowed for various sizes of water mains.
TABLE 8.1
MINIMUM SIZE – WATER SERVICES AND METERS
RESIDENTIAL AREAS
No. of Families | Service Size (inches) | Meter Size (inches) |
1 | 3/4 | 5/8 x 3/4 |
2-5 | 1 | 1 |
6-8 | 1-1/2 | 1 1/2 |
9-12 | 2 | 1 1/2 |
13-20 | 2 | 2 |
21-50 | 4 | 3 |
51-115 | 4 | 4 |
TABLE 8.2
MAXIMUM SIZE - WATER SERVICE TAPS
Pipe diameter (inches) |
6 |
8 |
10 |
12 |
Tap sizes (inches) |
1 |
1-1/4 |
1-1/2 |
2 |
The minimum depth of service lines shall be 3 feet and 6 inches from the top of the line to the finished grade elevation. The maximum depth of service lines shall be 5 feet from the top of the line to the finished grade elevation, except where utilities must be underpassed.
A curb stop and curb box shall be installed between the curb and sidewalk or between the walk and right-of-way line where there is not a curb lawn for each house and apartment unit unless otherwise approved the City. The curb stop box shall be plumbed and centered over the curb stop and shall be free of debris. House service installations shall conform to the Standard Drawings.
(g) Restraining and Concrete Blocking for Water Mains. All water main bends of more than 5 degrees shall be securely blocked against movement by using concrete blocking placed against undisturbed earth. Dimensions and quantities of blocking shall be as shown on the Standard Drawings. All mechanical bends, tees, etc. shall be restrained using mechanical restraining joints.
(h) Fire Hydrants. Fire hydrants shall be placed at all intersections and never more than 400 feet apart in Residential areas, and no more than 300 feet apart in Industrial or Commercial areas.
Fire hydrants shall be installed with a break flange located approximately 2 inches above the ground level to protect against flooding in case of impact to hydrant. Fire hydrants shall be consistent with the Standard Drawings.
A valve must be installed on all fire hydrant service lines. All connections between the main and the hydrant shall be restrained by anchoring pipe, tie bolts, or retainer glands.
(i) Meter Installation. Meter installation for individual services shall be consistent with the Standard Drawings. Table 8.3 lists required meter sizes as determined by Maximum Flow Demand for Commercial-Industrial applications. Meters must be installed prior to connecting the service to the main and before service starts. No common meters will be approved. All meters must have remote readers.
TABLE 8.3
METER SIZE FOR COMMERCIAL-INDUSTRIAL APPLICATIONS
Maximum Flow Demand (GPM) | Meter Size (inches) |
20 |
5/8 x 3/4 |
30 |
3/4 |
50 |
1 |
100 |
1 1/2 |
160 |
2 |
320 |
3 |
500 |
4 |
1000 |
6 |
(j) Valves. Valves shall be located at all branches of cross and tee intersections and at intervals not to exceed 800 feet in residential districts and 500 feet in commercial and industrial districts.
(k) Backflow Prevention. All commercial, industrial, and other OEPA required users shall provide adequate backflow prevention between the public water system and the customer’s system. These devices shall be approved by OEPA and the City prior to installation. These devices shall be tested and inspected annually. These devices shall be repaired or replaced if they do not meet the testing requirements. An annual report shall be submitted to the City detailing the testing procedures and results. Backflow devices shall be reduced pressure-zone type.
(l) Railroad and Highway Crossings. When boring is required, the casing pipe shall be designed to meet the requirements of the authority having jurisdiction and in compliance with the City of Urbana Construction Standards and Drawings. The size of the casing pipe shall be at least 4 inches greater than the largest outside diameter of the sewer pipe, joints, or couplings.
(Ord. 4206. Passed 1-24-06.)
1163.09 SANITARY SEWERS.
(a) General Provisions. The following Design Criteria are summarized herein to establish practical, uniform design of sanitary sewers within the City. These criteria cover design factors and approved guidelines for evaluation of plans and specifications by the political subdivisions having jurisdiction over the review of plans and specifications. These design factors are consistent with the requirements of the OEPA. If these Design Criteria should conflict in the future with the requirements of the OEPA, these criteria shall be modified to conform to their requirements. These Design Criteria are also intended to conform to the City Standard Drawings for sanitary sewers.
(b) Basis of Design. The basis of design shall be the Manning Formula. This is used to calculate the capacity of a pipe flowing full:
Q= 1.486 R2/3 S1/2 A n |
Q = Flow in cfs
A = Area of cross section - square feet
n = Coefficient of roughness (n = 0.013)
R = Hydraulic Radius - feet
S = Slope in ft/ft
(c) Maximum Depth of Flow. Recommended design practices limit the depth of flow in a sanitary sewer. The maximum depth of flow should be equal to or less than 0.8 of the diameter of the pipe.
(d) Average Daily Flow. The average daily flow shall be 100 gallons per capita per day and includes normal infiltration.
(e) Population Density. The average household consists of 4 persons. Therefore, for design purposes, there would be 4 capita per equivalent single-family dwelling.
(f) Peak Design Flow. Sanitary sewers shall be designed on a peak design flow basis using one of the following methods:
(1) The ratio of peak average flow (ADF).
(2) Values established from the infiltration/inflow study approved by the OEPA.
(3) Values obtained from the flow records of a similar facility over a period of time sufficient to establish with a reasonable degree of reliability the relationship between average dry weather flow and peak design flow.
(4) Peak flows as determined by the Great Lakes Upper Mississippi River Board (GLUMRB) (Ten States Standards), latest version.
Use of other values for peak design flow will be considered, if justified, on the basis of extensive documentation.
SUGGESTED SEWAGE FLOW GUIDE
ESTIMATED SEWAGE FLOW (ADF)
WASTEWATER SOURCE | GALLONS PER DAY | LITERS PER DAY |
Airports | ||
Per Employee | 20 | 76 |
Per Passenger | 5 | 19 |
Apartments | ||
One Bedroom | 250 | 947 |
Two Bedrooms | 300 | 1,137 |
Three Bedrooms | 350 | 1,326 |
Assembly Halls | ||
Per Seat | 2 | 8 |
Bowling Alleys (no food service) | ||
Per Lane | 75 | 284 |
Camps | ||
Individual bath units - per units | 50 | 189 |
Central Bathhouse - per person | 35 | 133 |
Car Wash (per car, no recycling) | 80 | 304 |
Churches | ||
Small - per sanctuary seat | 3-5 | 11-19 |
Large with kitchen - per sanctuary seat | 5-7 | 19-27 |
Country Clubs (including food service) | ||
Per Member | 50 | 189 |
Dance Halls | ||
Per person | 2 | 9 |
Factories | ||
No showers - per employee | 25 | 95 |
With showers - per employee | 35 | 133 |
Family Dwellings | ||
Per person | 100 | 379 |
*Food Service Operations | ||
Ordinary Restaurant (not 24 hour) per seat | 35 | 133 |
24-hour Restaurant | 50 | 189 |
* The listed estimated sewage flows are to be used for the design of sewers and should not be used for the design of treatment units. | ||
Banquet rooms - per seat | 5 | 19 |
Restaurant along freeway - per seat | 100 | 379 |
Tavern (very little food servie) per seat | 35 | 133 |
Curb Service (drive in) - per car space | 50 | 189 |
Vending Machine Restaurants - per seat | 35 | 133 |
Highway Rest Areas | ||
Per Car | 1-9 | 4-34 |
Hospitals | ||
No resident personnel - per bed | 300 | 1,137 |
Institutions | ||
Residents - per bed | 100 | 379 |
Laundries | ||
Coin operated - per machine (standard size machine) | 400 | 1,137 |
Motels | ||
Per Unit | 100 | 379 |
Nursing and Rest Homes | ||
Per patient | 150 | 568 |
Per resident employee | 100 | 379 |
Office Buildings | ||
(exclusie of cafeteria or kitchen) Per employee per shift | 20 | 76 |
Parks | ||
With toilet facility per person | 5 | 19 |
With showers, bathhouse, toilets, - per person | 10 | 38 |
WASTEWATER SOURCE | GALLONS PER DAY | LITERS PER DAY |
Schools | ||
Elementary (not including showers or cafeteria) per pupil | 1- | 38 |
High and Junior High (not including showers or cafeteria) per pupil | 15 | 57 |
Add for cafeteria - per pupil | 5 | 19 |
Add for showers - per pupil | 5 | 19 |
Service Stations | ||
First bay | 1,000 | 3,789 |
Each additional bay | 500 | 1,895 |
Shopping Centers | ||
(without food service or laundries) per acre of floor space | 0.2 per sq. ft. | 8 per sq. meter |
Stores | ||
Per toilet per shift | 400 | 1,516 |
Swimming Pool | ||
(average with hot water shower) per swimmer (design load) | 3-5 | 11-19 |
Theaters | ||
Drive-in Movies - per car space | 5 | 19 |
Movie - per seat | 5 | 19 |
Trailer Parks | ||
Per Trailer space | 300 | 1,137 |
Travel Trailer Dumping Stations | ||
At service station | Consult District Office of OEPA | |
Travel Trailer Parks and Camps | ||
- Per trailer or tent space | 125 | 474 |
Vacation Cottage | ||
- Per peson | 50 | 189 |
Youth and Recreation Camps | ||
- Per person | 50 | 189 |
(g) Minimum Velocity. All sanitary sewers shall be designed to give a mean velocity of at least 2.0 feet per second, when flowing full, based on Manning’s Formula using an “n” value of 0.013. Use of other “n” values will be considered, if deemed justifiable, on the basis of extensive field data.
(h) Maximum Velocity. The maximum velocity shall be 15 feet per second. If the velocity is greater than 15 feet per second, provisions should be made to protect against displacement.
(i) Minimum Grades. All sanitary sewers shall be designed to give a mean velocity of at least 2.0 feet per second when flowing full based on Manning’s Formula. Values of “n” to be used with the Manning Formula vary from 0.010 to 0.015 with 0.013 recommended. Use of “n” values other than 0.013 may be considered, if justified. Use of formulas other than Manning’s Formula may be accepted. If plans are recommended for approval with a slope less than the minimum, the consulting Engineer must show justification for the recommendation and obtain approval from OEPA. See Table 9.1.
TABLE 9.1
REQUIRED MINIMUM SLOPE
Based on “n” Value of 0.013
Sewer Sizes - 8 through 36 inches
Sewer Size | Minimum Slope in Feet Per 100 Feet |
8 | 0.40 |
10 | 0.28 |
12 | 0.22 |
15 | 0.15 |
18 | 0.12 |
21 | 0.10 |
24 | 0.08 |
27 | 0.067 |
30 | 0.058 |
36 | 0.046 |
(j) Sanitary Sewers. In general, the minimum size of sanitary sewers shall be 8 inches. However, 6-inch sanitary sewers may be used as private lateral sewers for apartments, camps, schools, restaurants, and other semi-public operations, provided their hydraulic capacity is not exceeded because of short run-off periods (high peak flows).
The lateral connections shall be premium joint construction and should be made of the same material as the street sewer whenever possible to minimize infiltration from the connection between the street main and house lateral. When joint material and/or dimensions are not compatible, a commercial adapter shall be provided.
(k) House Laterals. Minimum of 4-inch sewer pipe may be used for house connections. The cover over the lateral coming out of the house shall be a minimum 3-foot depth. The house connections shall be of premium joint construction and made of PVC schedule 40 pipe or SDR 35. Cleanouts are required outside all structures or units and at property lines. In multi- tenant buildings, individual services shall be provided to a common pipe, then to the main. Individual water meters shall be used for separate sanitary sewers. When joint material and/or dimensions are not compatible, a commercial adapter shall be provided. A copy of an ordinance or regulation requiring this type of construction must be on file with OEPA district office or submitted with all sewer plans to receive approval.
(l) Invert Drop in Manhole. When a smaller sewer discharges into a larger one, the invert of the larger sewer should be lowered sufficiently to maintain the same energy gradient. An approximate method for securing this result is to place the 0.8 depth point of both sewers at the same elevation or matching the top elevation of the pipes. When a larger sewer discharges into a smaller, the invert of the smaller should not be raised to maintain the same energy gradient.
(m) Illegal Connections. Roof drains, foundation drains, sump pumps, yard drains, and all other clear water connections to the sanitary sewer are prohibited.
There shall be no physical connection between a public or private potable water supply system and a sewer or appurtenances thereto which would permit the passage of any sewage or polluted water into the potable supply.
(n) Horizontal Separation. If possible, sanitary sewers and sewage force mains should be laid with at least a 10-foot horizontal separation from any water main.
(o) Vertical Separation. Sewers (or sewage force main) may be laid closer than 10 feet to a water main if it is laid in a separate trench and elevation of the crown of the sewer (or sewer force main) is at least 18 inches below the bottom of the water main. If it is impossible to maintain the 18-inch vertical separation when the sewer is laid closer than 10 feet to the water main, the sanitary sewer should be constructed of (or encased in) water main type materials which will withstand a 50 psi water pressure test.
If a sewage force main is laid closer than 10 feet to a water main, in no case should the sewage force main be laid such that the crown of the sewage force main is less than 18 inches below the water main.
(p) Crossing Utilities. Whenever a sanitary sewer and water main must cross, the sewer shall be laid at such an elevation that the crown of the sewer is at least 18 inches below the bottom of the water main. If it is absolutely impossible to maintain the 18-inch vertical separation, the sanitary sewer should be constructed of (or encased in) water main type material which will withstand a 50-psi water pressure test for a distance of 10 feet on both sides of the water main.
Whenever a sewage force main and water main must cross, the sewage force main shall be at least 18 inches below the bottom of the water main.
(q) Parallel Installation. Sanitary sewers and manholes should be laid with at least 10 feet, measured from edge to edge, horizontal separation from any water main. If separation can not be maintained, the sanitary sewer shall be constructed to water main standards.
(r) Manholes. Manholes shall be installed at the end of each line; at all changes in grade, size, and alignment; and at all pipe intersections. Manholes shall be installed at a distance not greater than 400 feet. Greater spacing may be allowed in larger sewers and in those carrying a settled effluent.
Manholes may be either poured in place or pre-cast concrete. Concrete construction shall conform to ASTM C-478 with joints between sections conforming to ASTM C-443.
The flow channel through manholes should be made to conform in shape, slope, and smoothness to that of the sewers.
All manhole covers shall be adjusted to grade by the use of no more than 12 inches of pre- cast concrete adjusting collars. In areas outside the pavement, the manhole casting should be adjusted so that the top is slightly above grade to prevent the entrance of the surface water.
(s) Manhole Minimum Diameter. Manholes shall be constructed large enough to allow access to the sewer. The minimum diameter of manholes shall be 48 inches. Where manhole diameters of greater than 48 inches are used to accommodate the sewer pipes, the manhole shall be returned to 48-inch diameter as soon as practical above the sewer crown. Manhole openings 24 inches or larger are required for easier access with safety equipment to facilitate maintenance.
(t) Manhole Water Tightness. Manholes shall be constructed to permit casting adjustments by use of cast-in-place or pre-cast concrete adjusting collars not to exceed 12 inches in height. Solid manhole covers shall be used in all pavement locations. In other areas, the manhole casting shall be adjusted so the top of the manhole cover is slightly above grade to prevent the entrance of the surface water. In areas subject to flooding, secured watertight and solid manhole covers should be used. All manhole covers, seating frames, and adapter rings shall be machined to a firm and even bearing to provide a true fit into the frames. Manholes shall be installed with chimney seals and water tight dishes.
Inlet and outlet pipes should be joined to the manhole with a gasketed and/or flexible watertight connection meeting ASTM Specification C-443. Where three or more manholes in sequence are to be constructed with solid, watertight covers, adequate ventilation shall be provided.
(u) Flow Channel. The invert of the lowest pipe entering a manhole shall be at least 3 inches (75 mm) above the top of the base slab so that the sewer flow channel maybe installed and shaped when channel is not precast. The flow channel through the manholes should be made to conform in shape, slope, and smoothness to that of the sewers.
Cut pipe shall not extend beyond the inside face of the manhole wall. Concrete placed inside the manhole to form the channel through the manhole shall not be placed between the pipe and the opening so as to interfere in any way with the flexibility of the joint.
(v) Drop Manholes. Drop manholes shall be used when the invert of the inflow sewer is 2.0 feet or higher than the manhole invert. When this difference of elevation is less than 2.0 feet, the manhole invert shall be filled and channeled to prevent solids deposition.
Due to the unequal earth pressure that would result from the backfilling operation in the vicinity of the manhole, the entire outside drop connection shall be encased in concrete.
Drop manholes shall be constructed with outside drop connection, except where such connections are not practical. Inside drop connection to be used only with the approval of the City. Manholes located in isolated areas should be provided with bolted covers for safety and to discourage vandalism.
(w) Test Inspection. The leakage and deflection tests are to be carried out by the contractor and witnessed and certified by the City officials and/or their representative.
All pipe which does not meet the testing requirements must be repaired and retested until it meets the requirements.
(x) Railroad and Highway Crossings. When boring is required, the casing pipe shall be designed to meet the requirements of the authority having jurisdiction and in compliance with the City of Urbana Construction Standards and Drawings. The size of the casing pipe shall be at least 4 inches greater than the largest outside diameter of the sewer pipe, joints, or couplings.
(y) Stream Crossings.
(1) Location of sewers in streams.
A. Cover depth. The top of all sewers entering or crossing streams shall be at a sufficient depth below the natural bottom of the streambed to protect the sewer line. In general, the following cover requirements must be met:
1. One foot of cover where the sewer is located in rock.
2. Three feet of cover in other material. In major streams, more than 3 feet of cover may be required.
3. In paved stream channels, the top of the sewer line should be placed below the bottom of the channel pavement.
Less cover will be approved only if the proposed sewer crossing will not interfere with the future improvements to the stream channel. Reasons for requesting less cover shall be provided in the project proposal.
B. Horizontal Location. Sewers located along streams shall be located outside of the streambed and sufficiently removed therefrom to provide for future possible stream widening and to prevent pollution by siltation during construction.
C. Structures. The sewer outfall, headwalls, manholes, gate boxes, or other structures shall be located so they do not interfere with the free discharge of flow through the stream.
D. Alignment. Sewer crossing streams should be designed to cross the stream as nearly perpendicular to the stream flow as possible and shall be free from change in grade. Sewer systems shall be designed to minimize the number of stream crossings.
(2) Construction.
A. Materials. Sewers entering or crossing streams shall be constructed of ductile iron pipe with mechanical joints; otherwise they shall be constructed so they will remain watertight and free from changes in alignment or grades. Material used to backfill the trench shall be stone, course aggregate, washed gravel, or other materials which will not readily erode, cause siltation, damage pipe during placement, or corrode the pipe.
B. Siltation and Erosion. Construction methods that will minimize siltation and erosion shall be employed. The design engineer shall include in the project specifications the method(s) to be employed in the construction of sewers in or near streams. Such methods shall provide adequate control of siltation and erosion by limiting unnecessary excavation, disturbing or uprooting trees and vegetation, dumping of soil or debris, or pumping silt-laden water into the stream. Specifications shall require that cleanup, grading, seeding, and planting or restoration of all work areas shall begin immediately. Exposed areas shall not remain unprotected for more than seven days.
(z) Sewage Pumping Stations.
(1) General.
A. When sewage pump stations are required, they shall be designed and installed per the following standards:
1. Great Lakes Upper Mississippi River Board (GLUMRB) (Ten States Standards) “Recommended Standards for Wastewater Facilities”, latest version.
2. OEPA’s latest requirements.
3. City of Urbana Design Criteria and Standard Construction Drawings.
4. All other applicable codes and regulations.
B. Flooding. The wastewater pumping station structures and electrical and mechanical equipment shall be protected from physical damage by the 100-year flood. Wastewater pumping stations should remain fully operational and accessible during the 25-year flood. Regulations of state and federal agencies regarding floodplain obstructions shall be followed.
(2) Pump station type and standard requirements. Listed below are the standard requirements for pump stations in the City. However, it is realized that certain situations may require other types of pump stations. It is highly recommended that early preliminary pumping station plans be submitted to the City for their approval prior to beginning final engineering.
A. Type. Submersible Pump Stations with separate wet well and valve chamber are preferred by the City.
B. Pump Type. Submersible explosion-proof pumps manufactured by Barnes Pumps Inc. capable of pumping raw, unscreened sewage, 3- inch spherical solids, and stringy materials typical of domestic sewage will be required. Multiple pumps shall be provided.
C. Electrical Installation.
1. All electrical installations and components shall be designed and installed per the National Electric Code (NEC) and all other electrical codes.
2. All equipment and components shall be housed in NEMA 4X stainless steel enclosures.
3. Controls and other equipment shall be Cutler-Hammer, or equivalent, as approved by the Engineer.
4. The cabinet shall be provided with a removable backplate on which all the components shall be mounted, with the exception of the H-O-A switches. The pump run lights shall be located on the outside door of the enclosure.
5. The pump control panel shall contain a circuit breaker, magnetic starter, hand-and-off-auto-selector-switch, run light, and seal leak indicating light for each pump.
6. There shall be furnished atop the control panel enclosure, a high-water alarm flashing red light.
D. Liquid level control. The pumps are to be controlled by four mercury float switches, with brackets fastened inside the wet well.
E. Alarm appurtenances.
1. Alarm signal shall be initiated by liquid level control system which shall be connected to a telemetering alarm system.
2. Power failure relay: Provide relay with N.O. contacts for hook up to a telephone line to be de-energized and contacts closed when power to station is interrupted.
3. High wet well level alarm: Provide high-water alarm for hook up to the telemetering system.
F. Guide system.
1. System design.
a. Permit removal of pumping units for inspection or service without dewatering wet well or interrupting operation of other pump equipment.
b. Pumps, when lowered into place, to be automatically connected to discharge piping with positive seal.
c. Incorporate fabricated aluminum access frame with provisions for mounting guide rails and hooks to retain pump cables.
2. Guide rails. Two lengths of stainless steel pipe with pilots; 2-inch Schedule 40, stainless steel (304) size per pump manufacturer’s recommendation. Top and bottom pilots shall be Class 30 cast iron with flake glass/polyester coating.
3. Pump guides.
a. Fabricated from bronze for spark proof operation.
b. Attached to pump volute with 316 stainless steel hex head cap screws.
4. Lift chain. Lift chain shall be 304 stainless steel, size to support pump with 4 to 1 safety factor.
G. Valve pit.
1. Valve pit structure (minimum 6-foot diameter) shall be constructed of pre-cast concrete sections conforming to ASTM C-478.
2. Valve pit access.
a. An aluminum access door and frame assembly shall be installed in the top slab. Minimum size shall be 36” x 36” unless larger is required by the City.
b. The door shall have a handle, latch in the open position, and have a hasp for a padlock. Surface shall be non-skid, diamond tread.
3. Valve pit drain. The valve pit floor shall be sloped to drain with a 3-inch drain pipe and check valve at the wet well as shown on the plans.
H. Wet well structure.
1. The wet well (minimum 6-foot diameter) shall be constructed of precast concrete sections conforming to ASTM C-478.
2. Wet well access. The door shall be of aluminum construction and have a handle, latch in the open position, and have a hasp for padlock. Surface shall be non-skid, diamond tread. Minimum size shall be 36” x 36” unless larger is required by the City.
3. Vent. A vent with screen shall be installed in the top slab.
4. Hoist stand. A hoist stand to fit existing pump hoist shall be mounted to the top slab to assure easy pump removal.
I. Piping and valves.
1. Materials. All piping and fittings beginning after the hydraulic sealing flange unit shall be 4-inch diameter ductile iron pipe with flanged joints. Pipe joints shall be flanged and conform with ANSI Specification A21.10 (AWWA C110) for cast iron pipe flanges and flanged fittings, Class 125.
2. Valves.
a. Check valves to be 4 inch with outside lever and weight. Valves to be rated for 175 psi water working pressure and 350 psi hydrostatic test pressure.
b. Eccentric plug valve to be 4 inch, specifically designed for sewage applications with 100% port opening. Valve to have cast iron with Buna-N rubber coating to minimize wear and corrosion. Seat rings to seal at 175 psi. Valves to have flanged ends (ANSI B16.1) and nut operator.
c. A guide disconnect assembly as shown on the plans shall be installed in the valve pit.
(aa) Force Mains.
(1) Velocity and diameter. At design pumping rates, a cleansing velocity of at least 2 feet per second should be maintained. The minimum force main diameter for raw wastewater shall be 4 inches.
(2) Air and vacuum relief valve. An air relief valve shall be placed at high points in the force main to prevent air locking. Vacuum relief valves may be necessary to relieve negative pressures on force mains. The force main configuration and head conditions should be evaluated as to the need for and placement of vacuum relief valves. Force mains shall be installed to keep high points and low points to a minimum.
(3) Termination. Force mains should enter the gravity sewer system at a point not more than 2 feet above the flow line of the receiving manhole.
(4) Pipe and design pressure. Pipe and joints shall be equal to water main strength material suitable for design conditions. The force main, reaction blocking, and station piping shall be designed to withstand water hammer pressures and associated cyclic reversal of stresses that are expected with the cycling of wastewater pump stations.
(5) Design friction losses. Friction losses through force mains shall be based on the Hazen and Williams formula or other acceptable methods. When the Hazen and Williams formula is used, the value of “C” shall be 100 for unlined iron or steel pipe for design. For other smooth pipe materials such as PVC, lined ductile iron, etc., a higher “C” value not to exceed 120 may be allowed for design.
(6) Identification. Where force mains are constructed of material which might cause the force main to be confused with potable water mains, the force main shall be appropriately identified.
(7) Leakage testing. Leakage tests shall be required per the water main testing requirements as shown in the City of Urbana Standard Construction Drawings.
(8) Cleaning of the force main. All force mains shall include sealed cleanouts for cleaning purposes at a maximum spacing of 600 feet or as approved by the City. (Ord. 4206. Passed 1-24-06.)
1171.01 HILLSIDE AREA.
These Regulations apply to all hillside areas. A hillside area as referred to herein is defined as one with an average slope of more than fifteen percent (15%). These areas may be found in the three-mile area outside the corporation limits. The subdivider shall submit sufficient detailed information as to geologic conditions, soil types and underground water level in order that a determination can be made by the City or County Engineer, as the case may be, as to the safety of development of the particular location.
(1984 Code Sec. 151.100)
1171.02 DETERMINATION OF AVERAGE SLOPE.
The average slope and soil stability for any hillside development shall be determined by the City Planning Commission during the time of preliminary subdivision design. Determination shall be on an area-by-area basis with each lot sized according to the average topographic change falling within each area.
(1984 Code Sec. 151.101)
1171.03 MINIMUM LOT REQUIREMENTS FOR SINGLE-FAMILY HOMES.
The minimum lot requirements (for minimum lot size requirements see chart below) shall be used to determine the minimum lot area for a single-family home. The average percent of slope is determined by the City Planning Commission. The lot area in thousands of square feet shall then be determined by charting the average natural ground slope and the minimum lot area. Rounding shall be made to the nearest five-foot frontage interval. Deviations from these requirements may be allowed subject to determination by the Commission where exceptional circumstances warrant.
MINIMUM LOT SIZE REQUIREMENTS
BASED ON SLOPE
 |
EXAMPLE: As indicated above, the minimum lot size for a single-family house on a lot with an average slope of 28 percent is 26,000 sq. ft. The minimum lot width is 130 feet. The resulting lot depth is 200 feet.
26,500 = 200 130 |
(1984 Code Sec. 151.102)
1171.04 GRADING PLAN AND CONTROLS.
The grading plan shall show contour lines at five-foot intervals where average slopes exceed fifteen percent (15%) and at two-foot intervals where slopes are less than fifteen percent (15%). Elevations are to be based on the sea level datum (USGS), if available. The approximate lot layout and the approximate dimensions shall be shown for each lot and each building site. Where pads are utilized or proposed for building sites, engineering data shall show the existing topography and the approximate finished grades, location and size of each building site and finished grade of streets prior to consideration of the final plat.
(1984 Code Sec. 151.103)
1171.05 CUTS AND FILLS.
No land shall be graded, cut or filled so as to create a slope exceeding a vertical rise of one foot for each two and one-half feet of horizontal distance between abutting lots, unless a retaining wall of sufficient height and thickness is provided to retain the graded bank. Major cuts, excavation, grading and filling, where the same materially changes the site and its relationship with surrounding areas or materially affects such areas, shall not be permitted if such excavation, grading and filling will result in a slope exceeding a vertical rise of one foot for each two and one- half feet of horizontal distance between abutting lots or between adjoining tracts of land, except where adequate provision is made to prevent slides and erosion by cribbing and retaining walls.
(1984 Code Sec. 151.104)
1171.06 COMPACTION OF FILL.
All fill shall be compacted to a density of ninety percent (90%) or greater. Inspection of fill shall be conducted by the County or City Engineer, as the case may be.
(1984 Code Sec. 151.105)
1171.07 RETAINING WALLS.
Retaining walls may be required whenever topographic conditions warrant or are necessary to retain fill or cut slopes within the right of way. Such improvements shall require the approval of the County or City Engineer, as the case may be.
(1984 Code Sec. 151.106)
1171.08 MINIMUM REQUIREMENTS.
The following Regulations shall govern the front yard, side yard, street right of way and pavement requirements in hillside subdivisions:
Group | Percent of Slope | Front Yard (ft.) | Side Yard in Percentage of lot width | Right of Way (ft.) | Pavement (ft.) |
1 | 15 + 25 | 25 | 10 | 50 | 24 |
2 | 26-30 | 23 | 10 | 50 | 24 |
3 | 31-Over | 20 | 10 | 50 | 24 |
(1984 Code Sec. 151.107)
1171.09 STREET ALIGNMENT.
The following Regulations shall govern street alignment:
(a) Vertical profile grades shall be connected by vertical curves up to twenty percent (20%), but only for short, straight stretches as determined by the County or City Engineer, as the case may be.
(b) Waiver of visibility requirements may be given subject to the approval of the City Planning Commission.
(c) Waiver of vertical curve requirements may be given subject to the approval of the Commission.
(1984 Code Sec. 151.108)
1171.10 DRIVEWAYS.
The maximum grade on driveways shall not exceed ten percent (10%). Each drive shall provide sufficient space and distance to turn around prior to entering the street.
(1984 Code Sec. 151.109)
1171.11 SIDEWALKS.
Concrete sidewalks having a minimum width of four feet and having a minimum thickness of four inches may be installed along the uphill side of Group 1 (15+-25%) subdivisions.
(1984 Code Sec. 151.110)
1171.12 SEWAGE DISPOSAL.
Where public sewers are not available and where private sewage disposal systems will be utilized, a percolation test may be required of the subdivider in accordance with the recommendation of the County Health Officer.
(1984 Code Sec. 151.111)
1171.13 UNDEVELOPED LAND.
Land subject to flooding, land with excessive slope and land deemed by the City Planning Commission to be undesirable for development shall not be platted for residential occupancy, nor for such other uses as may involve danger to health, life or property or to aggravate erosion or flood hazard. Such land shall be set aside for compatible uses.
(1984 Code Sec. 151.112)
1175.01 DESIGN STANDARDS.
The following design standards shall apply to mobile home subdivisions:
(a) The subdivision shall contain a minimum of five acres.
(b) Each mobile home site shall have a clearly defined minimum area of 4,000 square feet, with a minimum lot width of forty feet and a minimum depth of 100 feet. The minimum width of corner lots, however, shall be fifty feet.
(c) The subdivision shall have a minimum frontage of 250 feet. The ratio of width to depth shall not exceed one to five (1:5).
(d) A side yard on each side of the subdivision and a rear yard of thirty feet or more shall be provided around the edge of the mobile home subdivision. Such yards shall not be occupied by or counted as part of an individual mobile home site.
(e) There shall be a minimum clearance of twenty feet between the individual mobile homes.
(f) A maximum density shall not exceed six mobile homes per gross acre.
(1984 Code Sec. 151.120)
1175.02 STREETS.
All mobile home subdivisions shall meet the street requirements and specifications of these Regulations.
(1984 Code Sec. 151.121)
1175.03 WALKWAYS.
Walkways not less than three feet wide which may abut street pavement shall be provided from the mobile home sites to the service buildings. Such walkways shall be constructed of acceptable impervious material having a minimum thickness of four inches and lighted by not less than a three-tenths foot candle of artificial light.
(1984 Code Sec. 151.122)
1175.04 WATER AND SEWERS.
Each mobile home site shall be provided with a water outlet connected to the City or an approved water supply and a connection to the City or an approved central sanitary sewer system.
(1984 Code Sec. 151.123)
1175.05 ELECTRICITY.
Electricity, electrical outlets and wiring shall be according to the current provisions of the National Electric Code published by the National Fire Protection Association.
(1984 Code Sec. 151.124)
1175.06 DRAINAGE.
The subdivision shall be located on a well-drained site, properly graded to insure rapid drainage and freedom from stagnant pools of water.
(1984 Code Sec. 151.125)
1175.07 HEALTH REQUIREMENTS.
The subdivision shall conform to all County and State Health Department requirements.
(1984 Code Sec. 151.126)
1175.08 UNDERGROUND UTILITIES.
All telephone, electrical and other distribution lines shall be installed in underground conduits; no overhead lines shall be permitted. All underground utilities, sanitary sewers and drainage structures installed in streets shall be constructed prior to the surfacing of such streets.
(1984 Code Sec. 151.127)
1175.09 RECREATION.
A safe, usable recreation area shall be conveniently located in each mobile home subdivision the size of which shall be determined at 1,000 square feet per thousand or mobile home.
(1984 Code Sec. 151.128)
1175.10 LANDSCAPING.
The subdivision shall be landscaped with lawns and plantings, including appropriate trees.
(1984 Code Sec. 151.129)
1175.11 SCREENING.
Mobile home subdivisions shall be effectively screened on all sides by means of walls, fences or plantings except where the area is sufficiently removed from other urban uses as determined by the City Planning Commission. Walls or fences shall be a minimum of four feet in height without advertising thereon. In lieu of such wall or fence, a strip of land not less than ten feet in width and planted and maintained with an evergreen hedge or dense planting of evergreen shrubs not less than four feet in height may be situated.
(1984 Code Sec. 151.130)
1175.12 MOBILE HOME STAND.
Each mobile home site shall be developed with a mobile home stand of not less than ten feet by fifty feet and such mobile home stand shall not be less than ten feet from the mobile home site boundary. The mobile home stand shall be constructed of a minimum of six inches of concrete and provide six tie-down rings.
(1984 Code Sec. 151.131)
1175.13 MOBILE HOME SKIRTING.
Each mobile home placed in the mobile home subdivision shall be skirted entirely enclosing the bottom section, within ninety days after its placement. Skirting shall be constructed of vinyl, aluminum or other material that is specifically designed for skirting.
(1984 Code Sec. 151.132)
1175.14 GARBAGE AND REFUSE.
The storage and collection of garbage and refuse within the subdivision shall be conducted so as to create no health hazards. All garbage shall be stored in fly-tight, rodent-proof containers and shall be collected at least once weekly.
(1984 Code Sec. 151.133)
1175.15 STORM SHELTERS.
Mobile home subdivisions shall be required to provide a storm shelter for the protection of all residents. Storm shelters shall provide four square feet of floor area per resident, have sufficient ventilation and have a generator of sufficient size to provide power for heat and light. Windows are permissible if provisions are made for their protection by shutters or other similar devices that are designed for immediate installation in the event of sudden emergency. The storm shelter may be used for recreational purposes, laundry facilities or other purposes.
(1984 Code Sec. 151.134)
1179.01 REQUIRED STATEMENTS.
1179.02 DEDICATION.
DEDICATION
Know all men by these presents that and proprietors of
the land indicated on the accompanying plat have authorized the platting thereof and do hereby dedicate the (streets, roads, parks) to the (public or private) use forever.
Witnesses Proprietors
STATE OF OHIO
COUNTY OF CHAMPAIGN
Before me a Notary Public in and for said County personally came , who acknowledged the signing of the foregoing instrument to be their voluntary act and deed for the uses and purposes therein expressed. In witness whereof, I have hereunto set my hand and affixed my official seal this day of 20 .
By
Notary Public
(1984 Code Sec. 151.141)
1179.03 SURVEYORS CERTIFICATE.
SURVEYORS CERTIFICATE
The accompanying plat presents a subdivision of land in (S.T.R.) (V.M.S. no.).
Township, Champaign County, Ohio. The tract has an area of acres in streets and acres in lots making a total of acres.
All measurements are in feet and decimals of a foot. All measurements on curves are
(chord or arc) distances.
I hereby certify that the accompanying plat is a correct representation of
(subdivision name) as surveyed (date) .
Registered Surveyor #
(1984 Code Sec. 151.142)
1179.04 ACCEPTANCE OF DEDICATION.
ACCEPTANCE OF DEDICATION
The following paragraph shall be placed on the final plat if streets, roads, parks, etc., are dedicated to the public use.
The within (streets, parks, etc.) are hereby approved and accepted for public maintenance by ordinance (resolution) number recorded in City Council's record book (Champaign County Commissioner's Journal) on this
the day of 20 .
Mayor of Urbana
(Champaign County Commissioners)
ATTEST:
Clerk
(1984 Code Sec. 151.143)
1179.05 WITHIN CORPORATE LIMITS OF CITY.
Approved this day of 20
Urbana City Engineer
Reviewed this day of 20
Champaign Soil and
Water Conservation District
Approved this day of 20
Chairman, City
Planning Commission
Transferred this day of 20
Champaign County
Auditor
Filed for record this day of , 20 at m.
Recorded this day of , 20 in Plat Book Page No. .
Champaign County Recorder
(1984 Code Sec. 151.144)
1179.06 WITHIN THREE MILE LIMIT OF CITY.
Reviewed this day of 20
Chairman, Township
Trustees
Approved this day of 20
Champaign County
Engineer
Approved this day of 20
Champaign County
Health Dept.
Reviewed this day of 20
Champaign Soil and
Water Conservation
District
Approved this day of 20
Chairman, Urbana City
Planning Commission
Transferred this day of 20
Champaign County
Auditor
Filed for record this day of , 20 at m.
Recorded this day of , 20 in Plat Book Page No. .
Champaign County Recorder
(1984 Code Sec. 151.145)