Walbridge City Zoning Code
TITLE ONE
Subdivision Regulations
1101.01 TITLE.
Title One of this Part Eleven - Planning and Zoning Code shall be known and may be cited and referred to as the "Subdivision Regulations of the Village of Walbridge, Ohio," and shall hereinafter be referred to as "these regulations."
(Ord. 7-77. Passed 6-13-77.)
1101.02 ADMINISTRATION.
(a) These regulations shall be administered by the Municipal Planning Commission. (Ord. 7-77. Passed 6-13-77.)
(b) The Municipal Planning Commission shall consist of five (5) members. The five members include the Mayor, one councilperson appointed by the Mayor and three (3) electors of the Municipality to be appointed by the Mayor, subject to confirmation by a majority of Council. Each member’s term shall be continuous until such time that member vacates that position or is relieved of his/her duties by appropriate action of the Mayor due to lack of active participation or due to laws governing such positions according to the laws of the State of Ohio. The Mayor appoints the chairperson of the Planning Commission with confirmation by a majority of Council.
(c) A permit issued by the Zoning Administrator is required before any building or other structure shall be erected, moved, added-to, structurally altered or land established or changed in compliance with the provisions of this Code. (See 1139.02)
(d) Changes in zoning must be referred to the Planning Commission which may recommend legislation to the Village Council. (See 1139.16).
(Ord. 19-18. Passed 12-5-18.)
1101.03 JURISDICTION.
These regulations shall be applicable to all subdivisions of land within the Village corporation limits. The Planning Commission shall have the power of final approval of the plat, except for the provisions in Chapter 1117 of these regulations.
(Ord. 7-77. Passed 6-13-77.)
1101.04 RELATION TO OTHER LAWS.
The provisions of these regulations shall supplement any and all laws of the State of Ohio, ordinances of the Village, or any and all rules and regulations promulgated by authority of such law or ordinance relating to the purpose and scope of these regulations. Whenever the requirements of these regulations are at variance with the requirements of any other lawfully adopted rules, regulations, ordinances, or resolutions, the most restrictive or that imposing the higher standards shall govern.
(Ord. 7-77. Passed 6-13-77.)
1101.05 AMENDMENTS.
These regulations may be amended, after public hearings and other requirements as specified in the appropriate sections of the Ohio Revised Code.
(Ord. 7-77. Passed 6-13-77.)
1101.06 SEPARABILITY.
If, for any reason, any clause, sentence, paragraph, section or other part of these regulations should be decided by a court of competent jurisdiction to be invalid, such judgment shall not affect the validity of these regulations as a whole, or any part thereof, other than the part so held to be invalid.
(Ord. 7-77. Passed 6-13-77.)
1105.01 INTERPRETATION OF TERMS OR WORDS.
For the purpose of these regulations, certain terms or words used herein shall be interpreted as follows:
(a) "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) "Shall" is a mandatory requirement; "May" is a permissive requirement; and "should" is a preferred requirement.
(d) "Used" or "Occupied" include the words "intended, designed, or arranged to be used or occupied."
(e) "Lot" includes the words "plot" or "parcel."
(Ord. 7-77. Passed 6-13-77.)
1105.02 DEFINITIONS.
(1) "Alley" See Thoroughfare. (Ord. 7-77. Passed 6-13-77.)
(1.5) “Borrow Pit” means hole pit or excavation that is dug for the purposes of removing gravel, clay and sand used in a construction project such as when building an overpass or embankment.
(Ord. 20-2022. Passed 10-19-22.)
(2) "Building Line" See Setback Line.
(3) "Comprehensive Development Plan" means a plan, or any portion thereof, adopted by the Planning Commission and/or Council showing the general location and extent of present and proposed physical facilities including housing, industrial and commercial uses, major streets, parks, schools, and other community facilities. This plan establishes the goals, objectives and policies of the community.
(4) "Corner Lot" See Lot Types.
(5) "Covenant" means a written promise or pledge.
(6) "Cul-de-Sac" See Thoroughfare.
(7) "Culvert" means a transverse drain the channels under a bridge, street or driveway.
(8) "Dead-End Street": See Thoroughfare.
(9) "Density" means a unit of measurement; the number of dwelling units per acre of land.
(1) "Gross density" means the number of dwelling units per acre of the total land to be developed.
(2) "Net density" means the number of dwelling units per acre of land when the acreage involved includes only the land devoted to residential uses.
(10) "Density, Low Residential" means land to be utilized for residential purposes, including public housing and industrialized units, which do not exceed four dwelling units per gross acre.
(11) "Density, Medium Residential" means land to be utilized for residential purposes, including public housing and industrialized units, which have more than four dwelling units per gross acre and do not exceed eight dwelling units per gross acre.
(12) "Density, High Residential" means land to be utilized for residential purposes, including public housing and industrialized units, which have more than eight dwelling units per gross acre.
(13) "Developer" means any individual, subdivider, firm, association, syndicate, partnership, corporation, trust, or any other legal entity commencing proceedings under these regulations to effect a subdivision of land hereunder for himself or for another.
(14) "Dwelling Unit" means space, within a building, comprising living, dining, sleeping room or rooms, storage closets, as well as space and equipment for cooking, bathing, and toilet facilities, all used by only one family and its household employees.
(15) "Easement" means authorization by a property owner for the use by another, and for a specified purpose, of any designated part of his property.
(16) "Engineer" means any person registered to practice professional engineering by the State Board of Registration as specified in Ohio R. C. 4773.
(17) "Highway or Transportation Director" means the Director of the Ohio Department of Transportation.
(18) "Improvements" means street pavements or resurfacing, curbs, gutters, sidewalks, water lines, sewer lines, storm drains, street lights, flood control and drainage facilities, utility lines, landscaping, and other related matters normally associated with the development of raw land into building sites.
(19) "Location Map" See Vicinity Map.
(20) "Lot" means a parcel of land of sufficient size to meet minimum zoning requirements for use, coverage, and area, and to provide such yards and other open spaces as are herein required. Such lot shall have frontage on an improved public street, or on an approved private street, and may consist of:
(1) A single lot of record;
(2) A portion of a lot of record;
(3) A combination of complete lots of record, of complete lots of record and portions of lots of record, or of portions of lots of records.
(21) "Lot Frontage" means the portion of a lot nearest the street. For the purpose of determining yard requirements on corner lots and through lots, all sides of a lot adjacent to streets shall be considered frontage, and yards shall be provided as indicated under "Yards" in this section.
(22) "Lot, Minimum Area of" the area of a lot is computed exclusive of any portion of the right-of-way of any public or private street.
(23) "Lot Measurements". A lot shall be measured as follows:
A. "Depth of a lot" means the distance between the mid-points of straight lines connecting the foremost points of the side lot lines in front and the rearmost points of the side lot lines in the rear.
B. "Width of a lot" means the distance between straight lines connecting front and rear lot lines at each side of the lot, measured at the building setback line, provided, however, that the width between side lot lines at their foremost points (where they intersect with the street line) shall not be less than eighty percent (80%) of the required lot width.
(24) "Lot of Record" means a lot which is part of a subdivision recorded in the office of the County Recorder, or a lot or parcel described by metes and bounds, the description of which has been so recorded.
(25) "Lot Types". Terminology used in these regulations with reference to corner lots, interior lots and through lots is as follows:
A. "Corner lot" means a lot located at the intersection of two or more streets. A lot abutting on a curved street or streets shall be considered a corner lot if straight lines drawn from the foremost points of the side lot lines to the foremost points of the lot meet an interior angle of less than 135 degrees.
B. "Interior lot" means a lot other than a corner lot with only one frontage on a street.
C. "Through lot" means a lot other than a corner lot with frontage on more than one street. Through lots abutting two streets may be referred to as double frontage lots.
D. "Reversed frontage lot" means a lot on which frontage is at right angles to the general pattern in the area. A reversed frontage lot may also be corner lot.
(26) "Major Thoroughfare Plan" means the comprehensive plan adopted by the Planning Commission indicating the general location recommended by arterial, collector, and local thoroughfares within the corporate limits.
(27) "Minor Subdivision" means a division of a parcel of land that does not require a plat to be approved by a planning authority according to Ohio R. C. 711.131. Also known as Lot Split.
(28) "Monuments". Permanent concrete markers shall be used to establish definitely all boundary, line corners, and points of change in street alignment. The monuments shall be of two types.
A. "Type A." A cylindrical concrete marker six inches in diameter and thirty inches in length with a one-quarter inch iron rod cast at the central axis of the cylinder. Such marker shall be placed in a vertical position with its top being level with the surface of the surrounding ground. To be used at all points not in the pavement area.
B. "Type B." A cylindrical concrete marker as described under Type A except that a machine type iron bolt (without nut) of one inch diameter by twelve inches in length shall be placed in a vertical position with the head of the bolt upward and level with the surface of the pavement. A point shall be marked on the head of the bolt to indicate the exact point referred to on the Final Plat. This type of monument shall be installed in the pavement areas.
(29) "Open Space" means an area open to the sky which may be on the same lot with a building. The area may include, along with the natural environmental features, swimming pools, tennis courts, any other recreational facilities that the Planning Commission deems permissive. Streets, structures for habitation, and the like shall not be included.
(30) "Out Lot" means 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.
(31) "Pad" means a building site prepared by artificial means, including, but not limited to, grading, excavations, or filling, or any combination thereof.
(32) "Parking Space, Off-Street" means an area adequate for parking an automobile with room for opening doors on both sides, together with properly related access to a public street or alley and maneuvering room, but shall be located totally outside of any street or alley right of way.
(33) "Performance Bond or Surety Bond" means an agreement by a subdivider or developer with the Village for the amount of the estimated construction cost guaranteeing the completion of physical improvements according to plans and specifications within the time prescribed by the subdivider's agreement.
(34) "Planned Unit Development" means an area of land, in which a variety of housing types and/or related commercial and industrial facilities are accommodated in a pre-planned 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.
(35) "Plat" means the map, drawing, or chart on which the developer's plan of subdivision is presented to the Planning Commission for approval and, after such approval, to the County Recorder for recording.
(36) "Public Way" means 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 have a right, or which are dedicated, whether improved or not.
(37) "Right of Way" means a strip of land taken or dedicated for use as a public way. In addition to the roadway, it normally incorporates the curbs, lawn strips, sidewalks, lighting, and drainage facilities, and may include special features such as grade separation, landscaped areas, viaducts, and bridges.
(38) "Setback Line" means a line established by the subdivision regulations and/or zoning ordinance, generally parallel with the measured from the lot line, defining the limits of a yard in which no building, other than accessory building, or structure may be located above ground, except as may be provided in such codes. (See Yards)
(39) "Sewers, Central or Group" means an approved sewage disposal system which provides a collection network and disposal system and central sewage treatment facility for a single development, community, or region.
(40) "Sewers, on Site" means a septic tank or similar installation on an individual lot which utilizes an aerobic bacteriological process or equally satisfactory process for the elimination of sewage and provides for the proper and safe disposal of the effluent, subject to the approval of health and sanitation officials having jurisdiction.
(41) "Sidewalk" means that portion of the road right of way outside the roadway, which is improved for the use of pedestrian traffic. See "Walkway."
(42) "Subdivider." See Developer.
(43) "Subdivision" means:
A. 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 acres for the purpose, whether immediate or future, of transfer of ownership, provided, however, that the division or partition of land into parcels of more than five acres not involving any new streets or easements of access, and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites, shall be exempted; or
B. The improvement of one or more parcels of land for residential, commercial, or industrial structures or groups of structures involving the division or allocation of land for the opening, widening, or extension of any street or streets except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants, or lease holders, or as easements for the extension and maintenance of public sewer, water, storm drainage or other public facilities. (See Minor Subdivision.)
(44) "Surveyor" means any person registered to practice professional surveying by the State Board of Registration as specified in Ohio R. C. 4733.
(45) "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. "Level" means that land which has a cross slope range of four percent (4%) or less;
B "Rolling" means that land which has a cross slope range of more than four percent (4%) but not more than eight percent (8%);
C. "Hilly" means that land which has a cross slope range of more than eight percent (8%) but not more than fifteen percent (15%)
D. "Hillside" means that land which has a cross slope range of more than fifteen percent (15%)
(46) "Thoroughfare, Street, or Road" means the full width between property lines bounding every public way of whatever nature, with a part thereof to be used for vehicular traffic and designated as follows:
A. "Alley" means a minor street used primarily for vehicular service access to the back or side of properties abutting on another street.
B. "Arterial street" means a highway primarily for through traffic, carrying heavy loads and large volume of traffic, usually on a continuous route.
C. "Collector street" means thoroughfare, whether within a residential industrial, commercial, or other type of development, which primarily carries traffic from local streets to arterial streets, including the principal entrance and circulation routes within residential subdivisions.
D. "Cul-de-Sac" means a local street of relatively short length with one end open to traffic and other end terminating in a vehicular turnaround.
E. "Dead-end Street" means a street temporarily having only one outlet for vehicular traffic and intended to be extended or continued in the future.
F. "Local Street" means a street primarily for providing access to residential, Commercial, or other abutting property.
(G) "Loop Street" means a type of local street, each end of which terminates at an intersection with the same arterial or collector street, and whose principal radius points of the 180 degree system of turns are not more than 1000 feet from such arterial or collector street, nor normally more than 600 feet from each other.
(H) "Marginal Access Street" means 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. (Also called Frontage Street.)
(47) "Through Lot." See Lot Types.
(48) "Variance" means 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.
(49) "Vicinity Map" means 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 developments or landmarks and community facilities and services within Wood County in order to better locate and orient the area in question.
(50) "Walkway" means a dedicated public way, four feet or more in width, for pedestrian use only, whether along the side of a road or not.
(51) "Watershed" means the drainage basin in which the subdivision drains or that land whose drainage is affected by the subdivision.
(52) "Yard" means a required open space other than a court unoccupied and unobstructed by any structure or portion of a structure from three feet above the general ground level of the graded lot upward, provided, accessories, ornaments, and furniture may be permitted in any yard, 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 the side lot line on both sides of the principal building between the lines establishing the front and rear yards.
(Ord. 7-77. Passed 6-13-77.)
The following illustrations clarify and explain selected definitions from Chapter 1105
LOT AREA = TOTAL HORIZONTAL AREA
LOT COVERAGE = PER CENT OF LOT OCCUPIED BY BUILDING
LOT TERMS
TYPES OF LOTS
CLASSIFICATION OF THE THOROUGHFARE SYSTEM
1109.01 PREAPPLICATION MEETING.
The subdivider may meet with the 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 therein; 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 for the Village.
(Ord. 7-77. Passed 6-13-77.)
1109.02 PREAPPLICATION SKETCH CONTENT.
The subdivider may submit to the Planning Commission a sketch plan, legibly drawn at a suitable scale and containing the following information:
(a) The proposed subdivision in relation to existing community facilities, thoroughfares, and other transportation modes, shopping centers, manufacturing establishments, residential developments and existing natural and man-made features such as soil types, vegetation, contours, and utilities in the neighboring area.
(b) The layout and acreage of streets, lots, and any non-residential sites such as commercial, manufacturing, school or recreational uses within the proposed subdivision.
(c) The location of utilities in the proposed subdivision, if available, or the locations of the nearest sources for water and public facilities for the disposal of sewage and storm water.
(d) The scale and title of the subdivision, a north arrow, and the date.
(e) Name, address and phone number of owners and developers.
1109.03 PRELIMINARY DRAWING REQUIRED.
(Ord. 7-77. Passed 6-13-77.)
1109.04 APPLICATION FOR TENTATIVE APPROVAL.
1109.05 PRELIMINARY DRAWING FORM.
The preliminary drawing shall be drawn at a scale not less than 100 feet to the inch and shall be on one or more sheets 24x36 inches in size.
(Ord. 7-77. Passed 6-13-77.)
1109.06 PRELIMINARY DRAWING CONTENTS.
The preliminary drawing shall contain the following information:
(a) Proposed name of the subdivision, which shall not duplicate or closely approximate the name of any other subdivision in the Village.
(b) Location by section, range, and township or other surveys.
(c) Names, addresses and phone numbers of the owner, subdivider, and professional engineer and registered surveyor who prepared the drawing.
(d) Date of survey.
(e) Scale of the plat, north point.
(f) Boundaries of the subdivision and its acreage.
(g) Names of adjacent subdivisions, owners of adjoining parcels of unsubdivided land, and the location of their boundary lines.
(h) Locations, widths, and names of existing streets, railroad rights of way, easements, parks, permanent buildings, and corporation and township lines; location of wooded areas and other significant topographic and natural features within and adjacent to the plat for a minimum distance of 200 feet.
(i) Zoning classification of the tract and adjoining properties and a description of proposed zoning changes, if any.
(j) Existing contours at an interval of not greater than two feet if the slope of the ground is fifteen percent (15%) or less; and not greater than five feet where the slope is more than fifteen percent (15%).
(k) Existing sewers, waterlines, culverts and other underground structures, and power transmission poles and lines, within and adjacent to the tract.
(l) Location, names, and widths of proposed streets and easements.
(m) Building setback lines with dimensions.
(n) Location dimensions of all proposed utility and sewer lines, showing their connections with the existing system.
(o) Layout, numbers, and approximate dimensions of each lot. When a lot is located on a curved street or when side lot lines are not at ninety degree angles, the width at the property line shall be shown.
(p) Parcels of land in acres to be reserved for public use or to be reserved by covenant for residents of the subdivision.
(q) A vicinity map at a scale of not less than 400 feet to the inch shall be shown on, or accompany, the preliminary drawing. This map shall show all existing subdivisions, roads, and tract lines and the nearest existing thoroughfares.
(Ord. 7-77. Passed 6-13-77.)
1109.07 SUPPLEMENTARY INFORMATION.
The following information shall be supplied in addition to the requirements in Section 1109.06.
(a) Statement of proposed use of lots, giving type and number of dwelling units and type of business or industry.
(b) Location and approximate dimensions of all existing buildings.
(c) For commercial and industrial development, the location, dimensions, and approximate grade of proposed parking and loading areas, alleys, pedestrian walks, streets, and the points of vehicular ingress and egress to the development.
(d) Description of proposed covenants and restrictions.
(e) In a letter accompanying the request for approval of the preliminary drawing, the subdivider shall state the type of sewage disposal he proposes to use. If other than a treatment plant, it shall be accompanied by a letter from the County Health Department stating what type of sewage disposal will be approved for the soil conditions encountered in the area of the proposed subdivisions. A central sewage treatment plant and a central water system shall be constructed by the subdivider when deemed necessary by the Planning Commission or the appropriate Health Officer. If a central plant is to be used, a proposal shall be included discussing the method and cost for the incorporation of the system into the general Wood County sewer system.
(Ord. 7-77. Passed 6-13-77.)
1109.08 FILING.
The preliminary drawing shall be considered officially filed on the day it is received by the Planning Commission and shall be so dated. A filing fee shall be charged, as indicated in Section 1121.04.
(Ord. 7-77. Passed 6-13-77.)
1109.09 PUBLIC HEARING.
The Planning Commission on its own initiative or upon petition by a citizen or neighboring property owner may, prior to acting on a preliminary drawing of a subdivision, hold a public hearing thereon at such time and upon such notice as the Commission may designate.
(Ord. 7-77. Passed 6-13-77.)
1109.10 APPROVAL OF PRELIMINARY DRAWING.
The Planning Commission shall forward copies of the preliminary drawing to such officials and agencies as may be necessary for the purpose of study and recommendation. These shall include at least the Village Engineer. After receipt of reports from such officials and agencies, the Planning Commission shall determine whether the preliminary drawing shall be approved, approved with modifications, or disapproved. If a drawing is disapproved, the reason for such disapproval shall be stated in writing. The Planning Commission shall act on the preliminary drawing within thirty days after filing unless such time is extended by agreement with the subdivider. When a preliminary drawing has been approved by the Village Commission, the chairman shall sign all copies and return one to the subdivider for compliance with final approval requirements. Approval of the preliminary drawing shall be conditional upon compliance with all other applicable statutes, ordinances and regulations of the Village.
(Ord. 7-77. Passed 6-13-77.)
1109.11 APPROVAL PERIOD.
The approval of the preliminary drawing shall be effective for a maximum period of twelve months and shall guarantee that the terms under which the approval was granted will not be affected by changes to these regulations.
(Ord. 7-77. Passed 6-13-77.)
1109.12 FINAL PLAT REQUIRED.
The subdivider, having received approval of the preliminary drawing of the proposed subdivision, shall submit a final plat of the subdivision and drawings and specifications of the improvements required therein. The final plat shall have incorporated all changes in the preliminary drawing required by the Planning Commission. Otherwise it shall conform to the preliminary drawing, and it may constitute only that portion of the approved preliminary drawing which the subdivider proposes to record and develop at the time. The final plat and the supplementary information shall be prepared by a qualified registered engineer or surveyor.
(Ord. 7-77. Passed 6-13-77.)
1109.13 APPLICATION FOR APPROVAL OF FINAL PLAT.
An application for approval for the final plat shall be submitted on forms provided by the Planning Commission, together with five copies of the plat and the supplementary information specified, shall be submitted to the Planning Commission.
(Ord. 7-77. Passed 6-13-77.)
1109.14 REGULATIONS GOVERNING IMPROVEMENTS.
The final detailed plans and specifications of improvements shall be prepared by a registered professional engineer. The plans shall be drawn on tracing cloth or other material of equal permanence and shall be on one or more sheets 25" x 36" in size. The plans shall include typical sections, plans and profile views, site grading plan construction details and estimates of quantities. All final detailed plans and specifications of the improvements shall meet the approval of the Village Engineer and other State and County agencies, where applicable, prior to commencing the installation of the required improvements. Prior to the granting of approval of the final plat the subdivider shall have installed the required improvements, or shall have furnished a surety or certified check for the amount of the estimated construction cost of the ultimate installation and the initial maintenance of the improvements. Before the surety is accepted, it shall be approved by the proper administrative officials. The term of the surety shall extend twelve months beyond the completion date of the project.
(Ord. 7-77. Passed 6-13-77.)
1109.15 FINAL PLAT FORM.
The final plat shall be prepared by a registered professional surveyor and legibly drawn in waterproof ink on tracing cloth or other material of equal permanence. It shall be drawn at a scale not less than 100 feet to the inch, and shall be one or more sheets 20 x 30 inches in size.
(Ord. 7-77. Passed 6-13-77.)
1109.16 FINAL PLAT CONTENTS.
The final plat shall contain the following information:
(a) Identification.
(1) Name of Subdivision.
(2) Location by Section, Town and Range, and other legal description as necessary.
(3) Names of owners, and signature and seal of registered surveyor to be lettered and signed in black opaque ink.
(4) Scale shown graphically.
(5) Date.
(6) Northpoint.
(b) Delineation.
(1) All delineation to be in black opaque ink on the tracing (including signatures).
(2) Boundary of Plat will be shown as a heavy line to indicate the limits of the plat. All plat boundary lines will be shown with the lengths and bearings of course. The boundaries shall be determined by an accurate survey in the field which will be balanced and closed with an error of closure not to exceed one to 10,000. Computation sheet shall be submitted with the plat.
(3) True bearings and distances to at least three of the nearest established street lines or official monuments which shall be accurately described on the plat.
(4) Municipal, Township, County and/or section lines accurately tied to the lines of the subdivision by distances and bearings.
(5) Accurate location of all monuments. One Type A monument shall be placed at each change in direction of the boundary of the plat. One Type B monument shall be placed at the points of the intersection of the centerlines of streets and on the centerline of streets at the points of curvature.
(6) Exact location, width, and name of all streets within and adjoining the plat, and the exact location and widths of all alleys and crosswalkways. (The name of a street shall not duplicate that of any existing street. Proposed street names shall be checked with the proper Village and County officials.)
(7) Exact location and width of all easements and rights of way provided for public services or utilities.
(8) All lot or parcel numbers and lines, with accurate dimensions in feet and hundredths.
(9) Accurate designation of any areas to be dedicated or reserved for public use, with the purpose indicated thereon.
(10) Radii, internal angles, points of curvature, point of tangency and lengths of all arcs.
(11) Estimated elevation for High Water Level.
(12) Building set-back lines accurately shown with dimensions.
(13) In case the subdivision is traversed by a water course, channel, stream or creek, the existing or prior location and/or the proposed location of such water course shall be shown.
(14) Legal description of the boundaries of the plat.
(15) Total acreage in plat, total acreage in street right of way and total acreage in lots will be shown on the plat.
(16) A certification by a registered surveyor to the effect that the plat represents a true and accurate survey made by him. (See sample wording for certification).
(17) Space for approval by signature of Owner, Village, and County Officials in accordance with the following:
A. Owners certification. I (we), the undersigned, owners of the property hereon described, do hereby adopt this subdivision into lots as shown, establish setback lines as shown, (except buffer lot---which is dedicated on condition the abutting right-of-way dedication is extended or widened beyond the buffer lot), and dedicate to public use, rights of way as shown, and we do further grant easements as shown hereon and designated as utility reservations, roadway easement, and drainage easement. I (we) further certify that I (we) will improve this subdivision with the following installation: (statement of the specific sewer, water, pavement and other improvements to be installed).
WITNESSES: OWNERS:
B. Notary.
State of Ohio )
)ss
County of Wood )
On this day of , 19 , before me personally appeared , and acknowledge the signing of this plat to be his (their) free act and deed for the purposes hereon mentioned.
Witness my hand and seal the day and year first above written.
Notary Public in and for Wood County, Ohio My Commission expires , 19 .
C. Surveyor.
I hereby certify this is a true and accurate plat of survey made by me on 19 of the hereinbefore described property, subdividing the same into lots numbered thru inclusive. I also hereby certify that all monuments shown thus and iron pipe at all other lot corners are set or will be set upon completion of the improvements.
Register Surveyor#
D. Planning Commission.
We hereby approve and accept this plat according to the subdivision rules and regulations for the Village of Walbridge, Ohio, this day of , 19 ,
CHAIRMAN SECRETARY
E. Council.
This is to certify that this plat of is approved and the as shown is accepted by Resolution No. and Ordinance No. .
F. Office Of The Wood County, Ohio Auditor.
Transferred this day of , 19 .
WOOD COUNTY AUDITOR
G. Office Of The Wood County, Ohio Recorder.
This plat filed for Record this day of , 19 at .M.
Recorded this day of , 19 , in Plat Book Page ,
WOOD COUNTY RECORDER
(Ord. 7-77. Passed 6-13-77.)
1109.17 SUPPLEMENTARY INFORMATION.
The following information shall be supplied in addition to the requirements in Section 1109.16.
(a) If a zoning change is involved, certification from the Village Zoning Administrator shall be required indicating that the change has been approved and is in effect.
(b) Certification shall be required showing that the final detailed plans and specifications for the improvements have been approved by the Village Engineer and other proper State and County agencies.
(c) Certification shall be required showing that all required improvements have been either installed and approved by the proper officials or agencies, and that a bond or other surety has been furnished assuring installation and initial maintenance of the required improvements.
(Ord. 7-77. Passed 6-13-77.)
1109.18 FILING.
The final plat shall be filed with the Planning Commission not later than twelve months after the date of approval of the preliminary drawing; otherwise it will be considered void unless an extension is requested by the developer and granted in writing by the Planning Commission.
(Ord. 7-77. Passed 6-13-77.)
1109.19 APPROVAL OF FINAL PLAT.
The Planning Commission shall approve or disapprove the final plat within thirty days after it has been filed. Failure of the 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 Commission, and a copy of the record shall be forwarded to the subdivider. The Commission shall not disapprove the final plat if the developer has complied with all applicable regulations and has proceeded in accordance with the conditions and standards specified in the approved preliminary drawing. If disapproved the subdivider shall make the necessary corrections and resubmit the final plat within thirty days to the Commission for its final approval. If a plat is refused by the Commission the person submitting the plat which the Commission refused to approve may file a petition within ten days after such refusal in the Court of Common Pleas of Wood County to reconsider the action of the Commission.
(Ord. 7-77. Passed 6-13-77.)
1109.20 RECORDING OF FINAL PLAT.
When the final plat has been approved by the Planning Commission, the original tracing shall be returned to the subdivider, for filing with the County Recorder after all necessary certifications are received. The final plat shall be recorded with the County Recorder of Wood County, Ohio within six months from the date of approval of the Planning Commission. If not recorded within this time, the approval of the Planning Commission will be null and void.
(Ord. 7-77. Passed 6-13-77.)
1109.21 MINOR SUBDIVISION; LOT SPLITS.
(a) Approval without a plat of a minor subdivision may be granted by the Planning Commission if the proposed division of a parcel of land meets all of the following conditions:
(1) The proposed subdivision is located along an existing public road and involves no opening, widening, or extension of any street or road;
(2) No more than five lots are involved after the original parcel has been completely subdivided;
(3) The proposed subdivision is not contrary to applicable subdivision or zoning regulations;
(4) The property has been surveyed and a sketch and legal description of the property is submitted with the application.
(b) If approval is given under these provisions, the Planning Commission shall within seven working days after submission approve such proposed division and, upon presentation of a conveyance for such parcel, shall stamp "Approved by the Village of Walbridge, Wood County, Planning Commission no plat required" and the authorized representatives of the Commission shall sign the conveyance.
(Ord. 7-77. Passed 6-13-77.)
1113.01 GENERAL STATEMENT.
(a) The regulations in this chapter shall control the manner in which streets, lots, and other elements of a subdivision are arranged on the land. These design controls shall help insure 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, hap-hazard growth.
(b) The Planning Commission has the responsibility for reviewing the design of each future subdivision early in its design development. The Commission shall insure that all of the requirements of this chapter are met.
(Ord. 7-77. Passed 6-13-77.)
1113.02 CONFORMITY TO DEVELOPMENT PLANS AND ZONING.
The arrangement, character, width, and location of all arterial and collector thoroughfares or extensions thereof shall conform with the Village's Major Thoroughfare Plan. Thoroughfares not contained in the aforementioned plan shall conform to the recommendation of the Planning Commission based upon the design standards set forth in Sections 1113.03 to 1113.12. In addition, no final plat of land within the area in which an existing Zoning Ordinance is in effect shall be approved unless it conforms with such Zoning Ordinance.
(Ord. 7-77. Passed 6-13-77.)
1113.03 SUITABILITY OF LAND.
If the Planning Commission finds that land proposed to be subdivided is unsuitable for subdivision development due to flooding, bad drainage, topography, inadequate water supply, schools, transportation facilities, and other such conditions which may endanger health, life, or property; and, if from investigations conducted by the public agencies concerned, it is determined that in the best interest of the public the land should not be developed for the purpose proposed, the Commission shall not approve the land for subdivision unless adequate methods are advanced by the subdivider for solving the problems that will be created by the development of the land.
(Ord. 7-77. Passed 6-13-77.)
1113.04 STREET DESIGN.
The arrangement, character, extent, width, grade construction, and location of all streets shall conform to the Major Thoroughfare Plan and construction standards of the Municipality, or subsequent amendments thereto, and shall be considered in their relation to existing and planned streets, topographical conditions, and public convenience and safety; and in their appropriate relation to the proposed uses of the 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 subdivision plat, the necessary right of way for the widening, continuance, or alignment of such streets in conformity with the Major Thoroughfare Plan.
(Ord. 7-77. Passed 6-13-77.)
1113.05 STREET DESIGN STANDARDS FOR CUL-DE-SACS AND LOOP TYPE LOCAL STREETS.
The design and improvement standards contained in the following table are suggested minimums for cul-de-sacs and loop type local streets in residential subdivisions. All such streets shall be designed and constructed in accordance with standards as specified in Table 1.
(Ord. 7-77. Passed 6-13-77.)
1113.06 STREET DESIGN STANDARDS FOR ALL LOCAL STREETS EXCEPT CUL-DE-SACS AND LOOP TYPE STREETS.
The design and improvement standards contained in the following table are suggested minimums for all local type streets, except cul-de-sacs and loop type streets, in residential subdivisions. All such streets shall be designed and constructed in accordance with the standards as specified in Table 2.
(Ord. 7-77. Passed 6-13-77.)
1113.07 COLLECTOR STREET DESIGN STANDARDS.
The design and improvement standards contained in the following table are suggested minimums for all collector streets. All such streets shall be designed and constructed in accordance with the standards as specified in Table 3.
(Ord. 7-77. Passed 6-13-77.)
1113.08 HORIZONTAL ALIGNMENT.
(Ord. 7-77. Passed 6-13-77.)
1113.09 VERTICAL CURVES.
(a) No vertical curve shall be established unless the algebraic difference in grades is greater than 1.2 percent. On any vertical curve, the grade shall be at least 0.4 percent between adjacent points.
(b) Minimum vertical visibility shall conform to the Ohio Department of Transportation's regulations in effect on the date of the approval of the preliminary drawing.
(c) No street grade shall be more than three percent (3%) within 100 feet of an intersection.
(Ord. 7-77. Passed 6-13-77.)
1113.10 INTERSECTION DESIGN STANDARDS.
(a) The design and improvement standards for intersections are suggested minimums for all street intersections in subdivisions. All such intersections shall be designed and constructed in accordance with the standards as specified in Table 4.
(b) Multiple intersections involving junctions of more than two streets shall be avoided.
(Ord. 7-77. Passed 6-13-77.)
1113.11 SPECIAL STREET TYPES.
The following requirements shall apply to special street types:
(a) 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 Commission in design, is provided, and provisions for maintenance, and removal are advanced. Temporary dead-end streets longer than 200 feet shall not be permitted.
(b) 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.
(c) Alleys shall not be approved in residential subdivisions, except where justified by extreme conditions. Alleys may be required in commercial and industrial districts if other provisions cannot be made for adequate service access. The minimum widths for alleys shall be twenty feet for the right of way and eighteen feet for the pavement width.
(Ord. 7-77. Passed 6-13-77.)
1113.12 STREETS FOR COMMERCIAL SUBDIVISIONS.
Streets serving business developments and accessory parking areas shall be planned to connect with arterial streets so as not to generate traffic on local streets. 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 Commission may require marginal access streets to provide maximum safety and convenience.
(Ord. 7-77. Passed 6-13-77.)
1113.13 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 streets. Streets shall be planned to be extended to the boundaries of any adjoining land planned for industry, except for severe physical conditions or if the Commission finds such extension is not in accord with the approved plan of the area.
(Ord. 7-77. Passed 6-13-77.)
1113.14 SIDEWALKS.
(a) Sidewalks shall be required on both sides of the street in all residential subdivisions where the predominate lot width is less than 100 feet and on one side where the predominate lot width is greater than 100 feet but less than 150 feet. No sidewalks will normally be required where the predominate lot width is greater than 150 feet.
(b) Public sidewalks shall be required for all commercial lots.
(c) Public sidewalks may be required for industrial lots, subject to the approval of the Planning Commission.
(Ord. 7-77. Passed 6-13-77.)
1113.15 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 Sections 1113.04 to 1113.13, inclusive, and shall be arranged to accommodate lots and building sites of the size and character required for the district as set forth in these subdivision regulations or the Zoning Ordinance and to provide for the required community facilities.
(b) Irregularly shaped blocks, those intended for cul-de-sacs or loop streets, and those containing interior parks or playgrounds, may be approved by the Commission if properly designed and located and if the maintenance of interior public spaces is covered by agreements.
(c) No block shall be longer than 1,500 feet and the block width shall accommodate two tiers of lots, except where unusual topography or other exceptional physical circumstances exist.
(d) Where blocks are over 900 feet in length a crosswalk easement not less than ten feet in width at or near the half-way point may be required, if necessary to provide proper access to schools, recreational areas, shopping center, and other facilities.
(Ord. 7-77. Passed 6-13-77.)
1113.16 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 to topography and the character of surrounding development.
(b) All lots shall conform to or exceed the requirements of these subdivision regulations and the zoning district requirements for the district in which they are located and the use for which they are intended.
(c) Each lot shall front on a public thoroughfare. The minimum lot sizes, widths, and setbacks shall be as specified in the Zoning Ordinance.
(d) All side lot lines shall be at right angles to street lines and radial to curved street lines, except where the Commission determines that a variation to this rule would provide a better layout.
(e) Lots with double frontage shall be avoided except where the Commission determines that it is essential to provide separation of residential development from arterial streets.
(f) No corner lot shall have a width at the building line of less than seventy-five feet.
(g) No lot shall have an average depth which is more than three times its average width, nor shall it have an average depth of less than 120 feet.
(Ord. 7-77. Passed 6-13-77.)
1113.17 EASEMENTS.
Easements at least sixteen feet in width centered along rear or side lot lines shall be provided where necessary for sanitary sewers, gas mains, water lines, and electric lines. Easements shall also be provided along every water course, storm sewer, drainage channel, or stream within a subdivision, as provided for in Section 1113.15 of these regulations.
(Ord. 7-77. Passed 6-13-77.)
1113.18 FLOOD AREAS AND STORM DRAIN DITCHES.
(a) In order to protect the health, safety, and general welfare of the people, the Planning Commission shall reject any proposed subdivision located in an area subject to periodic flooding. If the subdivision is located in an area having poor drainage or other adverse physical characteristics, the Commission may approve the subdivision provided the subdivider agrees to perform such improvements as will render the area safe for the intended use. Subdivisions located within designated "Special Flood Hazard Areas" within the Village shall comply with the rules and regulations of the Municipality.
(b) Flood control or storm drainage facilities shall be provided as approved by the Planning Commission and as determined by the Village Engineer. Storm sewer improvements shall be recommended in lieu of swales or drainage ditches except where the Commission determines otherwise acceptable.
(1) Access to flood control or storm drainage ditches and channels shall be by means of easements. Such easements shall be equal to the width of the required cross section of the ditch plus thirty feet on each side. Such easement shall be dedicated for public use for the purpose of widening, deepening, relocating the ditch.
(2) Flood control or storm drainage easements containing underground facilities shall have a minimum width of twenty feet. The Planning Commission may require wider easements upon recommendations of the Village Engineer.
(3) Whenever a flood control or storm drainage ditch or channel has a depth of five feet or more, or a bank slope of two feet horizontal to one foot vertical or steeper, a five foot high masonry wall or a five foot high chain link fence may be required by the Commission.
(Ord. 7-77. Passed 6-13-77.)
1113.19 PUBLIC SITES, OPEN SPACE, AND NATURAL FEATURES.
Where a park, playground, school, or public access to water frontage which is shown in the comprehensive development plan is located in whole or in part in the proposed subdivision, the Commission shall request the dedication of such area within the subdivision. The subdivider shall pay for only that portion of the cost of the public site that benefits his subdivision as determined by the Commission. Every subdivider of land for subdivisions not containing public sites shall be requested to provide land or payment in lieu thereof for that portion of benefits from public sites accruing to his land as determined by the Commission. The Commission shall wherever possible, establish the preservation of all natural features which add value to residential developments and to the community, such as large wooded areas, water courses, areas of historical significance, and similar irreplaceable assets.
(Ord. 7-77. Passed 6-13-77.)
TABLE 1 STREET DESIGN STANDARDS FOR CUL-DE-SACS AND LOOP TYPE LOCAL STREETS
DEVELOPMENT DENSITY | LOW | MED. | HIGH |
Right-of-Way (ft.) | 60 | 60 | 60 |
Pavement Width (ft.) | 24 | 28 | 30 |
Sidewalk (ft.) | 4 | 4 | 4 |
Minimum Stopping Sight Distance (ft.) | 200 | 200 | 200 |
Minimum Grade | .4% | .4% | .4% |
Maximum Grade | 4% | 4% | 4% |
Maximum Cul-de-Sac Length | 700 | 500 | 500 |
Minimum Cul-de-Sac Radius (ROW) | 50 | 50 | 50 |
Minimum Cul-de-Sac Radius (Pavement) | 40 | 40 | 40 |
Minimum Centerline Radius of Streets with an Angle of Turn of: | |||
1. Between 80 and 100 | 100 | 100 | 100 |
2. Less than 80 or More than 100 | 200 | 200 | 200 |
Note: Exceptions to the standards contained in this table are permitted under certain conditions for large lots (Sections 418 and 419; for variance procedures see Section 705.)
* Pavement widths are exclusive of curbs or combination curbs and gutters.
TABLE 2 STREET DESIGN STANDARDS FOR ALL LOCAL STREETS EXCEPT CUL-DE-SACS AND LOOP TYPE STREETS
DEVELOPMENT DENSITY | LOW | MED. | HIGH |
Right-of-Way (ft.) | 60 | 60 | 80 |
Pavement Width (ft.) | 24 | 28 | 36 |
Sidewalk Width (ft.) | 40 | 40 | 40 |
Minimum Stopping Sight Distance (ft.) | 200 | 200 | 200 |
Minimum Grade | .4% | .4% | .4% |
Maximum Grade | 4% | 4% | 4% |
Minimum Centerline Radius of Streets with an Angle of Turn of: | |||
1. Between 80 and 100 | 100 | 100 | 100 |
2. Less than 80 or More than 100 | 200 | 200 | 200 |
Note: Exceptions to the standards contained in this table are permitted under certain conditions for large lots (Sections 418 and 419; for variance procedures see Section 705.)
* Pavement widths are exclusive of curbs or combination curbs and gutters.
TABLE 3 COLLECTOR STREET DESIGN STANDARDS
DEVELOPMENT DENSITY | LOW | MED. | HIGH |
Right-of-Way (ft.) | 60 | 60 | 80 |
Pavement Width (ft.) | 28 | 36 | 36 |
Sidewalk Width (ft.) | 5 | 5 | 5 |
Minimum Stopping Sight Distance (ft.) | 250 | 250 | 250 |
Minimum Grade | .4% | .4% | .4% |
Maximum Grade | 4% | 4% | 4% |
Minimum Spacing when intersecting with an Arterial (ft.) | 1320 | 1320 | |
Minimum Centerline Radius | 350 | 350 | 350 |
* Pavement widths are exclusive of curbs or combination curbs and gutters.
TABLE 4 INTERSECTION DESIGN STANDARDS
DEVELOPMENT DENSITY | ALL DENSITIES |
Maximum Approach Speed (MPH) | 25 |
Clear Sight Distance (ft.) - (Length along each approach leg) | 90 |
Vertical Alignment with Intersection | Flat |
Minimum Angle of Intersection | 75 degrees (90 degrees preferred)* |
Streets shall remain in the angle of intersection for at least 100 feet beyond the point of intersection. | |
Minimum Curb Radius (ft.) | |
(a) Local-local | 25 - all cases |
(b) Local-collector | 25 - all cases |
(c) Collector-collector | 30 - all cases |
(d) Collector, marginal access-arterial | 35 - all cases |
Minimum centerline, offset of adjacent intersections (ft.)# | |
(a) Local-local | 150 - all cases |
(b) Local-collector | 200 - all cases |
(c) Collector-collector | 300 - all cases |
(d) Collector, marginal access-arterial | 1320 - all cases |
* The angle between centerline shall be 90 degrees whenever possible.
# Centerline offsets shall be avoided whenever possible.
1117.01 GUARANTEE FOR INSTALLATION OF IMPROVEMENTS.
All improvements required herein shall be constructed prior to the granting of the final plat approval by the Planning Commission; or the subdivider shall furnish the Commission with a surety or certified check for the amount of the estimated construction cost or the ultimate installation and initial maintenance of the improvements as determined by the Village Engineer.
(Ord. 7-77. Passed 6-13-77.)
1117.02 CONSTRUCTION PROCEDURE AND MATERIALS.
The subdivider shall design and construct improvements not less than the standards outlined in the Standard Construction Details of the Village. The work shall be done under Village supervision and inspection and shall be completed within the time fixed or agreed upon by the Village Engineer. The minimum requirements for materials and specifications be in accordance with the current standards of the "Construction and Material Specifications" of the State of Ohio Department of Transportation, Ohio Environmental Protection Agency, and the Village. All inspection costs shall be paid for by the subdivider.
(Ord. 7-77. Passed 6-13-77.)
1117.03 MONUMENTS, MARKERS AND PINS.
One Type "A" concrete monument shall be set at each change in direction of the boundary of the plat and at each intersection of those boundary lines with the centerlines of all streets. One Type "B" concrete monument shall be set at the points of intersection of centerlines of all streets and on the centerline of streets at the points of curvature.
(Ord. 7-77. Passed 6-13-77.)
1117.04 STREET IMPROVEMENTS.
All streets shall be graded to their full width, including side slopes, and improved in conformance with the standards given or referred to in these regulations.
(Ord. 7-77. Passed 6-13-77.)
1117.05 STREET WIDTH.
Minimum street pavement widths shall conform to the standards given in Sections 1113.05 to 1113.07, inclusive. Where pavement width greater than those specified in Sections 1113.05 to 1113.07 are deemed necessary by the Village Engineer and approved by Council, the Village shall bear the extra cost of providing a greater than the minimum pavement width required by these regulations.
(Ord. 7-77. Passed 6-13-77.)
1117.06 STREET SUBGRADE.
The subgrade shall be free of sod, vegetative or organic matter, soft clay, and other objectionable materials for a depth of at least two feet below the finished surface. The subgrade shall be properly rolled, shaped, and compacted, and shall be subject to the approval of the Village Engineer.
(Ord. 7-77. Passed 6-13-77.)
1117.07 STREET PAVEMENT.
(a) The developer, through his Engineer, shall have the option of selecting one of the following basic types of pavements for his subdivision:
(1) Portland Cement Concrete Pavement with integral concrete curb.
(2) Asphaltic Concrete Pavement with concrete curbs.
(3) Asphaltic Concrete Pavement with concrete curb and gutter.
(4) Composite Pavement consisting of an asphaltic concrete surface on a Portland Cement Concrete base with integral concrete curb.
(b) The pavement thickness design, composition, materials and typical section shall be based on and determined by a careful analysis of traffic data, a detailed soils investigation, and a study of the strength of materials. The supporting pavement design data and soil tests shall be submitted to the Village Engineer along with the detailed plans for his review and approval.
(c) The absolute minimum allowable design of portland cement concrete pavement with integral concrete curbs shall be six inches in depth and will include longitudinal joint tie bars.
(d) The absolute minimum allowable design of flexible pavement shall be three and one-half inches of Asphaltic Concrete over eight inches of aggregate base, or equivalent structural thickness.
(e) All pavements and appurtenant items shall be constructed in accordance with the current "Construction and Material Specifications" of the State of Ohio Department of Transportation and the Construction Standards of the Village.
(Ord. 7-77. Passed 6-13-77.)
1117.08 CURBS, CURB AND GUTTERS.
(a) Concrete curb shall be required for all streets and shall be one of the following types:
(1) Straight curb: | 6" x 8" - For use with flexible pavement. |
(2) Straight curb: | 6" - To be poured integrally with concrete pavement or 2' to 6" combination curb and gutters. |
(3) Rolled curb: | 6" x 8" - To be poured integrally with concrete pavement. |
(4) Mountable curb: | 4" - To be poured integrally with concrete pavement or with a 2' to 6" combination curb and gutter section. |
(b) The mountable type curb shall be used in only single-family subdivisions unless otherwise approved by the Village Engineer. Curbs, combined curbs, and gutters shall be constructed in accordance with the current "Construction and Material Specifications" of the State of Ohio Department of Transportation and the Construction Standards of the Village.
(Ord. 7-77. Passed 6-13-77.)
1117.09 SIDEWALKS.
1117.10 DRIVEWAYS.
Driveways shall have a maximum grade of one-tenth of a percent. Driveways and curb cuts shall be located not less than five feet from the side lot line. Curb cuts for straight curbs and the flare for rolled curbs shall be three feet wider than the driveway pavement on each side. New or improved driveways shall be constructed of either concrete or blacktop and placed no closer than five feet from a property line.
(Ord. 6-89. Passed 1-9-89.)
1117.11 STREET NAME SIGNS AND STREET NAMING.
(a) Street name signs, of a type in use throughout the Village, shall be erected by the subdivider at all intersections.
(b) For purposes of street naming, the following suffixes shall apply:
(1) Avenue shall be used only for streets that run in a generally east-west direction;
(2) Boulevard or Drive shall be used only for a large meandering type street;
(3) Circle or Court shall be used only for cul-de-sac type streets that run in a generally east-west direction;
(4) Lane or Place shall be used only for cul-de-sac type streets that run in generally north-south direction;
(5) Road or Way shall be used only for streets that run in a diagonal manner, either a generally northwest-southeast direction or a northeast-southwest direction;
(6) Street shall be used only for thoroughfares that run in a generally north-south direction;
(7) 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) Whenever a street alignment changes direction more than seventy-five degrees without a return to the original alignment within a distance of 500 feet, then the name of the street shall be changed at the point of curvature.
(e) Whenever a cul-de-sac street serves not more than three lots, the name of the intersecting street shall apply to the cul-de-sac.
(f) To avoid duplication and confusion, the proposed names of all streets shall be approved by the Village Engineer prior to such names being assigned or used.
(Ord. 7-77. Passed 6-13-77.)
1117.12 STREET AND WALKWAY LIGHTING.
(a) The subdivider shall install street lights in accordance with standards and specifications of the Village Engineer in each residential subdivision which contains a majority of lots with an individual lot width of 100 feet or less at the front property line. Such lights shall be located at each entrance (streets and walkways) to the subdivision and in each street intersection within the subdivision. In addition, whenever the distance between two adjacent street (walkway) lights would exceed 300 feet, then additional lights shall be installed in such a manner that proper light intensity shall be provided and maintained.
(b) New subdivision street and walkway lighting shall be installed with all associated wiring underground.
(Ord. 7-77. Passed 6-13-77.)
1117.13 STREET TREES.
Trees should be provided by the subdivider in all subdivisions in accordance with standards and specifications of the Village Engineer. The trees shall be species which are resistant to damage and disease and which do not cause interference with underground utilities, street lighting, or visibility at street intersections. Existing trees should be retained in new subdivisions wherever possible.
(Ord. 7-77. Passed 6-13-77.)
1117.14 WATER SUPPLY IMPROVEMENTS.
The following requirements shall govern water supply improvements:
(a) Where a public water supply is reasonably accessible or required because of pollution problems, in the determination of the Planning Commission, the subdivision shall be provided with a complete water distribution system, including a connection for each lot and appropriately spaced fire hydrants. Public water distribution and public wells systems shall meet the requirements of the Ohio Environmental Protection Agency.
(b) Where public water supply is not available or not required, the subdivider shall supply acceptable evidence of the availability of water. The subdivider may be required to make one or more test wells in the area to be platted if such evidence is deemed not acceptable. Copies of well logs which are obtained shall include the name and address of the well driller and shall be submitted with the plat to the Planning Commission.
(c) The location and development of individual wells and water quality must meet the approval of the appropriate Health Department and the Ohio Environmental Protection Agency. In all cases where it has been determined that individual water supplies from private wells are not feasible, a public water distribution system shall be required.
(Ord. 7-77. Passed 6-13-77.)
1117.15 FIRE PROTECTION.
(a) Fire hydrants with two and one-half inch outlets and one large pumping connection shall be provided by the subdivider in all subdivisions with public water supplies. The hydrants should be located between property lines and curbs with all outlets facing or parallel to the street. Hydrants shall be placed at the corners of all blocks and at mid-block for blocks exceeding 800 feet in length. Hydrants shall also be required at the entrance and end of all cul-de-sacs exceeding 400 feet in length.
(b) The type of hydrant and control valves and the location of the hydrant shall be approved by the Fire Chief. The minimum size of any water line serving any hydrant shall not be less than six inches in diameter and should be circulating water lines. The size and location of water lines should be approved by the Village Engineer, the Fire Chief, and the Insurance Services Office of Ohio for commercial and industrial subdivisions.
(Ord. 7-77. Passed 6-13-77.)
1117.16 SANITARY SEWER IMPROVEMENTS.
The following requirements shall govern sanitary sewer improvements:
(a) Where an adequate public sanitary sewer system is reasonably accessible, in the determination of the Planning Commission, public sanitary sewers shall be installed to adequately serve all lots, including lateral connections to the public system. Public sewer system extensions shall meet the requirements of the Ohio Environmental Protection Agency and Village standards. Combination of sanitary sewers and storm sewers shall be prohibited.
(b) Where a public sanitary sewer system is not reasonably accessible, the subdivider may provide a central treatment plant provided that such central treatment plant is installed in accordance with the requirements of the Ohio Environmental Protection Agency, Wood County Health Department and the Village.
(Ord. 7-77. Passed 6-13-77.)
1117.17 DRAINAGE IMPROVEMENTS.
The subdivider shall construct all necessary facilities including underground pipe, inlets, catch basins, or open drainage ditches, as determined by the Village Engineer, to provide for the adequate disposal of subsurface and surface water and maintenance of natural drainage courses. The velocity of flow in an open ditch shall not exceed four feet per second in soil ditches or six feet per second in turf gutters. Paved gutters will be required if velocities of flow are greater than those specified or if it is otherwise likely that destructive erosion will result. Drainage ditches shall be, in general, unacceptable in lieu of an underground storm sewer system, unless otherwise determined by the Commission.
(Ord. 7-77. Passed 6-13-77.)
1117.18 STORM SEWERS AND STORM WATER DRAINAGE.
Where an adequate public storm sewer is available at the plat boundary, the subdivider shall construct a storm sewer system and connect with such storm sewer line. If such a storm sewer system is not reasonably accessible an alternate storm sewer system or natural drainage channels with easements of adequate width shall be provided as determined by the Village Engineer and approved by the Planning Commission. Storm drainage, including drain tile around basements shall not be permitted to discharge into any sanitary sewer facility, but shall connect to an adequate drainage outlet.
(Ord. 7-77. Passed 6-13-77.)
1117.19 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 shall extend across the entire right-of-way width of the proposed street. The cover over the culvert and its capacity shall be approved by the Village Engineer. The minimum diameter of a culvert pipe shall be eighteen inches. Depending on existing drainage conditions, head walls may be required.
(b) Driveway culverts shall have a minimum length of twenty feet, and a minimum diameter of twelve inches. The driveway culverts shall be laid so as to maintain the flow lines of the ditch or gutter Head walls may be required.
(Ord. 7-77. Passed 6-13-77.)
1117.20 ELECTRIC, GAS, AND TELEPHONE IMPROVEMENTS.
(a) Electric service and telephone service shall be provided within each subdivision. Gas service may be required where reasonably accessible. Whenever such facilities are reasonably accessible and available they may be required to be installed within the area prior to the approval of the final plat. Telephone, electric, and street lighting wires, conduits and cables shall be constructed underground except in cases where the Planning Commission determines that topographic, bedrock, or underground water conditions would limit proper installation.
(b) Overhead utility lines, where permitted, shall be located at the rear of all lots. The width of the easement per lot shall be not less than eight feet and the total easement width shall be not less than sixteen feet.
(c) Whenever more than one utility including (sanitary sewers, storm sewers and waterlines) are placed underground in the same utility easement, the location of the utilities and the width of the easement shall be determined by the Village Engineer. The total easement width shall not be less than twenty feet.
(Ord. 7-77. Passed 6-13-77.)
1117.21 OVER-SIZE AND OFF-SITE IMPROVEMENTS.
The utilities, pavements, and other land improvements required for the proposed subdivision shall be designed of over-size and/or with extensions provided to serve nearby land which is an integral part of the neighborhood service or drainage area as determined by the Village Engineer.
(Ord. 7-77. Passed 6-13-77.)
1117.22 COST OF OVER-SIZE IMPROVEMENT.
The subdivider shall be required to pay for only that part of the construction costs for the arterial streets, trunk sewers, or water lines which are serving the proposed subdivision as determined by the Village Engineer. The Village shall pay the difference between the cost of required improvements for the proposed subdivision and improvements required to service the surrounding areas specified in Section 1117.21.
(Ord. 7-77. Passed 6-13-77.)
1117.23 EXTENSIONS TO BOUNDARIES.
The subdivider may be required to extend the necessary improvements to the boundary of the proposed subdivision to serve adjoining unsubdivided land, as determined by the Planning Commission.
(Ord. 7-77. Passed 6-13-77.)
1117.24 OFF-SITE EXTENSIONS.
If streets or utilities are not available at the boundary of a proposed subdivision, and if the Planning Commission finds the extensions across undeveloped areas would not be warranted as a special assessment to the intervening properties or as a Municipal expense until some future time, the subdivider may be required, prior to approval of the final plat, to obtain necessary easements or rights of way and construct and pay for such extensions. Such improvements shall be available for connections by subdividers of adjoining land.
(Ord. 7-77. Passed 6-13-77.)
1117.25 NOISE BARRIERS.
Where any portion of a proposed subdivision or plat contains real estate within five hundred feet of a State highway, interstate, or expressway, the subdivider or developer shall construct and install noise reflecting barriers between the highway and any building lots in such subdivision or plat to reduce the noise of traffic associated with the highway. Such noise barriers shall be constructed of suitable material of sufficient thickness, composition, height, shape and supporting structures to accomplish significant traffic noise reduction and to last for the anticipated life of the other buildings and improvements to be constructed in the subdivision. Further, such barriers shall be finished and constructed in such a way as not to affect the aesthetic qualities of the surrounding area. The barriers shall extend for the entire length of the boundary of such subdivision with any such highways, and shall extend on more than one side if there are several boundaries which are adjacent to any such highways. The absolute minimum height of such barriers shall be six feet. Supporting design data and plans for the construction of the noise barriers shall be submitted to the Village Engineer and Planning Commission prior to construction for his review and approval, which approval shall be obtained prior to construction. All barriers and appurtenant structures shall be constructed in accordance with the current "Construction and Material Specifications" of the State of Ohio, Department of Transportation, and the Construction Standards of the Village of Walbridge, Ohio.
(Ord. 6-80. Passed 3-3-80.)
1117.26 FINAL INSPECTION.
Upon completion of all the improvements, the subdivider shall request, in writing, a final inspection by the Village Engineer as required under Ohio R. C. 711.091.
(Ord. 6-80. Passed 3-3-80.)
1121.01 RECORDING OF PLAT.
No plat of any subdivision shall be recorded by the County Recorder of Wood County or have any validity until the plat has received final approval in the manner prescribed in these regulations.
(Ord. 7-77. Passed 6-13-77.)
1121.02 REVISION OF PLAT AFTER APPROVAL.
No changes, erasures, modifications, or revisions shall be made in any plat of a subdivision after approval has been given by the Planning Commission, and endorsed in writing on the plat, unless the plat is first resubmitted to the Commission.
(Ord. 7-77. Passed 6-13-77.)
1121.03 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. 7-77. Passed 6-13-77.)
1121.04 SCHEDULE OF FEES, CHARGES, AND EXPENSES.
Council shall establish a schedule of fees, charges and expenses, and a collection procedure for same, and other matters pertaining to these regulations. The schedule of fees shall be posted in the office of the Clerk and may be altered, or amended only by Council. Until all applicable fees, charges, and expenses have been paid in full, no action shall be taken on any application or appeal.
(Ord. 7-77. Passed 6-13-77.)
1121.05 VARIANCES.
The following regulations shall govern the granting of variances:
(a) Where the Planning Commission finds that extraordinary and unnecessary hardship may result from strict compliance with these regulations, due to exceptional topographic or other physical conditions, it may vary the regulations so as to relieve such hardship, provided such relief may be granted without detriment to the public interest and without impairing the intent and purpose of these regulations or the desirable development of the neighborhood and community. Such variations shall not have the effect of nullifying the intent and purpose of these regulations, the comprehensive plan, or the Zoning Ordinance, if such exists.
(b) In granting variances or modifications, the Planning Commission may require such conditions as will, in its judgment, secure substantially the objective of the standards or requirements so varied or modified.
(Ord. 7-77. Passed 6-13-77.)
1121.06 APPEAL.
Any person who believes he has been aggrieved by the regulations or actions of the Village Planning Commission, has all the rights of appeal as set forth in Ohio R. C. 711 or any other applicable section of the Ohio Revised Code.
(Ord. 7-77. Passed 6-13-77.)
1121.99 PENALTY.
The following penalties shall apply to the violations of these regulations:
(a) Whoever violates any rule or regulation adopted by 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 Village or any citizen thereof. Whoever violates these regulations shall forfeit and pay not less than one hundred dollars ($100.00) nor more than one thousand dollars ($1,000). Such sum may be recovered with costs in a civil action brought in the Court of Common Pleas of Wood County, Ohio.
(b) A County Recorder who records a plat contrary to the provisions of these regulations shall forfeit and pay not less than one hundred dollars ($100.00) nor more than five hundred dollars ($500.00), to be recovered with costs in a civil action by the Prosecuting Attorney in the name and for the use of Wood County, Ohio.
(c) Whoever, being the owner or agent of the owner of any land within or without a municipal 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) nor 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. If such land is within a municipal corporation, such sum may be recovered in a civil action brought in the Court of Common Pleas of Wood County by the legal representative of the Village in the name of the Village.
(d) Any person who disposes of, offers for sale or lease for a time exceeding five years any lot or any part of a lot in a subdivision before provisions of these regulations are complied with shall forfeit and pay the sum of not less than one hundred dollars ($100.00) nor more than five hundred dollars ($500.00) for each lot or part of a lot so sold, offered for sale or leased, to be recovered with costs in a civil action, in the name of the Village Treasurer for the use of the Village.
(Ord. 7-77. Passed 6-13-77.)
APPENIDX A PRE-APPLICATION SUBMITTAL CHECKLIST
PRE-APPLICATION SUBMITTAL CHECKLIST DATE FEE SUBDIVISION LOCATION NAME OF OWNER ADDRESS & PHONE NO. NAME OF DEVELOPER ADDRESS & PHONE NO. The following items have been designated on the plans as submitted: Title Location Map Scale & North Arrow Total land Area (Acreage) Percentages (Building Area, Parking Area, Recreation, Open Space) Number of Units Type of Units Type and Location of Public and Private Streets Type and Location of Parking Areas Ingress and Egress Points Contours and Drainage System Location of all Existing Utilities All Dimensions, Setbacks, Rights-of-Way, Property Lines, etc. Title or Position Signature |
APPENDIX B PRELIMINARY PLAT CHECKLIST
PRELIMINARY PLAT CHECKLIST Date Application Subdivision The following item(s) (does, does not) conform with the requirements of the Walbridge Village Subdivision Regulations. Those items not conforming are explained on the final page: Does Does Not Item 1. Name of Subdivision (no duplication permitted). 2. Locational Description. 3. Name and address of owner, subdivider, surveyor and engineer. 4. Sheet size not larger than 24" x 36" (index sheet, if more than 1 sheet). 5. Proper scale. 6. Date and North point. 7. Vicinity Map. 8. Names of adjacent subdivisions and owners. 9. Zoning classification of all major parcels and proposed changes. 10. Topography at 2' intervals (5' intervals in Hillside Development). 11. Location, width, and names of existing streets, right-of-ways, easements. 12 Location and dimensions of existing building and parks. 13. Corporation, township, range, section lines. 14. Location of existing utilities including sewers, water lines, and communication lines or poles. 15. Layout, names and widths of proposed streets or easements and proper dedications. 16. Layout and approximated dimensions of all lots. 17. Building setback lines. 18. Survey monuments of adjacent properties. 19. Parks and open space and proper dedications. 20. Proposed use of lots. 21. Copy of proposed deed restrictions, if any. 22. Sewage treatment and percolation test results. 23. Adequate preliminary improvement plans. 24. Construction Estimates. 25. Required certification. Date Title of Position Signature |
APPENDIX C FINAL PLAT CHECKLIST
FINAL PLAT CHECKLIST Date Application No. Subdivision The following items(s) (does, does not) conform with the requirements of the Walbridge Village Subdivision Regulations. Those items not conforming are explained on the final page. Does Does Not Item 1. Submitted within 12 months of preliminary approval. 2. Conforms to preliminary plat and incorporates suggested change. 3. Name of subdivision. 4. Proper scale. 5. Date and North point. 6. Locational Description. 7. Sheet size not larger than 24" x 36" (index sheet if more than 1 sheet) 8. Name and address of owner, surveyor, and engineer. 9. Accurate survey date - seconds; lineal dimensions to hundredths of feet; radii; internal angles; points of curvature; tangent bearing; lengths of arcs; lengths of cords. 10. Closure. 11. Bearings and distances to permanent monuments. 12. Name, location, width, and centerline of streets. 13. Lot numbers and dimensions. 14. Location and description of monuments. 15. Building setback lines. 16. Parks and open spaces and proper dedications. 17. Final deed restriction. 18. Final improvement plans. 19. Installation or guarantee of installation of improvements. 20. Required final certifications (See Article X). Date Title of Position Signature |
APPENDIX D TECHNICAL DESIGN AND IMPROVEMENT CHECKLIST
TECHNICAL DESIGN AND IMPROVEMENT CHECKLIST The following item(s) (does, does not) conform with or does not apply (NA) to the requirement of Article IV and V of the Walbridge Village Subdivision Regulations. Those items not conforming are explained on the final page. Does Does Not NA Item GENERAL 1. ______
Conformance with major street plan. 2. ______
Conformance with zoning regulations, or if no zoning Section 431 (3). 3. ______
No flood hazards. 4. ______
Acceptable natural drainage and erosion control. 5. ______S
teep slopes not limiting factor. 6. ______
Large trees and other significant natural features. 7. ______
Areas of historical or cultural significance. STREETS 8. ______
Right-of-way widths. 9. ______
Pavement widths. 10. ______
Radius of curvature. 11. ______
Horizontal visibility. 12. ______
Vertical alignment and visibility. 13. ______
Grades. 14. ______
Cul-de-sacs. 15. ______
Turn around radius - ROW - and pavement. 16. ______
Dead-end streets. 17. ______
Dedication and addition of half streets. 18. ______
Marginal access streets, points of access and planting strips. 19. ______
Alleys. 20. ______
Alignment of intersections. 21. ______
Spacing of intersection relative to different road classifications. 22. ______
Avoidance of multiple intersections. 23. ______
Avoidance of 4-way intersections. 24. ______
Pavement and ROW of intersections. 25. ______
Streets for commercial subdivisions (Section 418) 26. ______
Repair of Pavement. 27. ______
Streets for industrial subdivisions (Section 419). 28. ______
Length of Blocks. 29. ______
Crosswalks. 30. ______
Street Monuments. 31. ______
Subgrade. 32. ______
Base Course. 33. ______
Surface Course. 34. ______
Curbs and gutters. 35. ______
Bridges. 36. ______
Sidewalks. 37. ______
Street names and numbers, signs. LOTS 38. ______
Size. 39. ______
Setback lines. 40. ______
Corner Lot Size. 41. ______
Avoidance of double frontage lots. 42. ______
Driveway culverts and grade. 43. ______
Monuments. 44. ______
Grading Plan. 45. ______
Parks and open spaces. 46. ______
Type of water supply.. OTHERS 47. ______
Test wells. 48. ______
Type of sewage treatment. 49. ______
Percolation test results. 50. ______
Storm drainage system type. 51. ______
Manholes. 52. ______
Catch basins. 53. ______
Headwalls. 54. ______
Sufficient easements for utilities or open drainage. 55. ______
Other utilities. 56. ______
Underground utilities. Date Title Signature |
APPENDIX E APPLICATION FOR TENTATIVE APPROVAL OF PRELIMINARY PLAT WALBRIDGE, OHIO
APPLICATION FOR TENTATIVE APPROVAL OF PRELIMINARY PLAT WALBRIDGE, OHIO Date Application No. 1. Name of Applicant Address Phone 2. Name of Surveyor or Engineer Address Phone 3. Name of Subdivision: 4. Locational Description: Section Township Range Other (In addition, please attach copy of legal description) 5. Proposed Use 6. Present Zoning District 7. Proposed Zoning Changes 8. Number of Lots Area of Parcel 9. Do you proposed deed restrictions? Yes No (If yes, please attach a copy) 10. What type of sewage disposal do you propose? If an "on lot" type of sewage disposal is proposed include a letter from the County Board of Health approving a specific type of sewage disposal. 11. List all proposed improvements and utilities and state your intention to install or post a guarantee prior to actual installation. Improvement Installation Guarantee a. b. c. d. e. f. 12. List other materials submitted with this application. Item No. a. b. c. d. e. f. Applicant Surveyor or Engineer
____ ___
For Official Use Date Received Date of Meeting of Planning Commission Action by Planning Commission If plat rejected, reason(s) for rejection Date Chairman |
APPENDIX F APPLICATION FOR FINAL PLAT APROVAL WALBRIDGE, OHIO
APPLICATION FOR FINAL PLAT APPROVAL WALBRIDGE, OHIO Date Application No. 1. Name of Applicant Address Phone 2. Name of Surveyor or Engineer Address Phone 3. Name of Subdivision 4. Date Preliminary Plat Approved 5. Was a zoning change requested? Yes No 6. If yes, the plat may not be approved until it conforms with the local zoning. Include a certification of zoning compliance if a change was requested. 7. Have all required improvements been installed? Yes No If no, include detailed estimates of cost and a statement relative to the method of improvement guarantee. All estimates must be approved by the responsible (municipal, county) official. 8. Do you propose deed restrictions?. Yes No (If yes, please attach a final copy.) 9. List other materials submitted with this application. Item No. a. b. c. d. e. f. g.
____ ___
For Official Use Date Received Date of Meeting of Planning Commission Plat Fee $ Inspection Fee $ Action by Planning Commission If plat rejected, reason(s) for rejection Date Chairman |