(A)   Application. The design standards and requirements of this subchapter shall apply to all subdivisions of land as defined in § 153.005.

   (B)   Conformity with city standards. All public improvements undertaken in any subdivision shall conform to the standards of this subchapter and the City Standard Plans and Specifications.

   (C)   Conformity with zoning and plans. No final plat of land within the area in which an existing zoning code or resolution is in effect shall be approved unless it conforms with such code or resolution. The design of a proposed subdivision shall be in general conformity with adopted land use and/or comprehensive master plan(s) prepared by the city for the area.

(2003 Code, § 153.480) (Ord. 3459, § 37.01, passed 3-7-2002) Penalty, see § 153.999

   (A)   The development of the subdivision shall be based on an analysis of environmental characteristics of the site. To the maximum extent possible, development shall be located so as to preserve the natural features of the site, avoid areas of environmental sensitivity and minimize negative impacts on and alteration of natural features.

   (B)   The following specific areas should be preserved as undeveloped open space, to the extent consistent with reasonable utilization of the land, in accordance with other applicable state or local regulations:

      (1)   Wetlands, as defined in § 404, Federal Water Pollution Control Act Amendments of 1972, being 33 U.S.C. § 1344, subject to field verification by the U.S. Army Corps of Engineers or other agency authorized to make such determination;

      (2)   Lands subject to flooding, pursuant to § 153.492;

      (3)   Slopes in excess of 15% unless appropriate engineering methods are employed to address erosion, stability and resident safety; and

      (4)   Historically significant structures and/or sites as listed on, or eligible for inclusion on, the National Register of Historic Places.

(2003 Code, § 153.481) (Ord. 3459, § 37.02, passed 3-7-2002) Penalty, see § 153.999

   (A)   If the Planning and Zoning Board finds that land proposed for subdivision development is unsuitable due to flooding, poor drainage, topography, unsuitable soils, inadequate public facilities and/or other condition that may be detrimental to the general health, safety or welfare of the public, and if it is determined that the land should not be developed for the purpose proposed, the Planning and Zoning Board shall not approve such subdivision unless adequate methods are proposed by the owner/developer for alleviating the problems that would be created by development of the land.

   (B)   Land subject to flooding. The subdivision of land or lands within areas subject to flooding, as specified in city ordinance, shall be subject to the standards and regulations of those ordinances, and shall, in addition, be subject to the following requirements.

      (1)   No subdivision or part thereof shall be approved if the proposed subdivision development will, individually or collectively, significantly increase flood flows, heights or damages.

      (2)   No subdivision, or part thereof, shall be approved which would substantially affect the storage capacity of the floodplain.

      (3)   Building sites used or intended to be used for human occupation shall not be permitted in floodway areas. Sites for these uses may be permitted outside the floodway if the sites or structures are elevated to such height that the lowest floor of the structure is least one foot above the 100-year base flood elevation, as established by the Federal Emergency Management Agency (FEMA), the Ohio Department of Natural Resources (ODNR) or other authorized agency, in a flood study or report approved by the city. Required fill areas must extend 15 feet beyond the limits of the structure(s).

      (4)   When the Planning and Zoning Board determines that only part of a proposed plat can be developed in compliance with these requirements, it shall limit development to only that portion, and shall require that the method of development is consistent with its determination.

      (5)   The Planning and Zoning Board may attach other reasonable conditions as is appropriate to the approval of plats within areas subject to flooding. Such conditions may include, but are not limited to, requirement for the construction of dikes, levees or other similar measures, or flood-proofing of structures, as recommended by the City Engineer.

(2003 Code, § 153.482) (Ord. 3459, § 37.03, passed 3-7-2002) Penalty, see § 153.999

   (A)   Measures shall be taken by the owner/developer to minimize erosion and its impacts during subdivision construction activity. The City Engineer may require detailed erosion and sedimentation plans to be submitted if it is determined that the size and/or scale of the proposed subdivision warrants such action. Generally, such a plan shall be required for major subdivisions comprising more than 25 lots or more than 15 acres, or if the subdivision is located where average slope exceeds 5%. Such plans shall be prepared by a professional engineer and indicate the techniques to be used to control erosion both during construction and permanently, and include a schedule for installing same. Erosion control plans shall be based on the control of erosion on-site, with the objective of eliminating or minimizing erosion and sedimentation impacts off-site. Techniques, devices and/or measures used shall be reviewed and approved by the City Engineer.

   (B)   All erosion and sedimentation control devices shall be in place at the start of construction activity.

(2003 Code, § 153.483) (Ord. 3459, § 37.04, passed 3-7-2002) Penalty, see § 153.999

   (A)   Outlets. No subdivision shall be approved by the Planning and Zoning Board unless there is an adequate outlet for storm water, as determined by the City Engineer. Generally it will be necessary to pipe storm water to an adequate watercourse, stream or existing storm system which has the capacity to accommodate the flow, or to utilize acceptable on-site water retention methods adequate to minimize excessive off-site storm water flows.

   (B)   Preservation of natural drainage courses. No natural drainage course shall be altered and no fill, buildings or structures shall be located unless provision is made for the flow of surface water, in a manner satisfactory to the City Engineer. An easement shall be provided on both sides of the existing surface drainage course adequate for the purpose of future widening, deepening, enclosing or otherwise improving said drainage course. If such drainage course crosses private property, easements must be obtained by the owner/developer for construction and future maintenance. These easements must be shown on the construction plans, including the volume and page number of the recorded easement.

   (C)   Surface routing paths. Generally, it is not economically feasible to size a storm drainage system to collect and convey more than frequent storm runoff. The complete drainage system of a proposed subdivision shall contain two separate drainage elements. Storm sewers comprise the initial system. Surface routing paths shall be provided to carry the storm water runoff which exceeds the capacity of the initial system. The system of surface routing paths shall have the capacity to carry runoff from a storm with a return period of not less than 100 years, without causing significant threat to property or public safety.

   (D)   Grades.   All surface areas not covered by hard surface improvements or stone shall be seeded or sodded and sloped to drain according to the following:

      (1)   Grass areas shall have a minimum slope or grade of 0.8%;

      (2)   Grass areas next to buildings shall slope away from the building at not less than 5%, for a minimum of ten feet; and

      (3)   Ditches or swales in grassed areas with a bottom slope or grade between 2% and 7% shall be sodded. Ditches or swales with a bottom slope or grade greater than 7% shall have a paved or stone gutter. Underdrains shall be required in ditches or swales with a bottom grade of less than 2%.

   (E)   Submittal of drainage data. Information and data pertaining to water volumes and velocities for all watersheds entering and on the property, along with calculations to show that proposed drainage improvements will adequately address such flows shall be submitted to the City Engineer, along with required construction and grading plans. Such drainage data shall be approved by a professional engineer. Storm drainage systems shall generally be designed so that the peak rate of storm water runoff from the site after development does not exceed the peak rate of runoff before development; however, the City Engineer may grant administrative exceptions to this requirement when specific conditions warrant such action. The methods and techniques proposed to address surface runoff shall be designed to accommodate the five-year frequency storm and shall be consistent with storm water design criteria established by the City Engineer.

   (F)   Culverts. All culverts shall be constructed of concrete, and shall have the appropriate headwalls and other structures and improvements to protect the facility, as determined by the City Engineer.

(2003 Code, § 153.484) (Ord. 3459, § 37.05, passed 3-7-2002) Penalty, see § 153.999

   (A)   General. The arrangement of streets shall generally conform to the Thoroughfare Plan for the city. For streets not indicated on the Thoroughfare Plan, the arrangement shall provide for appropriate extensions of existing streets.

   (B)   Classification, street widths and street grades. The arrangement and classification of all streets in newly developed areas shall conform to the Thoroughfare Plan. The Planning and Zoning Board shall make the final determination as to the classification of any new street, based on the potential development of the site and its potential traffic volume, expressed in ADT (average daily traffic), the character of the surrounding area and the Thoroughfare Plan. Rights-of-way, pavement widths and street grades shall be as specified in Appendix A at the end of this chapter.

   (C)   Alignment.

      (1)   The street pattern shall make provision for the continuance of streets into adjoining areas and for the connection to existing rights-of-way in adjacent areas.

      (2)   If a subdivision adjoins or contains an existing or proposed arterial or major collector street, direct access points to such street shall be minimized. The Planning and Zoning Board may require marginal access streets or reverse frontage with a planting strip of a minimum width of 20 feet on the rear of those lots abutting the street, and no vehicular access across the strip.

      (3)   If a subdivision adjoins an existing or proposed arterial or major collector street, the Planning and Zoning Board may require the construction of separate turn lanes on such streets into the proposed subdivision.

      (4)   Local streets shall be laid out so as to discourage use by through traffic.

      (5)   Streets shall intersect one another at 90 degrees, or as near to 90 degrees as possible, but in no case less than 75 degrees. The intersecting street must remain within these degree parameters for a distance of not less than 100 feet from the intersection.

      (6)   Street jogs shall be discouraged. Where such jogs are unavoidable, in no case shall the centerlines be offset by less than 125 feet.

      (7)   The maximum length of a cul-de-sac shall be 600 feet, measured from the centerline of the intersecting street to the middle of the turn-around.

      (8)   Half width streets shall be prohibited.

   (D)   Dedication. The necessary rights-of-way for widening or extension of all thoroughfares, as delineated in the Thoroughfare Plan, shall be dedicated to public use. When a subdivision fronts on an existing city street, or county or township road, dedication shall be made to the proper authority so as to meet the requirements of the table in Appendix A.

   (E)   Blocks.   Blocks shall not exceed 1,200 feet in length except where specific topographic conditions require a greater length.

   (F)   Street names. The names of new streets shall not duplicate names of existing dedicated streets, except that new streets which are extensions of existing streets shall bear the names of such existing streets. All new roadways shall be named according to the following manner.

 

 

   (G)   Curbs, gutters and sidewalks. Curbs, gutters and sidewalks shall be required in all subdivisions, except those where lot width of at least 80% of the lots exceed 80 feet, unless the Planning and Zoning Board specifically grants a waiver. In no case shall a certificate of occupancy be granted for a building within a new subdivision where sidewalks are required, until such sidewalks on the lot are constructed and approved.

   (H)   Driveways. 

      (1)   All driveways shall be at least three feet from the side lot line.

      (2)   No driveway shall be approved providing direct access from a single- or two-family residential lot to a street designated on the Thoroughfare Plan as an arterial or major collector street, except where no alternative access is available.

(2003 Code, § 153.485) (Ord. 3459, § 37.06, passed 3-7-2002) Penalty, see § 153.999

   (A)   All lots shall have the required frontage on an improved public street or an approved private street.

   (B)   Lots in subdivisions located within the city shall meet the dimension and area requirements of the zoning district in which such subdivision is located. Residential lots that are located outside the zoning authority of the city, but within the subdivision jurisdiction of this chapter, shall conform to the zoning requirements of the jurisdiction in which they are located. All lots shall also meet the following requirements.

      (1)   All residential lots shall be approximately rectangular in shape and should not have a depth in excess of three times their width, except where extra depth is necessary due to topography and/or natural conditions, or to meet other requirements of this chapter.

      (2)   Double frontage and reverse frontage lots should be avoided, except where required to provide separation from arterial streets, or to overcome specific conditions of topography and/or orientation. In such cases, an easement shall be provided along the rear lot line across which there shall be no vehicular access.

      (3)   Whenever possible, residential subdivisions shall be designed so that corner lots have a larger area than interior lots.

      (4)   Whenever possible, side lot lines should be at right angles or radial to street lines.

      (5)   Necessary easements shall be provided along side and rear lot lines for utility lines.

      (6)   Easements shall be provided on both sides of any open drainage course, for the purposes of widening, deepening or general maintenance. Such easements shall be a minimum of ten feet on both sides, or the total width required to maintain surface routing paths pursuant to § 153.494, whichever is greater. In no case shall a fence or any other obstruction be constructed on this easement.

(2003 Code, § 153.486) (Ord. 3459, § 37.07, passed 3-7-2002) Penalty, see § 153.999

   (A)   Sanitary sewers should be designed to maintain a minimum velocity of two feet per second. The design of the overall sewer system shall be in conformance with the requirements of the City Standard Specifications, the Ohio Environmental Protection Agency (OEPA), the Ohio Department of Health and Recommended Standards for Wastewater Facilities (Great Lakes - Upper Mississippi River Board of State Public Health and Environmental Managers: 1990), as may be subsequently updated or amended.

   (B)   Sanitary sewer lines should be located in the street right-of-way, except under special conditions, when this requirement may be waived by the Planning and Zoning Board, upon recommendation by the City Engineer.

   (C)   Only under circumstances of extreme hardship shall sewage lift stations, sewage grinder pumps or individual household sewage disposal systems be permitted in subdivisions established after the effective date of this chapter. Such systems shall only be permitted with the approval of the Planning and Zoning Board. The owner/developer shall be responsible for all costs associated with any lift station until such time that 60% of the lots in the subdivision are developed.

   (D)   Minimum line size shall be eight inches. Downstream sewer pipe sizes shall be greater than or equal to the upstream size unless otherwise approved by the Planning and Zoning Board. If larger pipe sizes are required to accommodate future growth, the city may participate in the costs associated with the larger sizes, in accordance with §§ 153.475 through 153.477.

(2003 Code, § 153.487) (Ord. 3459, § 37.08, passed 3-7-2002) Penalty, see § 153.999

   (A)   Water lines shall be designed, sized and constructed so as to be in conformance with the City Standard Specifications. Fire hydrants shall be located so that adequate fire flow to each structure, based on the current guidelines of the Insurance Services Office (ISO), can be met, but in no case shall be more than 350 feet or as required by the City Fire Department.

   (B)   Water lines should be located within the street right-of-way, except under special circumstances, when this requirement may be waived by the Planning and Zoning Board.

   (C)   The standard minimum size of water mains shall be six inches. If larger line sizes are required to accommodate future growth, or to provide for fire flows in excess of those required for the proposed development, the city may participate in costs for the size increase, in accordance with the procedures of §§ 153.475 through 153.477.

   (D)   Minimum cover for water lines shall be 48 inches. Water mains shall be laid so that at least ten feet of horizontal distance and 18 inches vertical distance is maintained between the water main and sanitary sewer line. In cases where ten feet of horizontal distance cannot be maintained, such as a crossing, the vertical distance shall be maintained and such sewer lines shall be constructed of water line material. At crossings, one full length of water pipe should be used so both joints will be as far away from the sewer line as possible.

(2003 Code, § 153.488) (Ord. 3459, § 37.09, passed 3-7-2002) Penalty, see § 153.999

   (A)   Underground utilities shall be required for all subdivisions within the subdivision jurisdiction of the city.

   (B)   Street lights shall be required for all subdivisions within corporate boundaries of the city, and for all subdivisions where the total number of residential lots exceeds ten, or where the lots average 100 feet or less of frontage, as shown on the preliminary plat. The location of all streetlights shall be shown on the final plat.

   (C)   Illumination for streetlights shall be uniform and shall follow the recommendations of the current Illuminating Engineering Society (IES) Handbook. Generally, streetlights shall be located not less than 200 feet nor more than 350 feet apart. Lights shall be placed within 200 feet from the closed end of each cul-de-sac and at each street intersection.

(2003 Code, § 153.489) (Ord. 3459, § 37.10, passed 3-7-2002) Penalty, see § 153.999

   (A)   Required dedication or reservation. Where a proposed park or school site, as shown on a land use plan adopted by City Council, is located in whole or in part within a proposed subdivision, the Planning and Zoning Board may require the following:

      (1)   The dedication to the public of part or all of the proposed site; and/or

      (2)   Reservation of the site for a period of up to three years to enable acquisition by the appropriate agency or entity.

   (B)   Minimum dedication requirements.

      (1)   In all subdivisions or developments which result in additional dwelling units within the city, the owner/developer shall be required to dedicate land to public sites and open space without compensation or to pay an amount equal to the value defined herein, of such land to the Board of Park Commissioners for the purpose of developing public sites and open space. The amount of land to be dedicated by the owner/developer shall be determined according to the following formula:

   Acres of land for dedication = total population X 0.005

      (2)   The total population of any subdivision will be determined by:

         (a)   Determination of a population factor for each dwelling unit in the subdivision; and

         (b)   Summation of all population factors for each dwelling unit in the subdivision.

      (3)   The population for each dwelling unit shall be as follows.

 

 

   (C)   Modifications to requirements. The Planning and Zoning Board, in conjunction with the Board of Park Commissioners, may modify the requirements as specified above when the owner/developer has shown that at least one of the following conditions exist:

      (1)   The development will house a population substantially lower than that established above;

      (2)   The development will have a low need for parks and recreation services; or

      (3)   The unique or special characteristics of the project that justify modification of these requirements can be reasonably expected to continue for the life of the project.

   (D)   Fee in lieu of dedication.

      (1)   The Planning and Zoning Board, in conjunction with the Board of Park Commissioners, shall determine if land proposed for public sites and/or open space is suitable and desirable for such purpose. If it is determined that the land is not suitable for such purposes, the owner/developer shall pay a fee-in-lieu of land dedication to the Board of Park Commissioners, for the purposes of developing other sites or open spaces.

      (2)   The amount of such fee shall be $200 for each dwelling unit within the subdivision.

   (E)   Private recreational areas.

      (1)   In lieu of the requirements of divisions (B) and (D) above, the owner/developer may devote not less than the acreage required in division (B) above to a private recreation area for the use of the occupants of the subdivision. The recreation area must be of suitable size for recreational purposes, as determined by the Board of Park Commissioners and the Planning and Zoning Board. The owner/developer must present a plan for development and perpetual maintenance of the site proposed, and such plan must be reviewed and approved by the Board of Park Commissioners and the Planning and Zoning Board.

      (2)   The owner/developer shall also provide security to ensure development and maintenance of the site in the form of a bond, deposit of funds or other form satisfactory to the Planning and Zoning Board.

(2003 Code, § 153.490) (Ord. 3459, § 37.12, passed 3-7-2002) Penalty, see § 153.999

   (A)   General requirements. All research, investigation, monumentation, measurement specifications, plats of survey, descriptions and subdivision plats shall conform to the minimum standards for boundary surveys in the state, O.A.C. 4733-37. These standards are intended as a minimum requirement, and where the surveying profession requires or recommends a higher level of standards, the higher or most restrictive of such standards shall apply.

   (B)   Location. Monuments shall be placed at all angle points on the outside boundary of the subdivision. Iron pins shall be placed at all corners of all lots, intersections of the centerlines of streets, and at the beginning and end points of each curved street section centerline. In those cases where sanitary sewer manholes prevent the setting of monuments, such monuments shall be offset five feet in each direction along the street centerline.

   (C)   When set. Monuments in the street centerlines shall be placed upon the completion of paving of the streets. All other monuments are to be set upon completion of the street, water, sanitary sewer improvements, and over lot grading and before acceptance of improvements by the city.

   (D)   Materials. Monuments shall be not less than 30 inches long consisting of a one-inch diameter iron pin. Iron pins shall be as per the standards cited in division (A) above.

(2003 Code, § 153.491) (Ord. 3459, § 37.13, passed 3-7-2002) Penalty, see § 153.999