West Liberty City Zoning Code
CHAPTER 1177
Subdivision Design Standards
1177.01 GENERAL STATEMENT.
(a) The regulations in Chapter 1177 shall control the manner in which streets, lots and other elements of a subdivision are arranged on the land. These design controls shall help ensure convenient and safe streets, creation of usable lots, provision of space for public utilities, reservation of land for recreational uses or open space, etc. The planning of attractive and functional neighborhoods shall be promoted, minimizing the undesirable features of unplanned, haphazard growth.
(b) The Village Planning Commission has the responsibility for reviewing the design of each proposed subdivision early in its design development. The Village Planning Commission shall ensure that all of the requirements of this Article are met.
(c) The standards contained in this chapter shall be supplemented by the Technical Design Standards of the Village Engineer.
(d) Plans and specifications shall be prepared by an Ohio registered professional engineer in accordance with these regulations. Plans and specifications shall be submitted and approved in advance in accordance with Section 1175.11 prior to commencement of construction.
(Ord. 2021-17. Passed 9-8-21.)
1177.02 CONFORMITY TO DEVELOPMENT PLANS AND ZONING.
The arrangement, character, width, and location of all roads shall conform with the Comprehensive Plan, Major Roads or Thoroughfare Plan or other planning documents. Roads not contained in the aforementioned plan shall conform to the recommendation of the Village Planning Commission, based upon the design standards set forth in this chapter. The location of all roads and drives shall conform with these regulations and with the requirements of any Access Management Plan or of ODOT. Similarly, the arrangement, size, and location of all sanitary sewer and water facilities shall conform with the Comprehensive Plan, Master Plan for Water and Sewer, or other planning documents. 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 Ordinance.
(Ord. 2021-17. Passed 9-8-21.)
1177.03 SUITABILITY OF LAND.
If the Village Planning Commission finds that land proposed to be subdivided is unsuitable for subdivision development due to flooding, bad drainage, steep slopes, inadequate water supply, transportation facilities and other such conditions which may endanger health, life or property; or, if from investigations conducted by the public agencies concerned, it is determined that in the best interests of the public, the land should not be developed for the purpose proposed, the Village Planning 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. 2021-17. Passed 9-8-21.)
1177.04 STREET DESIGN.
The arrangement, character, extent, width, grade, and location of all streets shall conform with Section 1177.02 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.
(Ord. 2021-17. Passed 9-8-21.)
1177.05 STREET IMPROVEMENTS.
(a) The arrangements, character, extent, width, grade, construction, and location of all streets shall conform to the Comprehensive Development Plan of the Village, and shall conform to the Village Design Criteria and Construction Standards and Drawings. Street design shall take into consideration their relationship to existing and planned streets, topographical conditions, and public convenience and safety; and in their appropriate relation to the proposed uses of land to be served by such streets. The street pattern shall discourage through traffic in the interior of a subdivision. The subdivider shall provide within the boundaries of the plat, the necessary right-of-way for the widening, continuance, or alignment of such streets in conformity with the Comprehensive Development Plan.
(b) The subdivider shall improve all streets which are part of the subdivision, including that portion of the subdivision located on existing streets. The required improvements shall be such that all items of work are in accordance with the Village Design Criteria and Construction Standards and Drawings. Existing streets shall be improved so that they meet the above standards including storm drainage. The subdivider shall pay the full construction cost for the required improvements.
(c) Curbs and gutters shall be required for all streets including existing streets.
(d) Appropriate access to and from any subdivision in the form of a standard Village street with required improvements must be provided by a developer in instances where development is not located contiguously along an improved public street right-of-way. No subdivision shall be approved where a parcel, tract or lot has frontage only on the "stub end" of a discontinued or dead-end street. Such street must first be extended or reconstructed as a cul-de-sac in accordance with these Regulations. No subdivision showing reserved strips controlling the access to public ways will be approved.
(e) All street widths shall conform to the Village Design Criteria and Construction Standards and Drawings. In cases where the designation of the street is in question, the Planning Commission shall determine the type of street designation.
(f) The Village shall reimburse the subdivider based on cost in the engineer's estimate for the top one (1) inch of asphalt, resulting in a minimum of three (3) inches of asphalt by the subdivider and one (1) inch by the Village for a minimum total of four (4) inches.
(Ord. 2021-17. Passed 9-8-21.)
1177.06 OFF-SITE ROAD AND STREET IMPROVEMENTS.
If required by the Village Engineer, the Subdivider shall cause to be prepared a traffic study to determine the effect of the traffic generated by the subdivision on the existing surrounding public roads and intersections. The Subdivider may be required to widen or improve existing roads, streets, or intersections due to increased traffic caused by the subdivision.
(Ord. 2021-17. Passed 9-8-21.)
1177.07 STREET SIGNS AND STREET NAMES.
(a) Street name signs and other traffic control signs shall be erected by the Subdivider.
(b) For purposes of street naming, the following is recommended:
(1) Circle, Place, or Court should be used only for cul-de-sac type streets.
(2) The words north, south, east, or west should be avoided as part of a street name whenever possible.
(c) Whenever a new street is constructed along the approximate alignment or extension of an existing street, its name shall be the same as that of the existing one.
(d) To avoid duplication and confusion, the proposed names of all streets shall be approved by the Planning Commission prior to such names being assigned or used.
(e) House numbers shall be assigned in accordance with the current house numbering system in effect in the Village.
(Ord. 2021-17. Passed 9-8-21.)
1177.08 STREETS FOR COMMERCIAL SUBDIVISIONS.
Streets serving business developments and accessory parking areas shall be planned to connect with arterial streets or marginal access drives so as not to generate traffic problems. The intersections of driveways from parking areas with arterial or collector streets shall be located so as to cause the least possible interference with traffic movement on the streets. The location of streets and driveways for business developments shall conform to the Village Design Criteria and Construction Standards and Drawings.
(Ord. 2021-17. Passed 9-8-21.)
1177.09 STREETS FOR INDUSTRIAL SUBDIVISIONS.
Collector streets for industrial subdivisions shall be planned to serve industrial areas exclusively and shall connect with arterial streets so that no industrial traffic will be directed into any residential street. Streets shall be planned to be extended to the boundaries or any adjoining land planned for industry, except when severe physical conditions exist or if the Planning Commission finds such extension is not in accordance with the approved plan of the area. The location of streets and driveways for industrial developments shall conform to the Village Design Criteria and Construction Standards and Drawings.
(Ord. 2021-17. Passed 9-8-21.)
1177.10 BLOCKS.
(a) The arrangement of blocks shall be such as to conform to the street planning criteria set forth in this Article and shall be arranged to accommodate lots and building sites of the size and character required for the district as set forth in the zoning regulations 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, shall be approved by the Village Planning Commission when properly designed and located and when the maintenance of interior public spaces is covered by agreements.
(c) No block shall be longer than one-thousand four-hundred (1,400) feet nor less than three hundred (300) feet.
(d) Where blocks are over nine hundred (900) feet in length, a public walkway easement not less than ten (10) feet in width at or near the halfway point may be required, if necessary, to provide proper access to schools, recreational areas, and other facilities. The Planning Commission has the authority to require an easement of ten (10) feet, five (5) feet from each lot through the tier of two (2) lots for pedestrian access to school, playgrounds, or other facilities. A sidewalk shall be constructed. The width for a sidewalk shall conform to the Village Design Criteria and Construction Standards and Drawings.
(e) All block corners shall be rounded with a radius of not less than twenty-five (25) feet measured at the back of the curb. (Ord. 2021-17. Passed 9-8-21.)
1171.11 LOTS.
The following Regulations shall govern the design and layout of lots:
(a) The lot arrangement and design shall be such that all lots will provide satisfactory building sites, properly related topography, and the character of surrounding development.
(b) All lots shall conform to or exceed the requirements for the zoning district in which they are located and the use for which they are intended.
(c) All lots shall abut by their full frontage on a publicly dedicated street or a street that has received the legal status of such. The minimum lot size, widths, and setbacks, shall be as specified in the Zoning Code.
(d) All side lot lines shall be as close to right angles as possible to the street line and radial to curved street lines, except where the Planning Commission determines that a variation to this rule would provide a better layout.
(e) Lots with double frontage shall be avoided except where the Planning Commission determines it is essential to provide separation of residential development from arterial streets.
(f) All corner lots shall have front yard setbacks on both streets and lots shall be of an area sufficient to permit adequate building site.
(g) No lot shall have an average depth which is more than three (3) times its average width, nor shall it have a depth of less than 110 feet except that, whenever a lot fronts upon an exterior curved portion of a street, lot depth may be reduced to not less than 100 feet.
(h) In the case of vacation of lots, or parts of lots, in the Village previously recorded in the Office of the Recorder of Logan County, Ohio, the same procedure, rules and regulations shall apply as for a new plat, except that a preliminary plat may not be required. The title of the vacation plat shall indicate what is being vacated, and the final plat shall include enough of the surrounding plat or plats to show its relations to adjoining areas.
(i) Whenever a subdivider or developer proposes a re-subdivision of a plat previously recorded in the Office of the Recorder of Logan County, Ohio he shall follow the same procedures as for a new plat, except that a preliminary plat may not be required if changes in street alignment or similar changes are not included in the proposal. The lots in the re-subdivision shall conform as to size and arrangement with the requirements of these Regulations and the appropriate requirements of the Zoning Code of the Village.
(j) When a preliminary plat is submitted, all lots shall have the front setback lines clearly marked on them.
(Ord. 2021-17. Passed 9-8-21.)
1177.12 EASEMENTS.
(a) Easements provided for utility lines shall be at least twenty (20) feet in width for sanitary sewers and water lines and at least ten (10) feet for other utilities.
(b) Watercourses. The subdivider shall dedicate rights-of-way or provide easements for storm drainage purposes which conform substantially with the lines of any natural watercourses, channels, streams, or creeks which traverse the subdivision or for any new channel which is established to substitute for a natural watercourse, channel, stream, or creek. Such rights-of-way or easements shall be of a width which will provide for the maintenance needs of the channel and incidental structures as determined by the Planning Commission. Easements shall be provided for the entire area of detention basins/retention ponds.
(Ord. 2021-17. Passed 9-8-21.)
1177.13 PUBLIC SITES, OPEN SPACE, AND NATURAL FEATURES.
Where a park, playground, school, or an access to public property is shown on the Comprehensive Plan or an official map or in a plan for such future use or is deemed essential by the Planning Commission and is located in whole or in part in the proposed subdivision, the Planning Commission shall require 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 or her subdivision as determined by the Planning Commission. Subdividers of land for subdivision not containing public sites shall be required to provide land or payment in lieu thereof for that portion which benefits from public sites as determined by the Planning Commission. The Planning Commission shall, wherever possible, encourage the preservation of all natural features which add value to residential developments and to the community, such trees or groves, water courses, beaches, areas of historical significance, vistas, and similar irreplaceable assets.
(Ord. 2021-17. Passed 9-8-21.)
1177.14 FLOOD HAZARD AREAS OR AREAS WITH POOR DRAINAGE.
In order to protect the health, safety, and general welfare of the public, the Village Planning Commission may reject any proposed subdivision located in an area subject to periodic flooding as determined and illustrated in studies or publications by the Federal Emergency Management Agency, the Ohio department of Natural Resources or other recognized documents or authorities or located in Algiers, Eel, Genesee, Henshaw, Muskego muck, Ross, Shoals, or Sloan soils. If the subdivision is located in an area having poor drainage, unacceptable drainage outlets or other adverse physical characteristics, or is located in Brookston, Lippincott, Montgomery, Paulding, Pewamo, Westland, or Wetzel soils, the Village Planning Commission may approve the subdivision provided the subdivider agrees to perform such improvements as will render the building sites acceptable for the intended use. Flood Hazard Permits are required for all construction located within Flood Hazard Areas.
(Ord. 2021-17. Passed 9-8-21.)
1177.15 SIDEWALKS.
(a) The Planning Commission will determine if sidewalks are required with approval of the Village Council.
(b) All sidewalks shall be constructed in accordance with the Village Design Criteria and Construction Standards and Drawings. The Developer who constructs a sidewalk is responsible for curb-ramps at intersections and any sidewalk located on a public access that may be dedicated to the Village at a later time. Homeowners will be required to install sidewalks on individual properties within six (6) months of finalized building construction (occupation of the building). Two (2) years after that particular phase of the subdivision is accepted and once fifty percent (50%) of the lots within that particular phase of the subdivision are developed, sidewalks must be installed on all lots by whomever owns the properties. If the sidewalks are not installed, the Village will perform the installation and assess the property owner for all costs incurred.
(Ord. 2021-17. Passed 9-8-21.)
1177.16 SURVEY MONUMENTS.
(a) A survey shall be made by a registered surveyor and shall conform to the "minimum standards for boundary surveys in the State of Ohio".
(b) Permanent markers shall be set at all exterior subdivision boundary corners and intersections of change, at the point of curvature and point of tangent of all curves and where the radius of direction changes. The intent is to identify and establish all lines of the plat. All monuments or permanent markers shall be placed prior to Village acceptance of improvements.
(c) Monument boxes with permanent markers shall be set at all street intersections and on all points of intersections. If the point of intersections are not in the paved area of the street, the monument boxes with permanent marks shall be placed at the point of curvature and point of tangent of all curves.
(d) All monuments and permanent markers shall be set as shown on the final plat. The size, location and type of material used shall also be shown. A professional surveyor's affidavit shall be filed in the plat volume and cross-referenced with the original plat when, for any reason, a monument or permanent marker must be offset from the original location or the type of permanent marker is changed.
Boundary lines shall be monumented at all points where there is a change of direction and at all lot corners by suitable monuments as specified in the "Minimum Standards for Boundary Surveys in the State of Ohio." (Ord. 2021-17. Passed 9-8-21.)
1177.17 STREET AND WALKWAY LIGHTING.
The subdivider is responsible for all equipment, labor, and materials for trenching, backfilling and conduit, where necessary for all street lights to be installed. Such lights shall be located at each street intersection within the subdivision. Street and walkway lighting (standard street light) shall be installed at a distance of no more than 250 feet apart. New subdivision street (walkway) lighting, trenching and backfilling shall be performed by the subdivider with all associated wiring underground. The subdivider shall place the layout of street lighting on the construction plans for Village review and approval.
(Ord. 2021-17. Passed 9-8-21.)
1177.18 WATER SUPPLY IMPROVEMENTS.
The subdivider shall install a public water system, if applicable, to adequately serve all lots, including lateral connections to the public system. Public water system extensions shall meet the requirements and approval of the Ohio Environmental Protection Agency and conform to the standards and specifications established in the Village Design Criteria and Construction Standards and Drawings.
(Ord. 2021-17. Passed 9-8-21.)
1177.19 SANITARY SEWER IMPROVEMENTS.
(a) The subdivider shall install public sanitary sewers to adequately serve all lots, including lateral connections to the public system. Public sewer system extensions shall meet the requirements and approval of the Ohio Environmental Protection Agency and conform to the standards and specifications of the Village Design Criteria, Construction Standards and Drawings, and Stormwater Management Plan.
(b) No individual septic systems or combined sanitary and storm sewers shall be allowed.
(Ord. 2021-17. Passed 9-8-21.)
1177.20 DRAINAGE IMPROVEMENTS.
(a) The subdivider shall construct all necessary facilities including underground pipe, inlets, catch basins, open drainage ditches, and detention basins as approved by the Village Engineer, to provide for adequate disposal of subsurface and surface water and maintenance of natural drainage course. The developer shall also provide all necessary soil sediment pollution control. Design and construction shall be in accordance with the Design Criteria, Construction Standards and Drawings, and Storm Water Management Plan of the Village. Adequate provisions shall be included in design and construction to accommodate all upstream drainage and, where necessary, extend all drainage improvements to plat limits.
(b) It shall state on the final plat that all natural watercourses, detention basins, retention ponds, and appurtenances shall be maintained by the property owner. An easement shall be provided to ensure that there will not be any building within the drainage area and to provide for major maintenance and inspection. See the Design Criteria for inspection and ownership of detention basin requirements for placement of statements on deeds.
(Ord. 2021-17. Passed 9-8-21.)
1177.21 CULVERTS AND BRIDGES.
Where natural drainage channels intersect any street right-of-way, it shall be the responsibility of the subdivider to have satisfactory bridges and/or culverts constructed. Where culverts are required, minimum requirements shall be observed as follows:
(a) All culverts and bridges shall extend, at a minimum, across the entire right-of-way width of the proposed street. The cover over the culvert and its capacity shall be approved by the Village Engineer. Headwalls are required.
(b) Driveway culverts shall be as approved in accordance with the Village Design Criteria and Construction Standards and Drawings. The driveway culverts shall be laid so as to maintain the flow lines of the ditch or gutter. Headwalls are required.
(c) All culverts and bridges shall conform to the Village Design Criteria and Construction Standards and Drawings.
(Ord. 2021-17. Passed 9-8-21.)
1177.22 ELECTRIC, GAS, CABLE TELEVISION, AND TELEPHONE IMPROVEMENTS.
(a) Electric, cable television, 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, street lighting wires, conduits, and cables shall be constructed underground except in cases where the Village determines that topographic, bedrock, or underground water conditions would result in excessive cost to the subdivider.
(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 ten (10) feet and the total easement shall be not less than twenty (20) feet.
(c) Whenever a sanitary sewer, water main or storm sewer, and electric and/or telephone line are each placed underground in the same utility easement, the following provision shall be applicable:
(1) The total easement width shall not be less than twenty (20) feet.
(2) The sanitary sewer, water main or storm sewer shall be installed on one side of the easement.
(3) Electric, gas, cable television, and telephone shall not be installed within five (5) feet of either sanitary sewer, water main, or storm sewer.
(Ord. 2021-17. Passed 9-8-21.)
1177.23 OVER-SIZED, OVER-DEPTH AND OFF-SITE IMPROVEMENTS.
The utilities, pavements, and other land improvements required for the proposed subdivision shall be designed to incorporate any required over-sizing and any extensions needed to provide service to nearby adjoining lands as determined by the Village.
(Ord. 2021-17. Passed 9-8-21.)
1177.24 COST OF OVER-SIZED AND OVER-DEPTH IMPROVEMENTS.
The subdivider shall be required to pay for all of the construction costs for the installation of utilities which are serving the proposed subdivision as approved by the Village and the Subdivider's Estimates. The Village may elect to have the utilities over-sized to service the surrounding areas, providing the improvement is beneficial to the Village. The Village shall pay the difference between the cost of the requirements of the subdivision and required over-sizing improvements as follows:
(a) Water Mains. A subdivider shall install water mains according to the Village's specifications. The material's cost difference between the minimum required size of pipe and appurtenances, and over-sized pipe required by the Village, will be paid by the Village.
(b) Sanitary Sewers. A subdivider shall install sanitary sewers according to the Village's specifications. The material's cost difference between the minimum required size of pipe and appurtenances, and over-sized pipe required by the Village, will be paid by the Village. The construction cost difference as determined by the Village Engineer for the minimum depth needed for installation, and the greater depth of installation required by the Village, will be paid by the Village.
(c) Storm Sewers. A subdivider shall install storm sewers according to the Village's specifications. The material's cost difference between the minimum required size of pipe and appurtenances, and over-sized pipe required by the Village, will be paid by the Village. The construction cost difference as determined by the Village Engineer for the minimum depth needed for installation, and the greater depth of installation required by the Village, will be paid by the Village.
(d) Streets. The type and composition of street paving and surfacing shall be installed as per current Village specifications, or County Engineering specifications where applicable, and shall be commensurate with the volume, street classification, character, and general circulation requirements, as determined by the Village. The cost of materials for the paved surface and its sub-base of an existing street, and any over-sizing cost in excess of the owner's required responsibility needed to meet the dimensional standards for roadways, as shown on the Village Comprehensive Development Plan, shall be at the Village's expense. The costs for the minimum street width, as required by these Regulations, including curb, gutter, and sidewalks, shall be the developer's responsibility and at his or her expense.
(Ord. 2021-17. Passed 9-8-21.)
1177.25 EXTENSION TO BOUNDARIES.
The subdivider shall be required to extend the necessary improvements to the boundary of the proposed subdivision to serve adjoining un-subdivided land.
(Ord. 2021-17. Passed 9-8-21.)
1177.26 OFF-SITE EXTENSIONS.
If streets or utilities are not available at the boundary of a proposed subdivision, the subdivider will be responsible for extending those streets or utilities, obtaining necessary easements or rights-of-way, and to construct and pay for such extensions to serve the proposed subdivision. Such improvements shall be available for connection by subdividers of adjoining land and become the property of the Village.
(Ord. 2021-17. Passed 9-8-21.)
1177.27 NON-ANNEXED SUBDIVISIONS.
(a) Any subdivision that lies outside the corporation limits of the Village but is connected to any of the Village's utilities, must install all utilities to meet these Regulations and the Village Design Criteria and Construction Standards and Drawings.
(b) If a subdivision is connected to any one of the Village utilities, the residents of that subdivision, at the time annexation is determined to be possible by the Village, must not oppose annexation. A statement to this effect must be included with each property deed and recorded in the Office of the Logan County Recorder.
(Ord. 2021-17. Passed 9-8-21.)
1177.28 RECORD DRAWINGS.
Record drawings shall be furnished to the Village before a final maintenance inspection. The submittal of record drawings as outlined in the Village Design Criteria.
(Ord. 2021-17. Passed 9-8-21.)