Woodville City Zoning Code
TITLE FIVE
Subdivision Regulations
1181.01 AREAS OF JURISDICTION.
The following provisions, as provided in these Subdivision Regulations, shall be applicable to all division of land within the incorporated area of the Village of Woodville. The extraterritorial jurisdiction authority will be exercised by the Village in accordance with the provisions of Ohio R.C. 711.09, upon promulgating a park plan and thoroughfare plan. When this has been accomplished, the Village will exercise its one and one-half mile extraterritorial jurisdiction authority. Ohio R.C. 711.09 governs the approval of plats by a city or village. The Village may receive advice from the County Regional Planning Commission on all subdivision plats located within one and one-half miles of their corporate limits. The provisions of Chapter 1187, shall apply to improvements to be constructed in any plat within the extraterritorial jurisdiction of the Village.
(Ord. 22-93. Passed 11-15-93.)
1181.02 SHORT TITLE.
This Title Five of the Planning and Zoning Code shall be known and may be cited as the "Subdivision Regulations for the Village of Woodville, Sandusky County, Ohio" and shall hereinafter be referred to as "these Regulations".
(Ord. 22-93. Passed 11-15-93.)
1181.03 PURPOSE AND INTERPRETATION.
The purpose of these Regulations and rules shall be to guide and regulate the planning, subdividing and development of land in order to promote and protect the public health, safety and general welfare of the residents of the Village. The provisions of these Regulations shall be the minimum requirements. Whenever these provisions are different from the requirements of other lawfully adopted regulations or probate deed restrictions, the more restrictive rule or higher standard shall govern. It is intended that the provisions of these Regulations shall be applied to achieve the following objectives:
(a) Secure and provide well-planned subdivisions in order to preserve the public health and safety, thereby providing orderly, efficient, integrated development in accordance with established County and Village policies and plans. This includes the proper arrangement of streets or other highways in relation to existing or planned streets or highways, the Sandusky County Regional Development Plan, or the general plans of the Woodville Village and Township.
(b) Establish minimum uniform standards for subdivision design; provide requirements for planned unit developments; establish minimum engineering criteria and performance guarantees, as well as providing for environmental factors.
(c) Give assurance that:
(1) Adequate water supplies, storm drainage and sewerage facilities can be provided; and
(2) Open spaces to permit access for utilities are provided;
(3) Traffic, to include fire fighting and other emergency vehicles, has been addressed; and
(4) Maintenance of light, air, and minimal congestion of population has been considered.
(d) Preserve the natural beauty of the land; protect the vegetative cover of natural areas; prevent surface water, subsurface water, air, noise, and visual pollution; regulate development in areas of geological and topographical hazards (including but not limited to flood plains, shorelines, areas of unstable or expansive soils and excessive slopes or slope areas); protect against loss or injury from inappropriate use of the land; and otherwise help preserve and enhance both the safety and the quality of the environment.
(Ord. 22-93. Passed 11-15-93.)
1181.04 EFFECTIVE DATE.
These Regulations shall be effective following adoption by Council. Henceforth, any other subdivision regulations previously adopted by the Village of Woodville, Sandusky County, shall be deemed to be repealed.
(Ord. 22-93. Passed 11-15-93.)
1181.05 SCOPE AND VALIDITY.
These Regulations shall not apply to any lot or lots forming a part of a subdivision created and recorded prior to the effective date of these Regulations. Nor is it intended by these Regulations to repeal, abrogate, annul or in any way impair or interfere with any existing provisions of other laws, or regulations, except those specifically repealed by these Regulations. If any section, clause, phrase, word, provision or portion of these Regulations shall be held to be unconstitutional or invalid by any court of competent jurisdiction, such holding or decision shall not effect the validity of these Regulations as a whole, or any other part other than the section, clause, phrase, word, provision or portion that is ruled invalid. Where these Regulations impose a greater restriction upon land than that which is imposed or required by such existing provisions of law, these Regulations shall control.
(Ord. 22-93. Passed 11-15-93.)
1181.06 AUTHORITY AND ADMINISTRATION.
(a) Council, by virtue of Ohio R.C. Chapter 711, is authorized to adopt rules and regulations covering plats for subdivisions of land. They are required to hold the necessary public hearings and to approve, conditionally approve, or disapprove plats or subdivisions of land falling within their jurisdiction.
(b) The Village Planning Commission is authorized to administer these Regulations, except where specific authority is delegated to some other Village office as established by these Regulations within all areas under the jurisdiction of the Commission.
(c) The Planning Commission and an appropriate Village office may serve a written notice, or order by personal service or certified mail, upon the person responsible whenever evidence reflects that work is being done or any transaction is being made in violation of a submitted and approved detailed statement or plan. Such notice shall direct the discontinuance of any illegal action and the remedying of the condition that is in violation of the provisions and requirements of these Regulations.
(1) The person served with the written notice may request an appearance and/or hearing before the Planning Commission. The decision of the Planning Commission may be appealed by either the person served the written notice or the department or office involved. This appeal must be made before the appropriate court.
(2) In case such notice or order is not promptly complied with, the enforcement officer of the appropriate department or office shall notify the other public offices and other officials concerned therewith and shall request the same to withhold their approval and issue a stop work order.
(3) The enforcement officer of the appropriate agency, in any case, may also request the Village legal advisor to institute the appropriate legal proceedings.
(d) The planned unit development approach to development is greatly encouraged. These Regulations may be modified by the degree necessary to accomplish the objectives and standards required by the planned unit development of residential, commercial or industrial subdivisions, or a mixture thereof, in accordance with Article IX of the zoning (ordinance #22-74) resolution. Nothing within this section, however, shall exempt the developer from the requirements of subdivision plat approval as specified in these Regulations.
(Ord. 22-93. Passed 11-15-93.)
1181.07 JURISDICTION.
(a) When the Village has adopted a major street plan and subdivision regulations, the County Regional Planning Commission will confer with the Planning Commission of the Village on all subdivision plats located within one and one-half miles of its corporate limits. This Village Planning Commission shall have final approval of the plat.
(b) Except as provided in subsection (a) hereof, no person shall subdivide or lay out into lots any land within the jurisdiction of the Village, unless it be by complying with these Regulations, and no plat shall be recorded and no lot or land shall be sold from any such plat until this plat has been approved via these Regulations.
(c) All proposed subdivisions within the jurisdiction of the Village shall conform to the applicable zoning regulations.
(Ord. 22-93. Passed 11-15-93.)
1181.08 DEED TRANSFER; MINOR SUBDIVISION (LOT SPLITS).
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:
(a) The proposed subdivision is located along an existing public road and involves no opening, widening or extension of any street or road;
(b) No more than five lots are involved after the original parcel has been completely subdivided;
(c) The proposed subdivision is not contrary to applicable subdivision or zoning regulations;
(d) All the lots are greater than five acres in size after being subdivided; and
(e) The property has been surveyed and a sketch and legal description of the property is submitted with the application.
If approval is given under these provisions, the Planning Commission shall within thirty days after submission approve such proposed division and, upon presentation of a conveyance for such parcel, shall stamp, "Approved by the Village of Woodville, Sandusky County, Planning Commission; no plat required", and the authorized representative of the Commission shall sign the conveyance.
(Ord. 22-93. Passed 11-15-93.)
1181.09 AMENDMENTS.
Council, upon recommendation of the Planning Commission may, after public hearing, amend, supplement or change these Regulations. Notice shall be given of the time and place of such hearing by publication in at least one newspaper of general circulation published in Sandusky County, Ohio, thirty days prior to holding of such hearing. The amendment or amendments shall be on file in the office of the Fiscal Officer for public examination during such thirty days.
(Ord. 22-93. Passed 11-15-93.)
1181.10 PUBLIC HEARING.
The Planning Commission, on its own initiative or upon petition by any citizen or neighboring property owner, may, prior to acting on a preliminary map of a subdivision, hold a hearing thereon at such time and upon such notice as the Commission may designate.
(Ord. 22-93. Passed 11-15-93.)
1181.11 PRIVATE DEED RESTRICTIONS.
The Village does not enforce private restrictive covenants (deed restrictions). They are private matters and do not supersede or supplement any of these regulations.
(Ord. 31-97. Passed 10-20-97.)
1183.01 DEFINITIONS.
These definitions are in addition to those contained in the Zoning Ordinance and are equally applicable to both regulations.
(1) "Block" means a piece or parcel of land entirely surrounded by public highways, public streets, railroad rights of way, parks, streams, lakes or bodies of water, or a combination of these bounds.
(2) "Board of Health" means the Board of Health of the Sandusky County General Health District, Sandusky County, Ohio.
(3) "Building line" means a line established by a zoning resolution, generally parallel to a street delineating the minimum allowable distance between the street right of way and the front of a structure.
(4) "Commission" means the Village Planning Commission.
(5) "Comprehensive Development Plan" means the plan made and adopted by the Sandusky County Regional Planning Commission and hereafter amended and supplemented, 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 Sandusky County, Ohio and is kept in the Office of the Commission.
(6) "County Engineer" means the County Engineer of Sandusky County, Ohio.
(7) "Covenant" means a written promise or pledge.
(8) "Crosswalk" means a right of way, ten feet or more in width, which cuts across a block to facilitate pedestrian access to adjacent streets and properties.
(9) "Culvert" means a transverse drain which channels under a street or driveway.
(10) "Developer" means any person, partnership or corporation or duly authorized agent who constructs or contracts improvements on subdivided land.
(11) "Easement" means authorization by a property owner for the use by another, for a specific purpose, of any designated part of his property.
(Ord. 22-93. Passed 11-15-93.)
(11.1) “Engineer” means a registered engineer, as defined by the Registration Act of the State of Ohio.
(Ord. 27-2002. Passed 10-7-02.)
(12) "Environmental audit" means a Phase One (minimum) survey of potential contamination of a site from previous or current activity on that site or adjacent property. The purpose is to clear a site of potential Village liability as it relates to existing or future rights of way, easements or dedicated park land, or to recommend additional phases of investigation to verify these liability issues. This survey is performed by a firm or individual specializing in environmental audits.
(13) "Erosion control". See "Storm water permit".
(14) "Final plat" means the final map, drawing or chart of a subdivision prepared in conformance with the requirements of the Regulations and suitable for recording by the County Recorder.
(15) "Flood plain" means the areas adjoining a watercourse which are expected to be flooded as a result of a severe combination of hydrological conditions.
(16) "Floodway" means the channel of the watercourse and those portions of the adjoining flood plains which are reasonably required to carry any discharge of the regional flood.
(17) "Floodway fringe" means that portion of the regulatory flood plain outside of the floodway.
(18) “Health Commissioner” means the person occupying the office of Health Commissioner within the Sandusky County General Health District or his authorized representative.
(19) "Highway Director" means the Director for the Ohio Department of Transportation.
(20) "Highways", "streets" and "alleys".
(a) "Highway" or "street" means a way for public travel, whether designated as a street, highway, parkway, throughway, road, avenue, boulevard, lane, place or however, otherwise designated.
(b) "Arterial highway" or "arterial street" or "major street" means a principal or heavy traffic street of considerable continuity and used primarily as a traffic artery for intercommunication among large areas.
(c) "Collector street" means a street which carries traffic from minor streets to arterial or major streets, including the principal entrance streets of a residential development and streets for circulation within such a development.
(d) "Secondary rural road" means a road which is used for intracounty travel.
(e) "Local rural road" means a minor road in a rural area which is used for travel within a township or from farm to farm.
(f) "Cul-de-sac" means a short minor street with only one outlet and terminating in a vehicular turn-around.
(g) "Marginal access street" means a minor street which is parallel and adjacent to arterial streets and which provides access to abutting properties and protection to through traffic.
(h) "Minor street" means a street used primarily for access to the abutting properties.
(i) "Alley" means a minor way which is used primarily for public travel and service access to the back or the side of properties otherwise abutting on a street.
(j) "Street width" means the shortest distance between the lines delineating the right of way of a street.
(21) "Improvements" means street pavement 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.
(22) "Key (location) map" means a drawing at a reduced scale located on the plat which shows legibly, by dimension and/or other means, enough area beyond the bounds of the proposed subdivision to locate and orient the subdivision and the relationship of the site to the community facilities which serve or influence the area.
(23) "Lot". For purposes of these Regulations, a lot is 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 required. A lot shall have frontage on an improved public street, or an approved private street, and may consist of:
(a) A single lot of record;
(b) A combination of complete lots of record, of complete lots of record and portions of lots of record, or of portions of lots of record.
(24) "O.E.P.A." means the Ohio Environmental Protection Agency.
(25) "Official Thoroughfare Plan" means the system of primary and secondary streets for the Village as adopted by Council, on file in the office of the County Engineer and the Regional Planning Commission, together with all amendments thereto subsequently adopted.
(26) "Open space" means an area included with the natural lot and a building. The area may include, along with the natural environmental features, swimming pools, tennis courts, and/or any other recreational facilities that the Planning Commission deems permissive. Streets, structures for habitation and the like shall not be included.
(27) "Owner" means any individual, firm, association, syndicate, co-partnership, corporation, trust or any other legal entity having sufficient proprietary interest in land sought to be subdivided to commence and maintain proceedings to subdivide the same under these Regulations.
(28) "Performance bond" or "surety bond" means an agreement by and between a subdivider or developer and a bonding company in favor of 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.
(29) "Parcel" means any area or tract of land as defined in a recorded deed description and shown on a tax duplicate.
(30) "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.
(31) "Plat" means the map, drawing or chart on which the developer's plan of subdivision is presented to the Regional Planning Commission and which he submits for approval and intends to record in the final form.
(32) "Preliminary plan" means the preliminary plan, drawing or chart indicating the proposed layout of the subdivision.
(33) "Regulations" means the Subdivision Regulations for the Village.
(34) "Reserves" means parcels of land within a subdivision that are intended for future use.
(35) "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 (required by the topography or treatment) such as grade separation, landscaped areas, viaducts and bridges.
(36) "Soil report" means a statement of soil conditions by a qualified source.
(37) "Storm water permit" means the E.P.A. NPDES permit required for construction of sites greater than five acres addressing erosion control procedures, and specifically including Notice of Intent Application and Storm Water Pollution Prevention Plan.
(38) "Subdivision" means:
(a) The division of any parcel of land shown as a unit or as contiguous units on the tax roll prior to the adoption of these Regulations into two or more parcels, sites or lots, for the purpose, whether immediate or future, of transfer of ownership.
(b) The improvement of one or more parcels of land for residential, commercial or industrial structures involving the 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 maintenance of public sewer, water, storm drainage or other public facilities.
(39) "Subdivider's agreement" means an agreement by and between a subdivider and/or developer and the applicable Village official that sets forth the manner in which the subdivider and/or developer agrees to proceed with the construction of public improvements and the disposition of lots in the subject subdivision.
(40) "Surveyor" means a registered surveyor, as defined by the Registration Act of the State of Ohio.
(41) "Tracing" means a translucent drawing on linen, mylar, cronaflex or equal, from which a print can be taken directly.
(42) "Utilities" means private and public facilities addressing services for providing gas, cable, telephone, electrical, water (sanitary and storm). All utility coordination is to be initiated by the developer or their representative, including any associated tap fees, assessments, connection charges or impact fees.
(43) "Village Planning Commission" means the Commission which controls the platting of land within the corporate limits of the Village and may control it within a distance of one and one-half miles of its corporate limits.
(44) "Wetlands" means areas inundated or saturated by surface or ground water at a frequency or duration sufficient to support, under normal circumstances, a prevalence of vegetation adapted for life in saturated soil conditions. These areas may be as defined by the Corps of Engineers, Soil Conservation Service, Ohio Department of Natural Resources, or the Ohio Environmental Protection Agency, and are specifically delineated by a wetlands specialist.
(Ord. 22-93. Passed 11-15-93.)
1185.01 SUBMISSION OF PRELIMINARY PLAN.
(a) Preapplication Phase. Prior to the preparation of the preliminary plan, the subdivider should meet with the Planning Commission or its designated representative. The purpose of this meeting is to discuss early and informally the purpose and effect of these Regulations, the Parks and Public Open Space Plan, zoning regulations and the appropriate drainage, sewerage and water systems regulations.
(b) Application Phase. After the preapplication meeting the subdivider shall prepare and file a preliminary plan for approval with the Planning Commission. This plan must be submitted with as many copies as may be required by the Planning Commission, according to the standards and other requirements of these Regulations. The preliminary plan must be prepared by a registered professional engineer and/or registered surveyor as prescribed by Ohio R.C. Chapter 4733. The preliminary plan shall be considered officially filed on the day accepted by the Planning Commission and shall be dated. In addition to the preliminary plan, a preliminary plan application form must be completed. This application form is available from the Planning Commission and acts as both a descriptive and informative tool of the Commission.
(c) General Provisions.
(1) Before any plat is approved affecting any land within:
A. 300 feet of the centerline of a proposed new highway or a highway for which changes are proposed as described in a certification to the Planning Commission (Ohio R.C. 511.01) by the State Director of Transportation; or
B. A radius of 500 feet from the point of intersection of this centerline with any public road or highway, the Planning Commission shall give written notice (by either registered or certified mail) to the State Director of Transportation. The Commission shall not approve the plat for 120 days from the date the notice is received by the Director. If the Director notifies the Commission that he shall proceed to acquire the land needed, then the Commission shall refuse to approve the plat. If the Director notifies the Commission that acquisition at this time is not in the public interest or upon the expiration of the 120 day period or any extension thereof agreed upon by the Director and the property owner, the Commission shall (if the plat is in conformance with all provisions of the regulations) approve the plat.
(Ord. 22-93. Passed 11-15-93.)
1185.02 PRELIMINARY PLAN CONTENT AND SUPPLEMENTARY INFORMATION.
(a) Form. The preliminary plan shall be clearly and legibly drawn. The size of the map shall be on one or more sheets of twenty-four inches by thirty-six inches. The map of a subdivision containing six acres or less shall be drawn at a scale of one inch equals fifty feet. All other subdivisions shall be drawn at a scale of one inch equals 100 feet, unless otherwise required by the Planning Commission. Where the required data cannot be clearly shown on one plan sheet, additional plan sheets are to be utilized, and an index sheet of the same dimension must be filed showing the entire subdivision on one sheet.
(b) Plan Contents. The preliminary plan shall contain the following information:
(1) Proposed name of the subdivision. The name shall not duplicate, be the same spelling, or alike in pronunciation with any other recorded subdivision in the Village. A register of subdivision names will be maintained in the Planning Commission's office.
(2) Location by section, range, and township.
(3) Names and addresses of the subdivider, owners and registered professional engineer and registered surveyor who prepared the preliminary plan.
(4) Scale of the plan, north point and date.
(5) Boundaries of the subdivision indicated by a heavy line and approximate acreage.
(6) Location, widths and names of existing streets, railroad rights of way, easements, parks, permanent buildings and corporation and township lines; location of wooded areas, significant topographic and natural features within and adjacent to the planned subdivision for a minimum distance of 200 feet.
(7) Names of adjacent subdivisions, owners of record of adjoining parcels of unsubdivided land.
(8) Zoning districts, if any.
(9) Existing contours with intervals of not more than five feet where slope exceeds ten percent (10%) and not more than two feet where slope is ten percent (10%) or less. Elevations are to be based on sea level datum, if available. Reference bench marks used shall be indicated.
(10) Drainage channels, lakes, ponds, swamps and other permanent watercourses and basins, wooded areas, power transmission poles and lines, water lines, sewer lines and any other significant items.
(11) Building setback lines with dimensions.
(12) When lots are located on a curve or when side lot lines are at angles other than ninety degrees, the width at the building line shall be shown.
(13) Parcels of land, within the subdivision, that are intended to be reserved for public uses or to be reserved by covenant for residents inhabiting the subdivision. Such reservations shall include a designation of the persons or agencies responsible for maintenance and care of those parcels and indication of acceptance of such responsibility.
(14) A vicinity map at a scale of not less than one inch per 2,000 feet shall be shown on, or accompanying, the preliminary plan. This plan shall show all existing subdivisions, thoroughfares and tract lines. It shall also show the most advantageous connections between the thoroughfares in the proposed subdivision and those of the neighboring areas.
(15) Road names and the locations and scaled dimensions for all proposed roads, alleys, easements (with purpose stated), and areas to be reserved for parks, schools or other public uses.
(c) Supplementary Information.
(1) Statement of proposed use of lots, stating type of residential buildings with number of proposed dwelling units; type of business or industry; so as to reveal the effect of the development of traffic, fire hazards or congestion of population.
(2) Description of proposed covenants and restrictions.
(3) Location and approximate dimensions of all existing buildings.
(4) Statement explaining adequate source of water supply.
(5) If any zoning changes are contemplated by the subdivider, the proposed zoning should be outlined.
(6) For commercial and industrial development, the location, dimensions and approximate grade of proposed parking and loading areas, all thoroughfares, pedestrian walks and the points of vehicular ingress and egress to the development.
(7) Statement outlining method to be used and provisions to be made for flood control and drainage.
(8) Show existing and proposed information addressing the following areas where applicable:
A. Utility details;
B. Waterline valves and hydrants;
C. Sanitary manholes with sizes and inverts;
D. Storm sewers, manholes and catch basins;
E. 100-year flood plain contour;
F. Wetlands areas;
G. Environmental audit information; and
H. Storm permit application.
(9) In a letter accompanying the request for approval of the preliminary plan, the subdivider shall state the type of sewage disposal that the subdivider proposes to use. A connection to the municipal wastewater treatment plant and a municipal water system shall be required by the subdivider when deemed necessary by the Regional or Village Planning Commission, the appropriate Health Officer, or the Ohio EPA.
(Ord. 22-93. Passed 11-15-93.)
1185.03 APPROVAL OF PRELIMINARY PLAN.
(a) The Commission shall forward copies of the preliminary plan to such officials and agencies as may be necessary for the purpose of study and recommendation. These shall include at least the Zoning Inspector, Village Engineer, Board of Public Affairs and Council. After receipt of reports, if any, from such officials and agencies, the Commission shall determine whether the preliminary plan shall be approved, approved with modification or disapproved. Notice of such action shall be supplied to the subdivider. If a plan is disapproved, the reasons for such disapproval shall be stated in writing.
(b) The Commission shall act on the preliminary plan within thirty days after filing unless such time is extended by agreement with the subdivider or his agent. When a preliminary plan has been approved by the Commission, the President or Director of the Commission shall sign all copies of the plan and attach a notation thereto that the plan has received approval and return one to the subdivider for compliance with final approval requirements. Approval of the preliminary plan shall be conditional upon compliance with all other applicable statutes, regulations and resolutions of the Village.
(c) The Commission on its own initiative (or petition by a citizen or neighboring property owner) may, prior to acting on a preliminary plan of a subdivision, hold a public hearing thereon at such time and upon such notice as the Commission may designate.
(d) Approval of the preliminary plan shall confer upon the subdivider for one calendar year from the date of approval the guarantee that the general terms and conditions under which the approval was granted will not be affected by any changes and/or amendments to these Regulations.
(e) After receiving notice of the approval of the preliminary plan and prior to the filing of the final plat, the subdivider shall present to the Commission complete construction plans of all improvements to be constructed in the proposed subdivision. The Commission shall within seven working days after the filing of the above construction plans, transmit copies of these documents to the Village Engineer, Board of Public Affairs and Council for study and final recommendations. These three offices shall report to the Commission within fourteen working days. The Commission shall notify the subdivider of any recommended changes or suggestions so that the subdivider may prepare the final improvement plans, the final plat and the storm water permit for erosion control.
(Ord. 22-93. Passed 11-15-93.)
1185.04 PREAPPROVAL OF THE FINAL PLAT.
(a) General. The final plat will have incorporated all changes and/or modifications required by the Village Planning Commission. Otherwise, it shall conform to the preliminary plan. It may constitute only that portion of the approval preliminary plan which the subdivider proposed to record and develop at the time; provided that this portion conforms with all requirements of these Regulations.
(b) Application for Approval. An application for approval for the final plat shall be submitted on forms provided by the Commission, together with five copies of the plat and the supplementary information specified to the Village Planning Commission. The final plat shall be prepared by a qualified registered engineer or a qualified registered surveyor.
(c) Filing.
(1) The final plat shall be filed not later than twelve months after the date of approval of the preliminary plan; otherwise, it will be considered void unless a written extension is requested by the developer and granted by the Planning Commission.
(2) The final plat shall be considered officially filed after it is examined by the Village Engineer and is found to be in full compliance with the formal provisions of these Regulations.
(d) Approval Process.
(1) The Planning Commission shall take action on the final plat within thirty days after the plat has been officially filed. If the plat has not been acted upon within the thirty days by the Village Planning Commission it shall be deemed to have been approved. The certificate of the Commission as to the date of the final plat for approval, and the failure to take action within that time period, shall be sufficient in lieu of the written endorsement of the Planning Commission.
(2) If the final plat is disapproved, the reasons for this disapproval shall be stated in writing and a copy of the Commission's record shall be forwarded to the subdivider. The subdivider shall make the necessary corrections and resubmit for final approval.
(3) The subdivider shall be notified of the final approval of the plat by the Planning Commission. The subdivider shall then present the plat to Council for approval.
(e) Plat Contents. The final plat shall be legibly drawn in a waterproof ink on tracing cloth or other material of equal permanence. It shall be drawn at a scale not less than one inch per 100 feet, and shall be one or more sheets twenty-four inches by thirty-six inches in size. If more than one sheet is needed, each sheet shall be numbered and the relation of one sheet to another shall be clearly shown.
The final plat shall contain the following information:
(1) Name of the subdivision; location by section, range and township; date, north point, graphic and fractional scale.
(2) All plat boundaries with length of courses in feet and hundredths, bearings to not more than half-minutes.
(3) Bearings and distances to the nearest established street lines or other recognized permanent monuments, which shall be accurately described on the plat.
(4) Lines of adjoining streets and alleys with their width and names plus building setback lines.
(5) The radii, arcs, chords and chord bearings, points of tangency and central angles for all curvilinear streets and radii for rounded corners.
(6) All easements and rights of way provided for public services or utilities and any limitations of such rights of way or easements.
(7) All lot numbers and lines, with accurate dimensions in feet and hundredths, and bearings. The basis of bearings shall be stated on the plat.
(8) Accurate location of all monuments.
(9) Names and addresses of the subdivider and the registered engineer who prepared the plan.
(10) Accurate outlines of any areas to be dedicated or temporarily reserved for public use with the purpose indicated thereon.
(11) A list of all restrictions and covenants, if any, the developer intends to include in the deeds to the lots in the subdivision.
(12) Certification by a registered surveyor that the plan represents a survey made by him and that all monuments shown thereon actually exist and that their location is correctly shown.
(13) An acknowledgment by the owner or owners of his or their adoption of the plat and dedication of streets and other public areas.
(Ord. 22-93. Passed 11-15-93.)
(14) All existing and proposed utility information in plan and profile including water, sanitary, storm, electric, gas, telephone, cable, etc. Both existing and proposed ground and pavement elevations shall also be provided as part of the grading plan for the entire subdivision.
(Ord. 27-2002. Passed 10-7-02.)
(15) Space for approval by signature of owner, Village, and County officials, in accordance with the following:
A. Owner's 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 said 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 Sandusky ) On this day of , 19_, before me personally appeared , and acknowledged 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 Sandusky 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 through 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. Registered Surveyor # |
D. Village of Woodville Engineer.
I hereby certify that the pavements, utilities and other required improvements for the subdivision herein approved have been designed in accordance with the regulations and standards in effect, that I have estimated the cost of materials and construction and performance guarantees in the amount of $ , and that a surety or certified check for this amount has been posted with the to assure completion of all improvements in case of default. , 19__. Village Engineer I hereby certify that pavements, utilities and other required land improvements for the subdivision approved by the Planning Commission on have been designed in accordance with the regulations and standards in effect, that I have inspected the installation of the same and find all improvements have been installed in accordance with the drawings and specifications therefor, and that the utilities and pavements are in good repair. , 19__. Village Engineer |
E. Village of Woodville Planning Commission.
We hereby approve and accept this plat according to the subdivision rules and regulations for the Village of Woodville, Ohio, this day of , 19 __. CHAIRMAN SECRETARY |
F. Office of the Sandusky County Auditor.
Transferred this day of , 19 __. SANDUSKY COUNTY AUDITOR |
G. Office of the Sandusky County Recorder.
This plat filed for Record this day of 19 __ at .M. Recorded this day of , 19 , in Plat Book Page . SANDUSKY COUNTY RECORDER |
(f) Recording of Final Plat. After the final plat has been approved by the Village Engineer, Board of Public Affairs and the Planning Commission, and the necessary approvals endorsed in writing thereon, together with evidence of title, it may then be filed for recording of the Office of the County Recorder, as required by law.
(Ord. 22-93. Passed 11-15-93.)
1187.01 GENERAL.
Prior to the granting of final approval, the subdivider shall have installed or shall have furnished adequate bond for the ultimate installation of the improvements listed and described in this chapter. All of the required improvements shall be made in full compliance with the specifications for each of the various units of work as required by the Village and County Engineer, County Sanitary Engineer, and/or the County Board of Health, according to the nature of the improvements. All lots or parcels shall be fully improved (receive complete "improvements") across the entire front of the property benefited. All tap, permit and approval fees shall be the responsibility of the developer unless otherwise approved by the Village.
(Ord. 22-93. Passed 11-15-93.)
1187.02 STREET IMPROVEMENTS.
All streets and thoroughfares shall be graded to their full width, including side slopes and improved in accordance with the standards outlined or referred to in these Regulations.
(a) Subgrade. The subgrade shall be free of sod, vegetation matter or other similar material. Where poor subsurface drainage conditions exist, adequate drainage shall be installed. The subgrade shall be rolled with a roller of not less than ten tons in weight. Sub-base grade tolerance shall be not less than one-half inch in sixteen feet. Sub-base construction shall be subject to the approval of the Village Engineer. Sub-base shall be reinforced where required at the direction of the Village Engineer, including increased sub-base material or geotextile fabrics. Compaction shall be at ninety-eight percent (98%).
(b) Width of Pavement. The width of pavement will vary, depending upon the character of the development served and the amount of traffic expected to utilize the street. The following are the minimum street pavement widths:
Type of Street | Width of Pavement (feet) |
Major streets and highways | 36 |
Local street serving medium to high density suburban development | 30 - parking on one side |
Residential streets | 26 - no parking |
Alleys | 12 |
(c) Pavement Design. Minimum pavement design calculations shall be submitted with the soils report, typical section and any alternates considered for the Village Engineer's approval, by the developer's engineer. Minimum pavement design shall be one and one-half inch 402, two-inch 404 and eight and one-half inch 304 base.
(d) Time of Construction. The Village Engineer reserves the right to determine the proper time for the application of the surface course; but in no event will the subdivider be required to defer the construction of the surface course for a period in excess of that specified by the Village Engineer for the completion of the required improvements as provided in Section 1187.10. The subdivider shall give prior notice to the Village Engineer as to the time when the construction of the base and surface courses is to be started so that the work may be performed under the supervision of the Village Engineer or his duly authorized agents.
(e) Curbs and Gutters.
(1) Curbs or curbs and gutters shall be required in all subdivisions.
(2) Curbs may be of the wall type or may be combined with gutters built of concrete. Curbs shall be constructed in conformance with the current "Construction and Material Specifications" of the Department of Highways, State of Ohio, as they may pertain to this type of improvement.
(3) Curbs shall be six-inch straight curb, or curb and gutter combination.
(Ord. 22-93. Passed 11-15-93.)
1187.03 SIDEWALKS.
Concrete sidewalks having a minimum width of four feet and having minimum thickness of four inches and six inches at drives shall be installed along both sides of all streets. Sidewalks shall be installed within one year of completed project with posting of the proper bond or letter of credit. This period may be extended by approval of the Planning Commission by request of the developer and proof of the continuing guarantee.
(Ord. 22-93. Passed 11-15-93.)
1187.04 DRAINAGE.
All necessary facilities, including underground pipe, inlets or catch basins, as determined by the Village and/or County Engineer, shall be installed to provide for the adequate disposal of subsurface and surface water and maintenance of natural drainage courses. All storm drainage facilities within the subdivision shall connect to an adequate drainage outlet. A drainage plan shall be submitted simultaneously with the plat of any subdivision, showing the proposed scheme of surface drainage and when approval has been given, the drainage system shall be constructed in conformance with the approved plan. Construction shall be subject to inspection and approval by the Village or County Engineer. All new developments shall be required to install a perimeter drainage tile along the rear of all lots.
Approval of the drainage system does not constitute acceptance by the Village or County of that system for maintenance purposes. These systems may become public watercourses under Ohio R.C. Chapter 6131.
(a) Storm Sewers and Storm Water Drainage. A drainage system adequate to serve the needs of the entire subdivision will be required in the new subdivisions. Where an adequate public storm sewer main is available at the plat boundary, the subdivider shall construct a storm sewer system and connect with such storm sewer main. If such storm sewer systems are not accessible, adequate storm water drainage shall be provided by drainage channels with easements of adequate width and/or a combination of on-site retention and drainage conveyances as determined by the Village and County Engineer.
(b) Culverts and Bridges. When drainage channels intersect any street right of way, it shall be the responsibility of the subdivider to have satisfactory bridges and culverts designed and constructed. Where culverts are required, the following minimum requirements shall be observed.
(1) All culverts shall extend across the entire right-of-way width of the proposed road. The minimum diameter of a culvert pipe shall be eighteen inches. Head walls depending on existing drainage conditions may be required.
(2) Driveway culverts shall have a minimum length of twenty feet. The minimum diameter of driveway culverts shall be twelve inches. The driveway culverts shall be laid so as to maintain the flow line of the ditch or gutter. Head walls may be required.
(Ord. 22-93. Passed 11-15-93.)
1187.05 MONUMENTS.
Permanent monuments shall be accurately set and established at the intersections of all outside boundary lines of the plat; at intersections of these boundary lines with all street lines; at diagonally opposite corners of each street intersection; at the beginning and end of all curves; at points on curves where the radius or direction changes; and at such other points as are necessary to establish definitely all lines of the plat, except those outlining individual lots. In general, permanent monuments shall be placed at all critical points necessary to correctly lay out any lot in the subdivision. Monuments on the perimeter survey shall consist of six inch round or square concrete posts at least four feet long, flush with surface and carrying a point marker in the top surface.
(Ord. 22-93. Passed 11-15-93.)
1187.06 STREET NAME SIGNS.
Street name signs, of a type similar to those in use throughout the Village shall be erected at all intersections. The location of signs shall be approved by the Village Engineer.
(Ord. 22-93. Passed 11-15-93.)
1187.07 WATERLINES.
(a) Specifications. The location of any waterlines within the right of way shall be approved by the Village Engineer. Where public water supply is available as determined by the Board of Public Affairs, the subdivider or developer shall construct a system of water mains and connect with this public water supply and provide a connection for each sublot. Plans for public water supplies shall be submitted to and approved by the Ohio Environmental Protection Agency as required by Ohio R.C. 6111.44 and the local authority having this jurisdiction. All public waterlines will be a minimum eight inches, and larger where master plan sizing is dictated by potential development. All waterlines should be looped where possible. All waterlines will include the installation and proper spacing of valves and hydrants per the approval of the Village Engineer.
(b) Public Water Distribution Systems. Public wells and other public water distribution systems shall meet the requirements of the State Department of Health as cited in Sections 3701.18 to 3701.21, inclusive, of the Revised Code, Title XXXVII, Health-Safety-Morals of the State of Ohio.
(c) Location and Construction of Individual Private Wells. Individual private water wells may be used within a subdivision in lieu of a public water supply distribution system when it can be reasonably shown that such wells will be properly installed, located and properly isolated from all possible sources of contamination. In determining such factors, the regulations and/or laws in effect by the Ohio Department of Health, Ohio Environmental Protection Agency, Ohio Department of Natural Resources or the local Board of Health shall be employed by the subdivider or developer. No individual water wells shall be provided within a subdivision without the expressed written approval of the regulatory agency having jurisdiction.
(Ord. 22-93. Passed 11-15-93.)
1187.08 SANITARY SEWERS.
(a) Location of sanitary sewers within a right of way shall be approved by the Village Engineer. All subdivisions shall be served by the extension of an existing public sanitary sewer and the subdivider or developer shall provide a system of sanitary sewer mains and shall provide lateral connections for each. Whenever main lines are installed, sewer taps shall be extended to right-of-way lines and properly plugged. Connections to public sanitary sewer lines shall be subject to the approval of and according to the specifications of the Village Engineer and the Ohio Environmental Protection Agency as required by Ohio R.C. 6111.44.
(Ord. 22-93. Passed 11-15-93.)
1187.09 OTHER IMPROVEMENTS.
(a) Electrical service, including street lighting, gas mains and other utilities should be provided within each subdivision. All electrical service will be overhead or underground based on the current Village policy unless the developer opts to pay the additional charges and the Village approves this improvement and is willing to assume maintenance responsibility.
(b) The subdivider will contact the Soil and Water Conservation District and submit the subdivision plan for review and comments. The Soil and Water Conservation District will review the plans in regards to preventing erosion and sedimentation and will make written comments to the subdivider and the Village Planning Commission.
(c) Trees will be planted along streets with the type, size and location determined by the Village Tree Commission or the appointed representative. (Minimum of one tree per typical lot.)
(Ord. 22-93. Passed 11-15-93.)
(Ord. 22-93. Passed 11-15-93.)
1187.10 IMPROVEMENTS BOND.
The improvements and standards therefor described in this chapter have been adopted by the Village at a meeting on November 15, 1993 and no final or official submittal of any subdivision shall be approved unless the improvements listed in the sections of this chapter have been satisfactorily completed prior to such approval or the subdivider shall file with the Village Attorney a surety bond, cashier's or certified check, the amount and character of which shall be approved by the Village Engineer, for improvements. This bond guaranteeing to the Village that such improvements will be constructed and completed in a satisfactory manner and within a period specified by the Village Engineer, but such period shall not exceed two years. Such bond or checks shall be approved by the Village Attorney and shall be made payable to, and enforceable by, Council. Upon satisfactory completion of the improvements and approval of the same in writing by the Village Engineer, and with the presentation of letters of certification of payment in full of all contractors, subcontractors, suppliers of materials, engineers, surveyors and all inspection fees or other fees incurred by the installation of the improvements by the subdivider, the bonds may be released in writing by the Fiscal Officer, or the cashier's or certified check may be returned to the developer.
(Ord. 22-93. Passed 11-15-93.)
1187.11 PROVISIONS FOR MAINTENANCE AND OPERATION.
Where the subdivision contains sewers, drainage systems, water supply systems, park areas or other physical facilities necessary or desirable for the welfare of the area and which are of common use or benefit and which are of such character that the Village or other public agency does not desire to maintain them, then provisions shall be made by trust agreements, which are a part of the deed restrictions and which are acceptable to the Planning Commission and the Village and/or County Sanitary Engineer or acting Sanitary Engineer for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivisions.
(Ord. 22-93. Passed 11-15-93.)
1187.12 VARIANCES.
Where topography and other physical conditions make full compliance with the minimum required improvements of Chapter 1187 an undue hardship upon the owner, the Commission may refer the problem of compliance to the Village Engineer for recommendations as to permissible variances.
(Ord. 22-93. Passed 11-15-93.)
1187.13 PRELIMINARY GRADING.
(a) Preliminary grading of all lots within the subdivision shall be completed prior to final plat acceptance by the Village. Preliminary lot grading shall be completed in accordance with the approved proposed grading plan for the subdivision as follows:
(1) All street right-of-ways shall be graded to meet the proposed ground elevation shown on the approved proposed grading plan for the subdivision.
(2) All front, side and rear lot lines for each lot shall be graded to meet the proposed ground elevations shown on the approved proposed grading plan for the subdivision.
(3) All building/dwelling location ground areas of each lot shall be graded to within twelve inches of the approved proposed grading plan elevations. In no event shall the proposed building/dwelling location ground areas of the lot be graded to an elevation higher than which is shown on the approved proposed grading plan for the subdivision.
(4) All lots shall be graded and maintained to provide positive drainage to the proposed drainage system for the subdivision.
(b) Upon completion of the preliminary grading of all lots, a preliminary grading as- built drawing of the subdivision shall be provided for review by the Village Engineer. The preliminary grading as-built drawing shall be completed and certified by the developer’s engineer or surveyor showing both proposed elevations and as-built preliminary grading elevations based on post grading as-built survey field measurements.
(Ord. 27-2002. Passed 10-7-02.)
1189.01 GENERAL.
The arrangement, character, extent, width and location of major, secondary and minor streets or highways shall conform with the provisions of these Regulations. Other streets shall conform to the recommendation of the Village Planning Commission based on existing and planned streets, topography, public safety and convenience and proposed uses of land.
(Ord. 22-93. Passed 11-15-93.)
1189.02 STREETS.
(a) Design and Arrangement.
(1) The arrangement of streets in new subdivisions shall make provision for the continuation of the principal existing streets in adjoining area (or their proper projection where adjoining land is not subdivided) insofar as they may be deemed necessary for public requirements. All stub streets shall be improved with a two-foot buffer strip which is unimproved and includes a proper reflective guard rail and posts per ODOT standards. Every subdivision shall have access to a public right of way, as required by Ohio R.C. 5553.02.
(2) The street and alley arrangement shall be such as not to cause hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it. Residential streets shall be so designed as to discourage through traffic, but offset streets should be avoided.
(3) The angle of intersection between minor streets and major streets should not vary by more than ten (10) degrees from a right angle. All other streets should intersect each other as near to a right angle as possible and no intersection of streets at angles of less than seventy (70) degrees shall be permitted.
(4) Residential streets shall be designed to discourage through traffic which may otherwise use secondary or major highways, and whose origin and destination are not within the subdivision. Residential streets extending for considerable distance, parallel to any secondary or major street, should be avoided.
(b) Alignment.
(1) Vertical. For main thoroughfares profile grades shall be connected by vertical curves of a minimum length equivalent to twenty times the algebraic difference between the rates of grade, expressed in feet per hundred; for secondary and minor streets and alleys, fifteen times.
(2) Minimum horizontal. Radii of centerline curvature:
Main thoroughfares | 12 degrees | 475 ft. |
Secondary thoroughfares | 19 degrees | 300 ft. |
Minor streets | 28 degrees | 200 ft. |
A minimum fifty foot tangent shall be introduced between reverse curves.
(3) Visibility requirements.
A. Minimum vertical visibility (measured four and one-half feet eye level to tail light eighteen inches above ground level).
1000 ft. on main thoroughfares |
500 ft. on secondary thoroughfares |
200 ft. on minor streets |
B. Minimum horizontal visibility shall be:
500 ft. on main thoroughfares measured on centerline |
300 ft. on secondary thoroughfares measured on centerline |
200 ft. on all other streets measured on centerline |
(c) Street and Alley Width.
(1) The width of all major thoroughfares shall be a minimum of sixty-six feet or as may be specified in a thoroughfare plan.
(2) The minimum right-of-way widths of all other streets shall be sixty-six feet.
(3) The minimum width of right of way in single- and two-family districts shall be sixty-six feet and the pavement width shall be twenty-six feet, except where there are unusual topographical or other physical conditions, the Village Planning Commission may require a greater width for a minor street. The right-of-way width of minor streets serving multiple dwellings shall be sixty-six feet and the pavement width shall be twenty-six feet.
(4) Dedication of half-streets shall not be permitted. Where a dedicated or platted half-street or alley exists adjacent to the tract being subdivided, the other half shall be platted, if deemed necessary by the Commission.
(5) Alleys shall not be permitted in single- or two-family districts. They may, however, be required in multiple dwelling developments where they should have a minimum right-of-way width of twelve feet. Alleys are required in the rear of all commercial and industrial lots, if no other provisions are made for adequate service access or for parking. The rights of way of such alleys shall be not less than twenty feet and dead-end alleys shall not be permitted.
(d) Cul-de-sacs. Cul-de-sacs shall require 120 foot diameter right of way with 100 foot diameter pavement and maximum length of 600 feet. Islands shall not be permitted.
(e) Dead-end Streets. Dead-end streets, designated to be so permanently, shall not be permitted.
(f) Street Grades. Street grades shall not be less than one-tenth of one percent (.1%) and shall not exceed the following width due allowances for reasonable vertical curves.
Main or arterial highway 5% |
Secondary thoroughfares 6% |
Minor streets and alleys 8% |
(g) Easements. Easements of at least ten feet in width shall be provided on each side of all rear lot lines and along side lot lines, where necessary, for poles, wires, conduits and gas mains. Additional width may be required for necessary access to the utility involved. Easements may also be required along or across lots where engineering design or special conditions may necessitate the installation of water and sewer lines outside public rights of way. For lots facing on curvilinear streets, the rear easement should consist of straight lines with a minimum number of points of deflection. Easements along rear lot lines should be twenty feet where control of the property is outside of the subdivision.
(h) Block. No block shall be longer than 800 feet nor less than 400 feet, except in unusual circumstances. Where a subdivision adjoins a major highway, the greater dimension of the block shall front along such major highway to minimize the number of points of ingress or egress.
(i) Lots.
(1) The lot arrangement and design shall be such that sublots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development.
(2) All side lines of lots shall be at right angles to street lines and radial to curved street lines except where a variation to this rule will provide a better street and sublot layout. Lots with double frontage shall be avoided.
(3) No lot shall have less area or width than is required by the Village zoning regulation applying to the area in which it is located.
(4) Lots which cannot reasonably be served by a public or private sanitary sewer and are not within reasonable distance of a public or private water supply main, shall have a minimum width of 100 feet, measured at the building line and a minimum area of 20,000 square feet or as may be required by regulations of the Board of Health.
(5) In case of soil conditions or other physical factors which may impair the health, welfare and safety of the neighborhood in which the subdivision may be located, upon recommendation of the Sandusky County Board of Health or Village Engineer, the Commission may require large lot widths and lot areas as deemed necessary.
(6) No corner lot shall have a width at the building line of less than seventy- five feet. Either of the two sides of a corner lot fronting on a street may be designated the front of a sublot, provided the rear yard shall always be opposite the frontage so designated. Setbacks for residential corner lots shall be thirty-five feet minimum in both directions unless existing homes adjacent to the corner lot are less and development would be inconsistent. This would require concurrence by the Planning Commission.
(7) All corner lots, be they at the intersection of the rights of way of two streets or of an alley and a street, shall have a curve with a minimum radius of twenty feet joining the two sidelines of such rights of way.
(8) Orientation of all homes will be parallel to right-of-way lines except at cul- de-sacs where orientation shall be radial.
(j) Street Names. Where new names are required for new streets in unincorporated areas, the names shall meet with the approval of the Planning Commission. Continuations of existing streets shall carry the identical name as the existing street.
(k) Acceptance of Streets.
(1) The approval of a plat by the Planning Commission shall not be deemed to be an acceptance of the dedication of any public street, road or highway dedicated in such plat, per Ohio R.C. 711.041.
(2) The Planning Commission shall, upon written request by the owner of the land upon which the street has been constructed, instruct the Village Engineer to check the construction and if the Village Engineer finds that such street has been constructed in accordance with the specifications set forth on the approved plat, and that such street is in good repair, then the Planning Commission may recommend acceptance of the street for public use by Council (Ohio R.C. 711.091). Posting of a one-year maintenance bond, letter of credit or performance bond shall be required prior to Village acceptance.
(Ord. 22-93. Passed 11-15-93.)
1189.03 BUILDING LINES AND EASEMENTS.
(a) Building Lines.
(1) Where the subdivided area is not under zoning control and is to be used for residential purposes, the building lines shall be established at a minimum of thirty-five feet from the road or street right of way.
(2) Restrictions requiring greater setbacks than the above may be required for commercial and industrial uses as determined by the Planning Commission.
(b) Easements. Easements of at least ten feet in width shall be provided on each side of all rear lot lines and along side lot lines, where necessary, for poles, wires, conduits and gas mains. Easements may also be required along or across lots where engineering design or special conditions may necessitate the installation of water and sewer lines outside public rights of way. For lots facing on curvilinear streets, the rear easement should consist of straight lines with a minimum number of points of deflection.
(Ord. 22-93. Passed 11-15-93.)
1189.04 PUBLIC SITES AND OPEN SPACES.
(a) Easement Along Streams. Whenever any stream or important surface drainage course is located within the area being subdivided, the subdivider shall provide a permanent easement dedicated to the proper authority for the purpose of widening, deepening, relocating, improving or protecting the stream for drainage of public use. The width of such easement shall be as determined by the Village Engineer.
(b) Land Subject to Flooding or Containing Poor Drainage Facilities. The right is reserved to disapprove any subdivision which is subject to periodic flooding or which contains extremely poor drainage facilities. The 100-year flood plain, floodway elevations and contours shall be shown on the preliminary drawings. However, if the subdivider agrees to make such improvements as will make the area completely safe for residential occupancy, the subdivision may be approved, subject, however, to approval of the Village Engineer and Planning Commission.
(c) Parks and Open Spaces.
(1) Due regard shall be shown for preserving outstanding scenic, historic and cultural features as determined by the Planning Commission.
(2) If a subdivider divides ten or more acres in a subdivision, the Village shall require one of the following options:
A. Where parcels are greater than thirty acres, the developer will dedicate a minimum of five percent (5%) of the net area of the subdivision as open space. The dedicated area shall meet with the approval of the Park Board or, where parcels are less than thirty acres or where the Planning Commission determines that it would prefer, the developer shall:
B. Donate a fee equivalent to five percent (5%) of the fair market value of the land for acquisition of open space and recreation purposes.
(3) If adjacent land is subdivided, the sum of all areas subdivided after adoption of the revisions to the Subdivision Regulations, will form the total acreage of the subdivision.
(4) Any lands that have been dedicated to open space purposes through this program may be transferred to suitable public park agencies, non-profit homeowners' and renters' associations or the Sandusky County Board of Park Commissioners, at the discretion of the Planning Commission, subject to acceptance by the receptive agency, with the provisions that the recipient agency shall be responsible for the maintenance appropriate to the designated lands.
(Ord. 22-93. Passed 11-15-93.)
1191.01 RECORDING OF A PLAT.
No plat of any subdivision shall be entitled to be recorded in the Office of the County Recorder or have any validity until it shall have been approved in the manner prescribed in these Regulations. In the event any such unapproved plat is recorded, it shall be considered invalid and the Commission shall institute proceedings to have the plat stricken from the records of Sandusky County.
(Ord. 22-93. Passed 11-15-93.)
1191.02 SALE OF LAND WITHIN SUBDIVISIONS.
No owner or agent of the owner of any land located within a subdivision shall transfer, sell, agree to sell or negotiate to sell any land by reference to, exhibition of or by the use of a plan or plat of a subdivision before such plan or plat has been approved and recorded in the manner prescribed in these Regulations. Any sale or transfer contrary to the provisions of this section is void. 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. 22-93. Passed 11-15-93.)
1191.03 PERMITS.
(a) Building or repair permits shall not be issued for any structure on a lot in a subdivision for which a plat has not been approved and recorded in the manner prescribed in these Regulations.
(b) No owner or agent of the owner of any land shall be entitled to a permit for the installation of wells and septic tanks upon any lots in a subdivision for which a plat has not been approved and recorded in the manner prescribed in these Regulations.
(c) All permits, approvals and fees will be the developer's responsibility, including, but not necessarily limited to:
(1) Corps of Engineers;
(2) Storm water NPDES permit;
(3) EPA - water and wastewater approvals;
(4) Health Department; and
(5) All utilities.
(Ord. 22-93. Passed 11-15-93.)
1191.04 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 re-submitted to the Commission.
(Ord. 22-93. Passed 11-15-93.)
1191.05 FEES.
(a) At the time of submitting a preliminary plan, the subdivider shall pay a filing fee. Council shall establish a schedule of fees, charges and expenses, and a collection procedure for these fees. The schedule of fees shall be posted in the office of the Fiscal Officer, 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.
(b) The filing fee shall be paid in legal tender or by check or money order made payable to the Village of Woodville, Sandusky County, Ohio, and deposited with the Fiscal Officer.
(c) In the event that a preliminary plan is disapproved by the Planning Commission before any physical inspection has been made of the site, then the Commission may, at its discretion, order that the developer be refunded an amount not to exceed one-half of the filing fee paid to the Fiscal Officer.
(Ord. 22-93. Passed 11-15-93.)
1191.99 PENALTY.
(a) Whoever violates any rule or regulation adopted by the legislative authority of a municipal corporation 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, 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 the County in which the land lies relative to which such violation occurred, by legal representative of the Village, in the name of such Village, and for the use thereof.
(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 the Village.
(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 sold, to be recovered with costs in a civil action by the prosecuting attorney in the name and for the use of the Village. 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.
(d) Any person who disposes of, offers for sale or leases 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 by the prosecuting attorney in the name and for the use of the Village.
(Ord. 22-93. Passed 11-15-93.)
APPLICATION FOR PRELIMINARY PLAN APPROVAL
Village of Woodville
Sandusky County, Ohio
Date Application No. 1. NAME OF SUBDIVISION Location: Section Township Map: Preliminary Resubmitted Preliminary 2. SPONSORS OF THE SUBDIVISION Name of Applicant Address Phone Name of Employer Address Phone 3. SUBDIVISION PRELIMINARY PLAN INFORMATION Type of Development Proposed Present Zoning District Proposed Zoning Changes Total Areal (acres) Number of Proposed Lots Are Public Utilities available in the area? Streets Water Storm Drainage Is any part of the proposed subdivision located in an area subject to flooding? Are map elevations based on USGS datum? Type of Sewage Disposal proposed Are deed restrictions proposed? (if yes, please attach copy) List all proposed improvements within the subdivision: List all material submitted with this application: Date Signature of Applicant -------------------------------------------------------------------------------------------------------- (For use of Village Planning Commission) Received by Date Action by Planning Commission If plat rejected, reason(s) for rejection: Date President, Village Planning Commission |
PRELIMINARY PLAN CHECKLIST
Village of Woodville
Sandusky County, Ohio
Date Application No. SUBDIVISION The following item(s) (does, does not) conform with the requirements of the Village Subdivision Regulations: Does Does Not 1. Name of Subdivision (no duplication permitted) 2. Location 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 l 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 11. Location, width, and names 12. Location and dimensions of existing streets, right-of-ways, easements 13. Corporation, township, range, section lines 14. Location of existing utilities including sewers, water lines, and communication lines or poles, including all valves, hydrants, manholes, etc. 15. Layout, names and widths of proposed streets or easements and proper dedications 16. Layout and approximate dimensions of all lots 17. Building setback lines 18. Survey monuments of adjacent properties 19. Parks and open spaces 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. Required certifications 25. Environmental audit 26. Wetlands delineation 27. 100-Year flood plain elevation and contour |
TECHNICAL DESIGN AND IMPROVEMENT CHECKLIST
Village of Woodville
Sandusky County, Ohio
Date Application No. SUBDIVISION Does Does NA Not General 1. Conformance with major street plan 2. Conformance with zoning regulations 3. No flood hazards 4. Acceptable natural drainage and erosion control 5. Steep 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, 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 26. Repair of Pavement 27. Streets for industrial subdivisions 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 Other 45. Parks and Open spaces 46. Type of water supply 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 57. Storm permit application (Notice of Intent) 58. OEPA approval - sanitary 59. OEPA approval - water 60. Wetlands delineation 61. Environmental audit certification 62. 100-Year flood plain contours 63. Manhole spacing 64. Sanitary sewer stubs 65. Sanitary details 66. Water details 67. Water valves 68. Water hydrants 69. Storm details 70. Catch basins and manholes |
APPLICATION FOR FINAL PLAT APPROVAL
VILLAGE OF WOODVILLE
Sandusky County, Ohio
Date Application No. 1. Name of Applicant Address Phone 2. Name of Engineer Address Phone 3. Name of Subdivision 4. Date Preliminary Plat Approved 5. Was a zoning change requested? 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 or county official. 6. Do you propose deed restrictions yes no If yes, please attach a final copy. 7. List other materials submitted with this application: Item No. a. b. c. d. e. f. (For use of Village of Woodville Planning Commission only) Date Received Action Comments Date President, Village Planning Commission NOTE: This form must be submitted to the County Auditor for transfer and the County Recorder for recording. |
FINAL PLAT CHECKLIST
VILLAGE OF WOODVILLE
Sandusky County, Ohio
Date Application No. SUBDIVISION The following item(s) (does, does not) conform with the requirements of the Village Subdivision Regulations: Does Does Not 1. Submitted within 12 months of preliminary approval 2. Conforms to preliminary plat and incorporates suggested changes 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. Names and address of owner, surveyor and engineer 9. Accurate survey data - 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 certificates |
CODIFIED ORDINANCES OF WOODVILLE