(A) The concept plan shall precede or accompany and supplement the subdivision improvement plan and plat of subdivision. Its purpose is to show all facts needed to enable the Planning Commission and the administrative officers of the village and county to determine whether the proposed layout of the land in question and the proposed public improvements are in compliance with this chapter and are satisfactory from the standpoint of the public interest.
('69 Code, § 152.02)
(B) The concept plan and the subdivision improvement plan must be made by a qualified technician trained in the layout of subdivisions. All required engineering and surveying work must be performed by or under the supervision of a registered engineer or surveyor, as the case may be, in accordance with R.C. §§ 4733.01 et seq.
('69 Code, § 152.02)
(C) Purpose. Each individual subdivider's blueprint of today becomes a permanent part of the community tomorrow. It is the objective of the Planning Commission to see to it that the combination of many such blueprints will not result in a formless patchwork, but rather in a unified pattern for an attractive, economical, and durable neighborhood. In order to achieve this purpose, the Village Planning Commission has adopted and administers design standards for subdivisions. All subdivisions shall meet the design standards set forth in division (D) below.
(D) General requirements.
(1) Master plan. Streets shall conform substantially to the street plan being utilized by the Village Planning Commission.
(2) Neighborhood plan. If a tentative plan has been prepared by the Planning Commission for the neighborhood of the proposed subdivision, the street system of the latter shall in general conform thereto.
(3) Physical features. Streets shall be platted with appropriate regard for topography, creeks, wooded areas, and other natural features which would enhance attractive development.
(4) Existing streets. Existing streets (constructed or recorded) in adjoining territory shall be continued at equal or greater width and in similar alignment to streets proposed in the subdivision, unless variations are recommended by the Planning Commission.
(5) Circulation. The street pattern shall provide ease of circulation within the subdivision as well as convenient access to adjoining streets, thoroughfares, or unsubdivided land, as may be required by the Planning Commission. Where a street will eventually be extended beyond the plat but is temporarily dead-ended, an interim turnaround may be required.
(6) Unsubdivided portion of tract. If the plat to be submitted includes only part of the tract owned by the subdivider, the Planning Commission shall require a sketch of a tentative future street system for the unsubdivided portion.
(7) Street intersections. Streets shall intersect as nearly at right angles as possible.
(8) Cul-de-sacs. Cul-de-sacs shall not be longer than 800 feet, unless necessitated by topography or other circumstances beyond the subdivider's control.
(9) Alleys. Except where justified by special conditions, alleys will not be approved in residential districts. At an intersection of alleys, a five-foot chord shall cut off each corner. Dead-end alleys are prohibited.
(10) Street-half. The street layout shall be planned to avoid half-streets, if possible. Where there exists a dedicated or platted half-street adjacent to the tract to be subdivided, the other half shall be platted if deemed necessary by the Planning Commission.
(11) Utility easements. Where utilities are located outside of street right-of-way lines, easements shall be provided. Easements along rear or side lot lines are preferable where possible.
(E) The developer shall:
(1) Discuss the proposed plan of subdivision, while still in sketch form, with the staff of the Regional Planning Commission and with the Village Engineer, noting:
(a) The relation of the tract to the Master Plan and other official plans;
(b) The external factors having a significant relation to the subdivision design;
(c) The availability of sanitary sewers and stormwater mains; and
(d) Compliance with the rules and regulations in this chapter including the design standards set forth in § 155.08.
(2) Discuss proposed methods of:
(a) Sanitary sewage disposal and storm drainage at the office of the Village Engineer;
(b) Water supply at the office of the Greater Cincinnati Water Works Department.
(F) The developer shall prepare a concept plan giving consideration to the items noted above.
(1) Concept plan contents. The concept plan shall be drawn at a scale either 100 feet to the inch or 50 feet to the inch. Concept plans shall be on one or more sheets 24 by 36 inches in size and shall be clearly and legibly drawn. The concept plan shall contain the following information (all of the following shall be required for a completed application):
(a) Proposed name of the subdivision, which shall not duplicate or closely approximate the name of any other subdivision in the county.
(b) Location by section, town, range or military survey number, township, county, and state.
(c) Names, addresses, and telephone numbers of the owner, subdivider, the registered surveyor who prepared the plat, and the registration number and seal of the surveyor.
(d) Date of survey, which shall be the date of topographic, aerial, or any other type of survey that is the basis for the concept plan.
(e) Scale of the plat, north point, and date.
(f) Boundaries of the subdivision, indicated by a heavy line, and its acreage.
(g) Names of adjacent subdivisions, owners of adjoining parcels of unsubdivided land, and the location of their boundary lines.
(h) Locations, widths, and names of existing streets, railroad rights-of-way, easements, parks, permanent buildings, corporation and township lines; the location of wooded areas and other significant topographic and natural features within the subdivision whose presence and accurate location need to be known in order for decisions regarding the subdivision to be made. The general limits of any wet or flood-prone areas shall be shown.
(i) Zoning classification of the tract and adjoining properties and a description of proposed zoning changes, if any.
(j) Existing topography with contours shown at an interval of not greater than two feet if the slope of ground is 15% or less, and not greater than five feet where the slope is more than 15%. Elevations are to be based on sea level datum and the nearest benchmark shall be specified and described. The existing topography shall be shown for an area extending a minimum of 200 feet beyond the boundaries of the subdivision.
(k) Existing and proposed sewers, water lines, storm water drainage facilities, and power and transmission lines, within and adjacent to the tract. Utility and cable television lines within the tract shall be underground unless otherwise approved by the Planning Commission.
(l) Proposed location of fire hydrants.
(m) Location, names, and widths of proposed rights-of-way, streets, and easements.
(n) Front building setback lines.
(o) Layout and number of lots, and approximate sizes and approximate dimensions of each lot. When a lot is located on a curved street or when side lot lines are not radial or perpendicular to street lines, the width at the front building setback line shall be shown.
(p) Parcels of land to be reserved for public use or to be reserved by covenant for residents of the subdivision. The approximate size of these parcels shall be noted.
(q) A vicinity map at a scale of not less than 2,000 feet to the inch. This map shall show all existing roads and an outline of the subdivision.
(r) Location of all existing buildings and an indication as to whether or not they will be retained.
(s) Description of proposed covenants and restrictions.
(t) The location of water supply and wastewater disposal systems which are proposed for the subdivision.
(u) A copy of a United States Geological Survey (USGS) map at a scale of 2,000 feet to the inch on which the watershed within which the subdivision is located is delineated. Accompanying the map shall be data indicating the amount of land, by zoning classification, which drains onto the property within the subdivision.
(v) A schedule outlining the order of development of each section of the subdivision.
(Ord. C-611, passed 2-9-87)