All public improvements shown on the subdivision improvement plan are the responsibility of the subdivider. All public improvements shall be installed in accordance with the standards and specifications of the village and Hamilton County. Unless otherwise specifically provided, inspection of the construction of the improvements shall be by the village and paid for by the subdivider. The following improvements are required to be constructed.
(A) Water mains. All water main and fire hydrant installations shall be designed and installed in accordance with standards and specifications of the Cincinnati Water Works and under its supervision and inspection. All permits for this work shall be obtained directly from the appropriate department of the City of Cincinnati.
(B) Sanitary sewers. Subdivisions should be provided with a complete sanitary sewer system connected to the sanitary sewer trunk system. Each lot shall be provided with a lateral connection to the sanitary sewer. All sewer installations shall be designed and installed in strict accordance with standards and specifications of the county.
(Am. Ord. C-483, passed 4-9-79)
(C) Storm water management and drainage system. Subdivisions shall be provided with a storm water management system adequate to serve the platted area and meeting the requirements of Ch. 156.
(D) Curbs and gutters. All streets shall have concrete curbs and gutters which shall conform to the standard pavement drawing setting out the specifications for combined curb and gutter, key joint, longitudinal section of curb, and half-section with curb and gutter and sidewalk on file at the office of the Village Clerk which are by this reference incorporated herein.
(E) Grading. The entire right-of-way of all streets, including side streets, shall be graded.
('69 Code, § 152.06(D))
(F) Street name signs. Street name signs shall be provided at all street intersections or where a change of direction of a street requires a change of street name. The signs shall be of the size and type approved for use by the village.
(G) Backfill requirements.
(1) All excavations for any purpose under street pavement, sidewalks, or under the area to be paved, shall be backfilled with granular material meeting the requirements of 310 material as per the state construction and material specifications. No paving operation shall be permitted until all excavations have been backfilled, compacted, inspected, and approved.
(2) All trenches made in the subgrade of the proposed roadbed or sidewalk area, and all trenches parallel to the roadway where the edge of the trench is nearer than one foot to the edge of the proposed pavement or the proposed curb, shall be backfilled with granular material. All transverse trenches shall be backfilled two feet outside the limits of the proposed roadbed of the pavement.
(3) Granular material used for bedding and backfilling shall be compacted under and around the conduit and to the top of the trench in layers not to exceed four inches in thickness with mechanical tampers. Granular material may be compacted with water if satisfactory drainage is provided for the free water. When compacting with water the granular material may be deposited in ponded water, or it may be placed in layers not to exceed 12 inches loose depth and each layer thoroughly saturated with water. The material shall be filled and compacted to the final grade, line, and cross section of the subgrade as shown on the improvement plan. The granular material shall be compacted to 95% of its maximum laboratory dry weight.
(4) Trenches in areas in the unimproved portion of the right-of-way shall be backfilled with suitable soil placed in layers not to exceed four inches in thickness and compacted with mechanical tampers. The soil shall be compacted to 95% of its maximum laboratory dry weight. Granular material may be used in backfilling these trenches. The granular material shall be placed and compacted as mentioned above.
(H) Pavements. All street pavements shall be designed and installed in strict accordance with village standards and specifications, except that the type of pavement shall conform to the appropriate standard pavement drawing setting out typical sections of streets required for subdivisions in the village which drawings are on file at the office of the Village Clerk which are by this reference incorporated herein.
('69 Code, § 152.06(C)) ('69 Code Exhibit I)
(I) Dimensional standards.
(1) Minimum right-of-way widths.
(a) Thoroughfares, as indicated by the adopted master plan.
(b) Local streets: 60 feet. All cul-de-sacs shall terminate in a circular area with a minimum diameter of 96 feet, unless the Commission approves a "T" or "Y" type of turning facility.
(c) Alleys: 26 feet
(d) Crosswalkways: 15 feet
(e) Easements: Ten feet on each side of the designated centerline, or such width as may be required for necessary maintenance of the utility involved.
(2) Minimum pavement widths.
(a) Local streets: 28 feet including curb. Collector streets: 40 feet. Thoroughfare streets: 52 feet.
(b) Alleys: 24 feet.
(c) Sidewalks: At least four feet wide, and normally one foot from the property line; crosswalks the same width, in the center of crosswalkways.
(3) Grades.
(a) Maximum percent.
1. Collector streets and thoroughfares: 6%
2. Local streets and alleys: 9%
3. Crosswalks: No more than 8% for handicapped use.
(b) Minimum percent for all streets: l%
(4) Alignment; minimum standards.
(a) Vertical. For collector streets and thoroughfares, profile grades shall be connected by vertical curves to a minimum length (measured horizontally) equivalent to 45 times the algebraic difference between the rates of grade, expressed in feet per hundred; for local streets and alleys, profile grades shall be connected by vertical curves to a minimum length (measured horizontally) equivalent to 25 times the algebraic difference between the rates of grade, expressed in feet per 100.
(b) Horizontal-radii of centerline curvature.
1. Thoroughfares: 500 feet
2. Collector streets: 200 feet
3. Local streets: 100 feet
(c) For local streets there shall be a tangent between reverse curves of at least 100 feet. For collector streets and thoroughfares the minimum tangent length shall be greater than 100 feet as determined by the Village Engineer. Compound curves shall not be permitted.
(5) Intersections.
(a) At the intersection of two streets, property line corners shall be rounded by a radius of 12.5 feet radius.
(b) Street curbs or edges of street pavements shall be rounded by radii of at least 25 feet for local streets and 50 feet for collector streets and thoroughfares.
(c) The minimum radii, noted above, shall be increased when the smallest angle of intersection is less than 60 degrees, or in any case where the Village Engineer considers an increase necessary.
(6) Blocks.
(a) Length. The normal maximum length for blocks shall be 1800 feet. In a block over 900 feet long, a crosswalkway may be required.
(b) Width. The width of a block shall normally be sufficient to allow two tiers of lots of appropriate depth.
(c) Irregular shape. Irregularly shaped blocks (including superblocks) indented by cul-de-sacs, containing interior parks or playgrounds and adequate parking space, will be acceptable when properly designed and covered by agreements as to maintenance of such park areas.
(d) Orientation on motorway. If the frontage on a motorway is involved, the long dimension of the block shall preferably front thereon.
(7) Lots.
(a) Size, shape, and orientation. Size, shape, and orientation of lots shall be appropriate to the location of the proposed subdivision and for the types of development contemplated.
(b) Length and width ratio. Excessive length in relation to width shall be avoided.
(c) Every lot shall abut on a street or other public right-of-way.
(d) Double frontage lots shall be avoided as far as practicable.
(e) Side lot lines. Side lines of lots shall be approximately at right angles or radial to the street lines unless, in the opinion of the Planning Commission, a variation from this rule will give a better street and lot plan.
(f) Corner lots. Corner lots shall have an extra width sufficient to allow for building setback lines on both street fronts.
(8) Public open spaces and sites. Where, as indicated by the Master Plan, a proposed subdivision contains, wholly or in part, a proposed public open space or a proposed site for a public building, the Planning Commission will immediately notify the public authority concerned (Council, Board of County Commissioners, Park Board, Board of Education, and the like). If, within 30 days thereafter, the Planning Commission is not advised that the property has been acquired by the public authority by negotiation and agreement, or within a second period of 30 days after such notification that the authority has commenced the necessary procedure to acquire the property by appropriation, then the Planning Commission will not require that the open space or site be reserved or included in the subdivision plan.
('69 Code, § 152.05) (Ord. passed 9-13-54; Am. Ord. passed 4-14-58; Am. Ord. C-611, passed 2-9-87)
(9) Soil erosion management and sediment control plan. Each subdivision or section thereof is subject to the provisions of the village requirements for soil erosion management and sediment control as required in Ch. 153.
(Ord. C-611, passed 2-9-87)
Cross-reference:
Acceptances and dedications, see T.S.O. I
Improvement of undedicated streets, see Ch. 155, Appendix, Exh. B
Permit applications, see § 155.09(B)
Sewer and water line works, see Ch. 155 Appendix, Exh. C