(A) Required improvements.
(1) The improvements which are hereby required shall be designed, furnished, and installed by the subdivider in accordance with the provisions of these regulations and other regulations of the state and county. The required improvements shall be installed before a subdivision plat is approved, or in lieu thereof, financial guarantees for the installation shall be approved prior to approval of a subdivision plat. The subdivider shall provide and install within the proposed survey or subdivision, the minimum improvements set forth in Table 1 which follows:
(2) Notes to schedule of required improvements on Table I:
(a) Grading required for lots, blocks, and streets;
(b) Pavement is required, specifications vary with classification of street. Refer to the public improvement standards, § 154.009, for the village;
(c) The type of required improvement is subject to review and approval of the Village Engineer.
(d) The type of required improvement is subject to review and approval of the Village Planning Commission.
(e) See 154.053(H)(2) and (H)(3) below for exceptions.
(f) Closed storm drainage system shall be required with curb and gutter.
(3) See Table 1 on following page.
Editor's Note: Table 1 is available in PDF, click HERE
Table 1: Schedule of Required Improvements | ||||||||||||
Type of Subdivision | Lot Area in Sq. Ft. | Drainage | Street Improvement | Sidewalks | Street Signs | Street Lights | Street Trees | Central Sewer and Water | Monuments | Other | ||
Grading | Storm Drainage | Pavement Type | Curb and Gutter
| |||||||||
Single family residential | 20,000 or greater | (a) |  | (b) | (f) | (c) | |  | | (e) | | |
Single family residential | Less than 20,000 | (a) | | (b) | (f) | (c) | | | | (e) | | |
Multiple family residential | (a) | | (b) | (f) | (c) | | | (d) | (e) | | ||
Business or industrial | (a) | | (b) | (f) | (c) | | | (d) | (e) | | ||
Table 1: Schedule of Required Improvements | ||||||||||||
Type of Subdivision | Lot Area in Sq. Ft. | Drainage | Street Improvement | Sidewalks | Street Signs | Street Lights | Street Trees | Central Sewer and Water | Monuments | Other | ||
Grading | Storm Drainage | Pavement Type | Curb and Gutter
| |||||||||
Single family residential | 20,000 or greater | (a) | | (b) | (f) | (c) | | | | (e) | | |
Single family residential | Less than 20,000 | (a) | | (b) | (f) | (c) | | | | (e) | | |
Multiple family residential | (a) | | (b) | (f) | (c) | | | (d) | (e) | | ||
Business or industrial | (a) | | (b) | (f) | (c) | | | (d) | (e) | | ||
Notes to table: Required(a), (b), (c), (d), (e), (f) - See corresponding notes (a) through (f) in division (A)(2) above Recommended | ||||||||||||
(B) Streets.
(1) Arrangement. The arrangement, character, extent, width, and location of all streets shall conform to the land use and thoroughfare plan of current adoption. The design of the proposed streets shall provide for both the continuation of existing streets and access to adjacent unplatted lands so that the entire area can be served with a coordinated street system.
(2) Street classifications.
(a) Major arterial thoroughfares shall be planned for the continuation of movement of fast traffic entering or leaving the urban area, or between points of heavy traffic generation and from one section of a community to another. Major arterials should have few intersections with local streets and collector thoroughfares. These thoroughfares should be spaced at least one and one-half miles apart.
(b) Minor arterial thoroughfares should interconnect with and augment the major arterial system. Minor arterials should provide for intra-community trips and movement of traffic from heavy traffic generators to major arterial thoroughfares. Minor arterials should contain few intersections with local streets. These thoroughfares should be spaced at least three-fourths mile apart.
(c) Collector thoroughfares shall provide a traffic route from local streets to arterial thoroughfares. Collector streets normally contain a relatively large number of intersections with major or minor arterial streets. These streets should be spaced at least one-fourth mile apart.
(d) Local streets shall provide direct and full access to each lot and shall be laid out so their use by through traffic will be discouraged.
(e) Service drives may be required along existing or proposed major or minor arterial streets to provide access to lots along the thoroughfares. Service drives shall be designed to provide a secondary means of access.
(3) Street right-of-way widths and grades. See Table 2 on following page.
Table 2
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Street Classification | Minimum Right-of-Way | Minimum Pavement Width | Maximum Degree of Curvature | Minimum Radius of Curvature | Maximum Percent of Grade | Minimum Percent of Grade | Minimum Corner Radii (d) |
Major arterial thoroughfare | 100 ft. a | b | 3 degrees | 1,910 ft. | 4% | 0.6% | 30 ft. |
Minor arterial thoroughfare | 80 ft. a | b | 5 degrees | 1,150 ft. | 5% | 0.6% | 30 ft. |
Collector thoroughfare | 60 ft. a | 30 ft. | 8 degrees | 717 ft. | 6% | 0.5% | 20 ft. |
Local street (commercial or industrial) | 60 ft. a | 30 ft. | 10 degrees | 575 ft. | 7% | 0.5% | 20 ft. |
Local residential (multiple family) | 60 ft. a | 24 ft. | 10 degrees | 575 ft. | 7% c | 0.5% | 20 ft. |
Local residential streets and culs-de-sac | 60 ft. a | 24 ft. | 20 degrees | 290 ft. | 7% c | 0.5% | 20 ft. |
Private streets (estate development) | 60 ft. a | 20 ft. | 20 degrees | 290 ft. | 7% c | 0.5% | 20 ft. |
Table 2
| |||||||
Street Classification | Minimum Right-of-Way | Minimum Pavement Width | Maximum Degree of Curvature | Minimum Radius of Curvature | Maximum Percent of Grade | Minimum Percent of Grade | Minimum Corner Radii (d) |
Major arterial thoroughfare | 100 ft. a | b | 3 degrees | 1,910 ft. | 4% | 0.6% | 30 ft. |
Minor arterial thoroughfare | 80 ft. a | b | 5 degrees | 1,150 ft. | 5% | 0.6% | 30 ft. |
Collector thoroughfare | 60 ft. a | 30 ft. | 8 degrees | 717 ft. | 6% | 0.5% | 20 ft. |
Local street (commercial or industrial) | 60 ft. a | 30 ft. | 10 degrees | 575 ft. | 7% | 0.5% | 20 ft. |
Local residential (multiple family) | 60 ft. a | 24 ft. | 10 degrees | 575 ft. | 7% c | 0.5% | 20 ft. |
Local residential streets and culs-de-sac | 60 ft. a | 24 ft. | 20 degrees | 290 ft. | 7% c | 0.5% | 20 ft. |
Private streets (estate development) | 60 ft. a | 20 ft. | 20 degrees | 290 ft. | 7% c | 0.5% | 20 ft. |
Notes to table: a. When a boulevard-type street is proposed, the minimum right-of-way shall be increased by an amount equal to the width of the proposed median. b. Requirement will vary with design speed and capacity. To be determined by the Village Engineer. c. Maximum may be greater due to topography if in accord with the application of standard engineering practice. To be approved by the Village Engineer. d. Right-of-way line street. | |||||||
(4) Half streets. Half Streets shall be prohibited.
(5) Dead end streets.
(a) Permanent dead end streets shall be designed with culs-de-sac and shall not be longer than 800 feet and shall be provided at the closed end with a turn-around having an outside pavement diameter of at least 100 feet, and a street right-of-way line diameter of at least 120 feet.
(b) Temporary dead end streets which do not exceed 800 feet in length or which are extended to the boundary of a subdivision to provide for their proper continuance at the time as the adjacent land is subdivided shall be terminated with a T-type turn-around within a 60-foot right-of-way or a standard cul-de-sac. Portions of the cul-de-sac right-of-way in this case may be temporary. The T-type turn-around shall extend the entire width of the right-of-way and shall have a minimum width of 15 feet along the property line with flared portions rounded by a minimum radius of 15 feet.
(c) If the street extends only one lot depth past a street intersection, no turn around is required.
(6) Private streets.
(a) Private streets shall meet all requirements for public streets, except as specified for private streets in an estate development.
(b) The Village Planning Commission may require certain streets within a development to be public if it is determined that traffic connections to adjacent plats or development are required for adequate circulation.
(7) Reserve strips. Reserve strips controlling access shall be prohibited except where their control is definitely placed in the village under conditions approved by the Village Planning Commission.
(8) Alignment.
(a) Horizontal.
1. Street jogs. Street jogs with a centerline offset of less than 150 feet shall not be permitted.
2. Intersections. Streets shall be laid out to intersect as nearly as possible at right angles and no street shall intersect any other street at an angle of less than 80 degrees. Whenever possible, four-way intersections of local residential streets should be avoided, and T-type intersections are to be encouraged. Multiple intersections involving junctions of more than two streets shall be avoided.
3. Intersection approaches. Minimum site distances shall conform to the Ohio Department of Transportation Location and Design Manual.
4. Reverse curves. Between reverse curves there shall be a tangent at least 100 feet long on major and minor arterial and collector thoroughfares.
(b) Vertical.
1. Grade at intersection: approaches to intersection shall be reduced to a grade not exceeding 3% for a distance of at least 100 feet.
2. Maximum grade at intersections may be exceeded due to steep topography in accordance with the application of standard engineering practice.
(9) Street names.
1. No street names shall be used which will duplicate or be confused with the names of existing streets within the county. Street names shall be subject to approval by the Village Planning Commission.
2. All new streets shall be named in the following manner:
General Direction | Long Street | Short Street ** |
North and south | Streets | Places |
East and west | Avenues | Courts |
Diagonal | Roads | Ways |
Curving | Drives | Circles |
** Less than 1,000 feet in length | ||
3. Note: The use of the name “boulevard” may be used by new streets having a median strip separating the opposing flow of traffic.
(10) Proposed boulevards. Whenever Boulevard streets are proposed, the subdivider or developer shall submit to the Village Planning Commission a written agreement for the maintenance of all median strips and the lawn areas and plantings therein. Maintenance shall be the responsibility of the developer or an association of homeowners whose lots abut onto the proposed boulevard.
(C) Easements.
(1) Utility easements. Electric and telephone lines shall be buried if located at the front of lots. Easements centered on rear or side lot lines shall be provided for utilities and shall be at least 12 feet wide. Utilities may be buried at the side or rear of lots.
(2) Drainage way easements. Where a subdivision is traversed by a drainage way, a storm water easement or drainage right-of-way, a public easement conforming substantially with the lines of the drainage shall be provided. The easement or right-of-way shall be 16 feet wide or of such further width as necessary and shall generally follow rear and side lot lines.
(D) Blocks.
(1) Block lengths shall not exceed 1,800 feet or be less than 400 feet.
(2) Pedestrian walkways, with right-of-way not more than 12 feet wide, may be required across blocks where the Village Planning Commission deems that pedestrian access to schools, playgrounds, parks, open space, shopping centers, and other community facilities are necessary.
(E) Lots.
(1) Zoning conformance. The lot size, width, depth, and the minimum building setback lines shall conform to the existing zoning and Health Department regulations.
(2) Corner lots. Corner lots shall have extra width to permit appropriate building setback from and orientation to both streets
(3) Access to streets. The subdivision of land shall be such as to provide each lot with frontage on a public street or private street as defined in these regulations.
(4) Double frontage lots.
(a) Residential lots shall not be laid out so that they have frontage on more than one street except:
1. Where lots are adjacent to the intersection of two streets; or
2. Where it is necessary to separate residential developments from major arterial thoroughfares.
(b) Where double frontage lots are created adjacent to major or minor arterial thoroughfares, a reserve strip 12 feet wide along the major thoroughfare shall be deeded to the village. The plat shall state that there shall be no right or access across the reserve strip. The Village Planing Commission may require that a ten-foot wide planting screen may be provided along the boundary of the reserve strip.
(5) Lot width. The width of the lot shall at no point be less than 60 feet.
(6) Lot depth. No lot depth shall exceed three and one-half times the lot width. The width for this purpose shall be the width at the minimum building setback line.
(F) Monuments and lot corner markers. Monuments shall be placed on all block corners, angle points, and points of curves in streets, street intersections, and lot corners. The monuments shall be of solid ferrous metal, three-fourths inch in diameter and shall be at least 30 inches long.
(G) Public sites and open spaces. The subdivision design shall provide land areas for public use as provided in this division (G) and conform to the Commission's open space plan. Open space subdivision layout shall be encouraged with ownership and maintenance by the home owners association. Natural features such as scenic views, water bodies, and fine groves of trees shall be given due consideration for their preservation.
(1) Public building sites.
(a) At the preliminary plan stage, the Village Planning Commission shall notify governmental and public agencies within the area to be platted that a subdivision is being proposed. The Village Planning Commission shall designate a period of 21 days within which the agencies shall determine if land within the subdivision is required for their use as a public building site and to so advise the Village Planning Commission in writing of the proposed use and the area required. If within the designated time such requirement is deemed to exist, the subdivider shall be notified during the preliminary plan stage.
(b) If there is no response from an agency within the designated time, then the preliminary plan stage shall continue without further consideration of the sites.
(c) If an agency responds with a need for land within the designated time, then the Village Planning Commission shall forthwith assist with negotiations for the same between the subdivider and the agency in this regard and sites shall be available to the requesting entity by one of the following methods:
1. Statutory dedication without compensation to the subdivider.
2. Statutory dedication with reasonable compensation to the subdivider;
3. Appropriation by the agency.
4. Reservation by appropriate legal instrument for acquisition of a period of one year after the approval of the preliminary plan, or for the additional time as may be mutually negotiated. The reservation shall provide for the specific release of the land from these requirements reverting full legal title to the subdivider, or his or her successors or assigns if the agency has not obtained a contract to acquire the land or has not filed appropriate proceedings within the one-year limitation.
5. Any other method arrived at by mutual agreement.
(d) Failure of the Village Planning Commission to notify an agency under division (G)(1) above shall not create any rights in the body and shall have the same effect as making no response after being notified and shall not make defective the subsequent subdivision proceedings hereunder.
(2) Open space and parks.
(a) There shall be no requirements for a subdivider to provide parks or other open space except as required or specified in applicable zoning regulations or by the open space plan adopted by the Village Planning Commission.
(b) When a governmental agency (city, village, county, or township) having jurisdiction over the land proposed to be subdivided that is not designated for open space or parks pursuant to the Village Planning Commission open space plan or applicable zoning regulations desires land within the subdivision for the use, then such government agency within the time designated in the notice under division (G)(1)(a) above shall notify the subdivider through the Village Planning Commission.
(c) The governmental agency desiring such land shall specify the quantity, description, location and use (passive or active) of the land so desired and designate the public entity that would be responsible for the development and maintenance of the use and the expense thereof.
(d) If a governmental agency specified its desire, as set forth in division (G)(1)(c)3. above, then the Village Planning Commission shall forthwith assist with negotiations for the same between the subdivider and the governmental agency and land shall be available by one of the following methods:
1. Statutory dedication without compensation to the subdivider to the governmental agency qualified to accept the same and to maintain and develop the land.
2. Statutory dedication, with reasonable compensation to the subdivider, to the governmental agency qualified to accept the same and to maintain and develop the land.
3. Reservation by appropriate legal instrument for acquisition of a defined area by the government agency having authority to accept, develop and maintain the same for the specific use for a period of one year after the approval of the preliminary plan. The reservation shall provide for the specific release of the land from these requirements reverting legal title to the subdivider, or his or her successors or assigns, if the governmental agency so authorized has not obtained a contract to acquire the land or has not filed appropriation proceedings within the one-year limitation.
4. Any other method arrived at by mutual agreement, including the reservation or grant of land by private deed or covenants for the use of the property owners within the proposed subdivision with provision being made for the development and maintenance thereof.
5. The governmental agency may encourage open space subdivisions wherein private property owners through the use of a home owners' association will conserve and maintain open space and recreation areas for the private use of property owners within the subdivision. For reference, see § 154.090.
6. Failure of the Village Planning Commission to notify a governmental agency under division (G)(2) above shall not create any rights in the agency and shall have the same effect as making no response after being notified and shall not make defective the subsequent subdivision proceedings hereunder.
(e) Any reservation of property for a period of one year referred to above shall be null and void if the subdivision plat of which it is part does not receive final approval or is withdrawn by the subdivider before final approval. It is the intent herein not to create a burden on the land if it is not to be subdivided. Any legal instrument creating such a reservation shall so state.
(H) Utilities.
(1) Storm drainage.
(a) The design of the subdivision shall provide the necessary means to assure complete drainage in and adjacent to the property to be developed or subdivided. Generally, drainage structures and facilities shall be designed for a ten year storm frequency. The subdivider or his or her engineer shall submit all drainage calculations along with the improvement plans to the Village Engineer.
(b) The design of the subdivision shall comply with the village stormwater management rules and regulations.
(c) When necessary, outlet ditches or closed storm sewers of an approved type and size shall be required as part of the construction. If there are easements or rights-of-way to be obtained by the subdivider for construction and future maintenance, these rights-of-way or easements shall be shown on the final plat. Two copies of the easements shall be furnished to the Village Engineer.
(2) Sanitary sewers.
(a) Sanitary facilities shall be designed and constructed by the subdivider as required for the area in which the proposed subdivision is located, for the proper disposal of wastes for each lot.
(b) If a subdivision can be reasonably served by the extension of an existing public sanitary sewer as determined by the Village Engineer, the subdivider shall provide a system of sanitary sewer mains and shall provide lateral connections for each lot.
(c) If a subdivision cannot be reasonably served by the extension of an existing public sanitary sewer as determined by the Village Engineer or Ohio Environmental Protection Agency, then the Village Engineer or the Ohio Environmental Protection Agency may permit the design and construction of an independent sanitary treatment plant providing complete treatment and a house connection of each lot. The temporary treatment plant shall be abandoned when public truck sewers are installed in that area.
(d) If individual sanitary facilities must be installed they are to be on lots of a size as required by the Richland County Health Department and/or by the Ohio Environmental Protection Agency, whichever has jurisdiction, providing such requirements are published statute, law or regulation duly enacted.
(e) 1. Pre-treatment of all industrial waste must be as prescribed by the village and will require approval by the village for discharge of the effluent into a Village sanitary or storm sewer system.
2. If effluent from a waste water treatment plant is discharged into any public water course, approval must be obtained from the Ohio Department of Health and the Ohio Environmental Protection Agency.
(3) Water supply.
(a) A water system shall be designed and constructed by the subdivider as required for the area in which the subdivision is located and a water tap provided for each lot.
(b) Where public water supply is within reasonable distance, as determined by the Village Engineer, the subdivider shall construct a system of water mains and connect with the public water supply and provide a water tap for each lot.
(c) If a subdivision cannot be reasonably served by the extension of an existing public water supply, the Ohio Environmental Protection Agency may permit the installation of a community supply to serve each lot. The sub-divider must show reasonable proof that there is a dependable water source available from which this supply can be drawn.
(d) Where public or community water supply and sanitary sewer facilities are not available, individual water wells and sanitary disposal facilities shall be provided for each lot in the subdivision if approved by the Ohio Environmental Protection Agency and the Health Department.
(e) For major subdivision developments, public water and sanitary sewer facilities shall be furnished by the subdivider for each lot in the subdivision, if those facilities are approved by the Ohio Environmental Protection Agency and the Mansfield-Richland County Health Department and the Village Engineer.
(I) Extra size and off site improvements. When streets or utilities are not available at the boundary of a proposed subdivision, thereby necessitating off-site extensions or improvement of streets or utilities and when extra size (greater in size than is required to serve the proposed subdivision) utility lines and streets are required for the proper future growth of an area, the Village Planning Commission may require as a condition precedent to approval of a preliminary plan and subdivision plat, assurances that the off-site extensions and extra size improvements will be provided in accordance with the following:
(1) Utility extensions from the proposed subdivision shall be installed and constructed in such a location, in such a manner and size as to make their extension usable in accordance with governmental regulations for servicing adjacent areas and with reference to drainage utilities, the adjacent area shall include the downstream area of the particular drainage district and the uphill drainage and extra size line as determined by reasonable engineering standards.
(2) If the Village Planning Commission, in conjunction with the Village Council, finds that off-site extensions require crossing undeveloped lands and that a special assessment would not be warranted against the lands until some future time, or if a governmental expenditure for such purpose is not then warranted, and if this same condition exists on extra size facilities which will later benefit and enhance other property, then the developer may be required, as a condition to approval, to obtain all necessary easements or rights-of-way. Improvements so constructed shall be dedicated and granted to the public and not maintained under private ownership. All such improvements shall be available for connections by developers of adjoining lands.
(3) (a) To provide for reimbursement to the developer for costs of the installation of off-site extensions and extra size facilities (the costs to include construction costs, all engineering costs properly allocated thereto, and all costs for legal services allocated thereto, and any other costs necessary and proper in determining the entire cost of the improvement), contractual arrangements shall be made between the Village Council and the developer, approved by the Village Engineer, setting forth the total amount of the reimbursement, together with a pro-rate usage reimbursement plan including the nature and method of determining the amount of the reimbursement and the time or times at which the same shall occur. The contractual arrangements shall be accomplished and completed prior to the improvements being started. It is the intent to secure reimbursement to the developer at such time or times as connections to the off-site improvements are made and extra size facilities are used by developers of adjoining or benefiting lands.
(b) As future development occurs on adjoining or benefiting lands, the original developer shall be reimbursed in accordance with the contractual arrangements referred to above and each successive developer shall exhibit to the Village Planning Commission a receipt showing reimbursement prior to final subdivision approval relating to such adjoining or benefiting lands.
(4) The Village Council may construct and pay for the off-site extensions and extra size facilities and assess the costs to the owners benefitted and require a deposit from the developer. The Village Council may establish a rotary fund to pay for such development costs and not collect the assessments on the intervening land until it is developed.
(J) Flood plain.
(1) If any portion of the land within a proposed subdivision may be subject to inundation or flood hazard by storm water, and/or if any portion is within an area designated as flood prone, the fact and that portion shall be clearly indicated on the subdivision plat, provided the requirements are established by published statute, law or regulation duly enacted.
(2) Land subject to flood shall not be platted for residential occupancy or for other such use which may increase danger to health, life or property or which may aggravate the flood hazard.
(Ord. 17-96, § 400.3, passed 4-15-1996)