Loading...
The following regulations shall govern the design and layout of lots:
(a) Each lot shall front on a public or private street except as otherwise permitted for planned unit residential developments.
(b) Lot arrangement and design shall be properly related to the topography and to the character of surrounding development to provide desirable and appropriate building sites.
(c) All lots shall conform to or exceed the requirements of these Subdivisions Regulations and the zoning district requirements for the district in which they are located and the use for which they are intended.
(d) Lots with double frontage shall be avoided except where the Commission determines that it is essential to provide for the separation of a residential development from arterial streets to overcome a specific disadvantage due to orientation or topography.
(e) All side lines of lots shall be at right angles to straight street lines and radial to curved street lines except where the Planning Commission determines that a variation of this rule will provide a better street and lot layout.
(f) Lots shall follow the City boundary lines, whenever practical, rather than cross them.
(g) No lot shall have a depth of less than 100 feet or of more than three (3) times its width.
(h) Lots shall be numbered in accordance with the unified number system as set forth in Chapter 1335 of the Building Code.
(i) All new lots shall be connected to the City water and wastewater system.
(j) Lots intended for use other than residential purposes shall be specifically designed for such purposes and shall have adequate provision for off-street parking, setbacks, loading and unloading areas.
(Ord. 62-2023. Passed 1-16-24.)
(a) Concrete posts measuring six (6) inches by six (6) inches by forty-eight (48) inches with one- half (1/2) inch iron road cast in the center shall be placed on each corner of the boundary of the subdivision as follows:
(1) At the centerline intersections of all roads.
(2) At the P.C. and the P.T. of all curves on the centerline of the road and on all lot lines.
(3) At all angle points.
(4) Other points as are necessary to establish definitely all lines of the plat.
(b) Permanent iron pins, at least thirty (30) inches long and three quarters (3/4) of an inch in diameter, or similar suitable marker shall be placed at all corners of each lot. Any contractor or persons doing preliminary of final grading, or ground work of any kind, shall be responsible for the preservation of all such markers.
(c) Street monuments shall be set in suitable monument boxes.
(Ord. 62-2023. Passed 1-16-24.)
(a) General Provisions.
(1) Streets and sidewalks shall be constructed so as to serve the entire development or subdivision, and such construction shall conform to the provisions of these Subdivision Regulations.
(2) Where the widening, improving or abandoning of existing streets is deemed necessary by the City, the developer or subdivider shall perform such work as is necessary at his or her expense.
(3) All streets shall be improved with curbs and gutters. Curbs and gutters shall be constructed in conformance with the current "Construction and Material Specifications" of the State of Ohio Department of Highways.
(4) All streets and public ways shall be graded to their full width, including side slopes, and the appropriate grade as determined or approved by the City Engineer and shall be constructed in accordance with the current standards and specification on file in the office of the City Engineer. For purposes of drainage, a minimum grade of fifty-two hundredths percent (0.52%) is required. All changes of grade shall be connected by vertical curves and of appropriate lengths.
(b) Compliance with Plans.
(1) Official Thoroughfare Plan. The street arrangement shall provide for any major thoroughfare in conformity with the Major Thoroughfare Plan as approved by the Planning Commission. The right-of-way width of such major thoroughfare shall conform to that designated on the Major Thoroughfare Plan.
(2) Neighborhood Plan. If an overall plan has been made by the Planning Commission for the neighborhood in which the proposed subdivision is located, the street system of the latter shall conform in general thereto.
(c) Layout of Streets. The arrangement, character, extent, width, grade and location of all streets shall be considered in their relation to other existing and planned streets, topographical conditions and public convenience and safety and in their appropriate relation to the proposed uses of land to be served and/or abutted by such streets.
(1) Physical features. In general, streets shall be platted with appropriate regard for topography, creeks, wooded area and other natural features, which would lend themselves to attractive treatment.
(2) Continuation of Existing Streets. Proposed streets shall provide for continuation or completion of any existing streets, constructed or recorded, in adjoining property, at equal or greater width, and in similar alignment unless variations are recommended by the Planning Commission. Offset streets shall be avoided.
(3) Circulation. The street pattern shall provide ease of circulation within the subdivision as well as convenient access to adjoining streets or thoroughfares and shall not be such as to cause hardship to owners of adjoining property in platting their own land and providing convenient access to it.
A. Local streets shall be so laid out that their use by through traffic will be discouraged.
B. Where a subdivision abuts an existing or proposed arterial street highway, the Commission may require marginal access streets, reverse frontage lots with screen planting contained in a non-access reservation along the rear property line, deep lots with or without rear service alleys or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
C. Alleys shall not be provided in a residential block, except where justified by extreme conditions, but may be required in business areas and industrial districts for adequate access to block interior and for off-street loading and parking purposes. Dead-end alleys are prohibited.
(4) Provisions for Roads Due to Railroads or Highways. Whenever the proposed subdivision contains or is adjacent to a railroad right-of-way or limited access highway, provision shall be made for a road approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land between such road and railroad or limited access highway. Such distance shall be determined with due consideration of the minimum distance required for approaches to future or existing grade separations.
(5) Minimum Width of Right-of-Way. The dedication of the right-of-way for a new street, measured from lot line to lot line, shall meet the following standards:
Type of Right of way | Minimum Width of Right-of-Way a |
i) Alley | 30 feet |
ii) Minor or Local Street | 60 feet |
iii) Collector Street | 60 feet b |
iv) Arterial Street | 80 feet b |
a Where the topography or special conditions make streets of less width more suitable, the Planning Commission may modify this requirement. b Unless a greater width is shown on the approved Major Thoroughfare Plan. | |
(6) Pavement Width. 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 width and shall include two and one-half (2 ½) feet concrete curb and gutter.
Type | Minimum Pavement Width a, b |
i) Cul-de-sacs serving less than 10 dwelling units | 25 feet |
ii) Industrial service roads and minor streets serving two or fewer dwelling units per acre | 29 feet |
iii) Minor streets serving three (3) to five (5) dwelling units per acre | 29 feet |
iv) Collector streets and minor streets serving residential areas with six or more dwelling units per acres. | 38 feet c |
v) Arterial Streets | Variable d |
a In cases where topography or other physical conditions make streets of less width more suitable, the Planning Commission may modify these requirements. b Streets with pavement width less than 29 feet shall not be utilized for on-street parking. c Unless a greater width is noted on the approved Major Thoroughfare Plan. d Shall conform to the width as noted on the approved Major Thoroughfare Plan. | |
(7) Cul-de-sacs and Turnarounds.
A. The maximum length of a cul-de-sac street shall be 600 feet unless topography necessitates a greater length. The cul-de-sac shall be a circular area with a minimum right-of-way radius of sixty (60) feet within which the pavement area shall be a minimum radius of fort-eight (48) feet to the face of the curb.
B. In industrial districts the cul-de-sac shall be a circular area with a minimum right-of-way radius of seventy-five (75) feet within which the pavement area shall be a minimum radius of sixty-five (65) feet to the face of the curb.
(8) Turnarounds.
A. A turnaround shall be provided at all dead-end roads where two (2) or more lots face such dead-end road, or where the road is more than 250 feet in length.
B. Where a street terminates at the property line of a proposed development or subdivision for the specific purpose of serving the adjacent undeveloped or unplatted lands and is temporarily dead-ended, the developer or subdivider shall construct a turnaround which includes a cul-de-sac with a diameter of ninety-six (96) feet or a hammerhead which is a minimum twenty (20) feet in width and 120 feet in length.
(9) Street Intersections.
A. Street intersections shall be as nearly at right angles as possible. The angle of intersection between minor streets and collector or arterial streets shall not vary by more than 10 degrees from a right angle.
B. Street curb intersections shall be rounded by radii of at least thirty (30) feet.
C. The foregoing minimum radii shall be increased when the smallest angle of intersection is less than sixty (60) degrees.
i. Not more than two (2) streets shall intersect at one (1) point, unless approved by the Commission.
D. Street jogs with centerline offsets of less than 125 feet shall be avoided. Where streets intersect arterial and collector streets, their alignment shall be continuous.
E. At road and alley intersections, property line corners shall be rounded by an arc, the radius of which shall be thirty (30) feet. In business and industrial districts a radius of fifty (50) feet will be required.
(10) Acceleration and Deceleration Lanes. Streets that intersect with major thoroughfares shall be provided with paved acceleration and deceleration lanes and thru lanes on both sides of the thoroughfare. Such lanes shall be provided in keeping with the standards approved by the City Engineer for this type of movement. In the event no good purpose would be served by the provision of such acceleration and deceleration lanes, this requirement may be waived.
(11) Points of Access. All point-of-access streets shall be as approved by the Commission.
(12) Half Streets. Dedication of a half-street is discouraged. Where there exists a dedicated or platted half-street or alley adjacent to the tract to be subdivided, the other half shall be platted if deemed necessary by the Planning Commission.
(13) Private Streets. To ensure the proper entrance of police, fire and service vehicles of the City, all private streets, lanes, etc., shall be constructed in conformity with these Subdivision Regulations unless specific standards are included in the district regulations.
(d) Street Names. Streets that are extensions of or obviously in alignment with existing streets shall bear the names of existing streets. The names of new streets shall conform to Chapter 1335 of the Building Code. The name of the street shall not duplicate the name of any existing street in the City.
(1) Street name signs shall be erected by the subdivider at all street intersections. These signs shall be constructed in accordance with these adopted standards. House numbers will be assigned by the City Engineer.
(2) For the purpose of clarifying and systemizing the present street names in the City, the Planning Commission shall examine all street names within the City and when it finds duplication of street names or similarity of street names which might cause confusion, or when it finds street names that will cause difficulty in the assigning of numbers, it shall then recommend appropriate name changes to Council.
(3) Street name signs shall be furnished and installed by the developer in accordance with the following standards:
A. The letters and numerals shall be either three (3) or four (4) inches high and shall be set on a green reflecting material.
B. Signs shall be mounted at a height of seven (7) feet above the top of the curb.
C. Placement of signs shall be in accordance with the Ohio Manual of Uniform Traffic Control Devices for Streets and Highways and shall be placed on diagonally opposite corners, on the far right-hand side of the intersection for traffic on the more heavily traveled street, and as close to the corner as possible.
(4) Whenever a street alignment changes direction more than seventy-five (75) degrees without a return to the original alignment within a distance of 500 feet, the name of the street shall be changed at the point of curvature.
(5) Whenever a cul-de-sac street serves not more than three (3) lots, the name of the intersecting street shall apply to the cul-de-sac.
(e) Streets for Industrial Developments or Subdivisions. Collector streets for industrial developments or subdivisions shall be planned to serve industrial areas exclusively and shall connect with arterial streets so that no industrial traffic will be directed into any residential street. The intersections of service streets with arterial or collector streets shall not be less than 100 feet from the intersection of the arterial or collector street with any other street. Streets shall be planned to be extended to the boundaries of any adjoining land planned for industry, except in the case of severe physical conditions or if the Commission finds such extension is not in accordance with the approved plan of the area.
(f) Street Lights Required. The developer or subdivider shall provide suitable conduits under pavements, including crosswalks, intersections and cul-de-sacs, for the future installation of underground wiring through those conduits necessary to serve street lighting fixtures at places designated by the local power company and the Planning Commission. Appurtenances thereto shall be provided by the developer or subdivider, and shall be post-type lights at intersections, cul-de-sacs and crosswalks only, but shall be located no more than a maximum of 500 feet apart. The cost of any lighting in excess of these requirements shall be assessed to the property owners of the affected subdivision and shall be addressed in the subdivider's agreement pertaining to the subdivision.
(g) Street Trees Required.
(1) The Tree Commission shall approve the tree plan for any new subdivision.
(2) No trees other than those listed in Section 909.07 of the Codified Ordinances shall be planted as street trees without written permission of the City Tree Commission.
(4) Street trees when planted shall be located within the right-of-way.
(5) Subdividers and developers shall retain existing tress on each lot wherever possible.
(h) Sidewalks.
(1) Sidewalks shall be required on both sides of a street in a subdivision.
(2) The location of all sidewalks shall be shown on the final plat.
(3) All sidewalks shall comply with the standards and specifications set forth in Chapter 903 of the Codified Ordinances of Bryan and shall be located within the right-of-way, one foot from the right-of-way line.
(4) Sidewalks shall be constructed at the time of completion of the structure on the premises. If inclement weather or other conditions makes it impossible or impractical to construct sidewalks at the time of completion of the major improvements, the City Engineer may grant a time extension. Failure to construct the sidewalk in the agreed timeframe shall result in a citation from the City. (Ord. 62-2023. Passed 1-16-24.)
(a) Electric service and telephone service shall be provided within each subdivision. Gas service may be required where reasonably accessible. In all cases, electric, telephone, street lighting wires, conduits and cables shall be installed underground. When a development is on an existing street with aboveground service lines, such utilities shall be underground from the street to the house.
(b) All utilities, including gas, electric, water, storm and sanitary sewers, telephone and cable T.V. that may be placed on any right-of-way and such shall be done before any curb and gutter paving is placed.
(c) All utilities shall be placed at the rear of all lots when possible.
(d) Utility Easements. Easements for the establishment of electric, gas, sewer, telephone, cable and water lines shall be provided in all subdivisions. When located outside the street right- of-way, easements shall have a width of ten (10) feet measured on each side of the lot line, or such additional widths as may be required for necessary access to the utility involved. Easements may be required on each side of an alley to accommodate pole lines as determined by the Planning Commission.
(e) Whenever a sanitary sewer line and electric and/or telephone line are each placed underground in the same utility easement, the sanitary sewer line shall be installed within five (5) feet of one side of the easement, and the electric and/or telephone lines shall be installed within three (3) feet of the opposite side of the easement.
(Ord. 62-2023. Passed 1-16-24.)
(b) All new sanitary sewers or sanitary sewer system extensions shall meet the requirement of and be subject to the approval of the Ohio Environmental Protection Agency, or its successor, the Ohio Department of Health, and the City Engineer.
(c) A sanitary sewer system shall be constructed so as to serve the entire development or subdivision.
(d) Each lot shall be provided with a connection to the City sanitary sewer system. The subdivider shall install sanitary sewer in accordance with plans approved by the City Engineer and shall meet the current state requirements with certificate of approval from appropriate state agency, with the construction to be supervised by the City.
(e) All sanitary sewer construction shall conform to the specifications of and shall be subject to the approval from the appropriate state agency. The applicant shall supply a certificate of approval from the appropriate state agency.
(f) If a housing development, shopping center, commercial or industrial development is proposed, a central sewage collection system and a central water distribution system must be constructed by the development when deemed necessary by the Commission after consultation with local health agencies and legislative bodies.
(g) The developer or subdivider shall discharge sanitary sewage into the Municipal system for treatment at a community treatment facility.
(h) Storm water shall be excluded from sanitary systems. This includes foundation drains, sump pumped water, eave spouts and other storm water drain facilities.
(Ord. 62-2023. Passed 1-16-24.)
It is the intent of this section to provide surface drainage to all areas and to prevent property damage, inconvenience and deterioration caused by ponding water and flooding.
(a) Grading.
(1) A grading plan shall be required of the entire subdivision for the purpose of providing good drainage. Such plan shall be approved by the City Engineer.
(2) The area around a residence shall be graded away from the residence in such a manner as to allow surface runoff to escape from the immediate area around a residence.
(b) All necessary improvements, including storm sewers or open drainageways, shall be made to provide for the adequate disposal of storm water and to maintain any natural drainage course. All construction shall be in accordance with plans approved by the City Engineer and shall be carried out under City supervision. Storm water discharge shall also be in compliance with Section 931.01, Storm Water Discharge.
(c) When an adequate public storm sewer is available at the plat boundary, the subdivider shall construct a storm sewer to connect with such storm sewer line. If such a storm sewer is not accessible, natural drainage channels shall be provided as determined by the City Engineer and approved by the Planning Commission and shall connect to an adequate drainage outlet.
(d) Easements for Drainage. Storm sewers shall be located within the right-of-way or within an easement. Whenever any stream or important surface drainage course is located in an area being subdivided, the subdivider shall provide an adequate easement along each side of the stream or ditch for the purpose of widening, deepening, sloping, improving or protecting the drainage course and such easement shall be dedicated to the City or other appropriate public agency. The width of such easement shall be determined by the City Engineer.
(e) When, in the opinion of the City Engineer, the natural watercourse receiving storm sewer discharge is not adequate, the developer or subdivider shall, at his or her expense, undertake to give such natural watercourse the directional and velocity control as may be deemed necessary, even though such work lies outside the boundaries of his or her development or subdivision. The subdivider shall acquire such permission as is necessary to construct drainage structures, ditches, etc., outside the boundaries of his or her development or subdivision.
(f) Whenever the construction of streets and the required storm water drainage is such that the direction of storm water flow is diverted to affect surrounding property, the subdivider shall obtain adequate drainage easements to provide for efficient disposal of surface water.
(g) Bridge and Culverts. Where natural drainage channels intersect any street right- of-way, it shall be the responsibility of the subdivider to have satisfactory bridges and/or culverts constructed. Where culverts are required, minimum requirements shall be observed as follows:
(1) All bridges and culverts shall be designed according to Ohio Department of Transportation design standards.
(2) Driveway culverts shall have a minimum length of twenty (20) feet, and a minimum diameter of eight (8) inches. The driveway culverts shall be laid so as to maintain the flow lines of the ditch or gutter. Head walls will not be permitted.
(h) The developer shall adequately protect all ditches to the satisfaction of the City Engineer.
(1) Computations, drawings and drainage area maps used to design the above ditch protection shall be submitted to the City Engineer along with the plans and profiles as a basis for approval. In all cases the road ditches shall be in a stable condition free from either erosion or sedimentation at the time of final approval. Ditch easement, on each side of the ditch measured from top of slope, shall be thirty (30) feet.
(2) Ditch protection shall conform to the State of Ohio Department of Transportation Construction and Material Specifications for seeding (Item 659) and sodding (Item 660), or jut or excelsior matting (Item 667 or 669).
(3) Item 601.09 ODOT, S.H.D. specifications shall consist of the construction of a brick, concrete, approved broken concrete or stone paved gutter and shall be used in all road ditches where the grade exceeds two and one-half percent (2 ½%).
(4) When the outlet velocity of culvert pipes, drive pipes, or side drains is in excess of the above allowable velocities, sufficient length of paved gutter (ODOT Item 601.09), shall be provided for transition to allowable velocity.
(5) The following shall be the allowable ditch velocities for seeding, sodding, and jute or excelsior matting on various soil types.
Soil Type | Seed Lining (659) | Sod Lining (660) | Jute or Excelsior Matting (667 or 669) |
Sand | 1.5 | 3.5 | 3.0 |
Firm loam | 2.0 | 4.0 | 4.0 |
Clay | 2.5 | 5.0 | 4.0 |
Gravel | 3.5 | 6.0 | 5.0 |
Weathering Shale | 4.5 | 6.0 | 5.0 |
(Ord. 62-2023. Passed 1-16-24.)
Loading...