1109.01 General.
1109.02 Site preparation requirements.
1109.03 Streets.
1109.04 Blocks and lots.
1109.05 Building lines and easements.
1109.06 Public sites, natural features, historical sites, archaeological sites and open spaces.
1109.07 Land subject to flooding or containing poor drainage characteristics.
(a) The arrangements, character, extent, width and location of major, secondary and minor streets or highways shall conform with the Major Thoroughfare Plan for Canfield, Ohio, and with the provisions of these Regulations. Streets not contained in the Major Thoroughfare Plan shall conform to the recommendation of the Commission based on existing and planned streets, topography, public safety and convenience, and proposed uses of land. However, where any limited access highway or expressway shown on the Major Thoroughfare Plan traverses the tract to be subdivided without providing access thereto, no land is required to be dedicated or left undeveloped for such highway unless an agreement is made between the subdivider and the proper public agency regarding the time and method of acquisition for highway use and the payment of compensation therefore. Where the right-of-way of any other proposed major highway exceeds one hundred (100) feet, the same provision shall apply to the additional width required.
(b) Due regard shall be shown for the preservation of existing natural features, distinctive site characteristics, outstanding scenic, cultural or historic areas and all such features shall be integrated into the plan to create functional variations in the neighborhood and more attractive building sites.
(Ord. 2001-13. Passed 3-21-01.)
(a) Grading. The subdivider shall submit a Grading Plan when requesting Construction Drawing approval. The required Grading Plan shall be drawn at the same scale, and on the same base as the required final plat, and shall include specific details related to the rough and finish grading that will be performed throughout the proposed subdivision development. Each subdivision, or portion thereof, shall be planned and graded so that the surface water will drain into a storm sewer system or adjacent natural watercourses. Where necessary, grading may be extended into individual lot areas in order to provide suitable finish elevations for housing sites.
(1) All productive topsoil, as defined by the Conservation Service and approved by the Planning Commission, shall be stripped and stockpiled from the areas to be graded and shall be replaced and finish graded to a depth of not less than six (6) inches in an effort to conserve all existing topsoil.
(2) The Grading Plan shall indicate the location of all existing wooded areas. The Subdivider shall make every attempt to preserve and save all such trees that do not conflict with the location of the required improvements and/or housing sites. All grading shall be performed in such a manner that will preserve the existing tree cover.
(3) During construction of the subdivision, the Subdivider shall make provisions to conduct storm water flows through temporary or permanent swales to nearby natural watercourses or storm sewer. Desilting basins shall be installed to protect all natural watercourses and/or storm sewers.
(4) Provisions shall be made within and around the construction areas to protect the area from erosion, earth slides, and the abnormal settling or cracking of exposed earth surface.
(5) All lot areas within the subdivision shall be graded to provide adequate surface drainage.
(6) Final grading shall conform to the Grading Plan submitted by the Subdivider.
(b) Erosion Control. The Subdivider shall submit an Erosion Control Plan, which shall be reviewed and approved by the Mahoning County Soil and Water Conservation District, with his request for Construction Drawing approval. The required Erosion Control Plan shall specify the procedures and techniques and timetable to be employed by the Subdivider to control erosion during construction, and immediately following the completion of the subdivision. Included within the Subdivider’s Erosion Control Plan shall be provisions assigned to accomplish the following:
(1) The Subdivider shall carry out the development of the subdivision in such a way as to maintain as much natural vegetation as possible; thereby limiting the areas that are under construction and exposed to erosion to the smallest area practical over the shortest possible time period.
(2) The Subdivider should utilize temporary swales to direct surface drainage and storm water flows in desilting basins then into natural watercourses and/or storm sewer systems.
(3) The Subdivider shall periodically clean streets within the subdivision construction area, especially following periods of rainfall.
(4) The Subdivider shall utilize approved dust palliatives, to retard wind erosion and minimize the amount of airborne dust particles during construction.
(5) The Subdivider shall make every attempt to maintain the subdivision construction area in good and safe condition, keeping the area as free of debris as possible.
(6) Facilities for cleaning vehicles leaving the subdivision construction area, especially following periods of rainfall, shall be provided to prevent mud or other similar materials from being carried from the area into surrounding streets and into existing storm sewers.
(7) All graded areas shall be fertilized, seeded and mulched or otherwise protected by artificial means against erosion and siltation as soon as is practical.
(8) To control sediment pollution from sheet and rill erosion, no development area shall have an average annual soil loss leaving the development area which exceeds fifteen (15) tons per acre the first year commencing from the time of initial earth disturbance and five (5) tons per acre for any other year.
(c) Storm Water Management. Storm water management is a practical, feasible and desirable element in urban development. Storm water run-off can be adequately controlled in conjunction with the development of almost any site. The control program should be tailored to fit the requirements of the individual project by sound selection of alternative control methods, good technical and aesthetic design, and quality construction and maintenance.
A storm water management plan shall be submitted to the City Engineer for review and approval for all developments of 1 acre or more. Said plan shall be submitted as soon as possible after approval of the preliminary plat and in no case later than the submission of the construction drawings. The plan shall incorporate the engineering facets of the system including calculations as well as proposed maintenance and financial arrangements to perpetuate the system. Developer to provide to the City Engineer an approved OEPA Storm Water Permit issued by the OEPA.
(1) The following minimum criteria shall be used to establish the storm water management system:
To control pollution of public waters by soil sediment from accelerated stream channel erosion and to control flood plain erosion caused by accelerated storm water runoff from development areas, the increased peak rates and volumes of run-off shall be controlled such that:
A. The peak rate of run-off from the critical storm and all more frequent storms occurring on the development area does not exceed the peak rate of run-off from a one year frequency storm (of 24 hours duration) occurring on the same area under pre-development conditions.
B. Storms of less frequent occurrence than the critical storm, up to the one hundred year storm, have peak run-off rates no 3 greater than the peak run-off rates from equivalent size storms under 14 pre- development conditions.
C. As a minimum, all retention/detention pond designs shall include a two stage outlet chamber which shall release storm water based on a 10 year and 25 year storm and shall be designed with sufficient storage capacity for the 25 year storm.
(2) The critical storm for a specific development area is determined as follows:
A. Determine by appropriate hydrologic method the total volume of run-off from a one year frequency, 24 hour storm occurring on the development area before and after development.
B. From the volumes determined in (a), determine the percentage increase in volume of run-off due to development, and using this percentage, select the 24-hour critical storm from this table.
If the percentage of increase in volume of runoff is: | ||
Equal to or greater than | and less than | The critical storm for peak rate control will be |
-- | 10 | 1 year |
10 | 20 | 2 year |
20 | 50 | 5 year |
50 | 100 | 10 year |
100 | 250 | 25 year |
250 | 500 | 50 year |
500 | --– | 100 year |
(d) Protection of Air Resources.
(1) Burning. The use of burning at the project site for the disposal of refuse and debris will not be permitted.
(2) Dust Control. The Developer will be required to maintain all excavations, embankment, stockpiles, access roads, plant sites, waste areas, borrow areas, and all other work areas within or without the project boundaries free from dust which could cause the standards for air pollution to be exceeded, and which would cause a hazard or nuisance to others.
A. An approved method of stabilization consisting of sprinkling or other similar methods will be permitted to control dust. The use of petroleum products is prohibited.
B. Sprinkling, to be approved, must be repeated at such intervals as to keep all parts of the disturbed area at least damp at all times, and the Developer must have sufficient, competent equipment on the job to accomplish this if sprinkling is used. Dust control shall be performed as the work proceeds and whenever a dust nuisance or hazard occurs.
(3) The Developer shall not cause or permit any fugitive dust source from the building demolition without taking or installing reasonably available control measures to prevent fugitive dust from becoming airborne. Such reasonably available control measures shall include, but not limited to, one or more of the following which are appropriate to minimize or eliminate visible particulate emissions of fugitive dust in accordance with the Ohio Administrative Code (OAC) 3745-17-08(B). If the Contractor violates or fails to properly control fugitive dust, in accordance with OAC 3745-17- 08(B), the Contractor will be fined $2,500 per day, in accordance with the Ohio Revised Code (ORC) 3704.99.
(e) On-Site Inspection. Prior to commencement of construction, the City Engineer shall inspect natural watercourses, storm and sanitary sewers and surrounding streets to determine their existing condition. During construction and immediately following the completion of the Subdivision, the City Engineer shall inspect the subdivision construction area in order to determine the Subdivider’s compliance with the Grading, Erosion Control, and Storm Water Management Plans. The subdivider shall be notified in writing of any deficiencies and shall be directed to make whatever corrections or modifications are necessary within five (5) working days from the date he receives such written notification. Should the subdivider fail to satisfactorily correct such deficiencies, the City of Canfield, Ohio shall withhold the subdivision bond and/or final approval of the Plat until such time the deficiencies are corrected.
(Ord. 2001-13. Passed 3-21-01.)
(a) Design and Arrangement.
(1) The arrangement of streets in the new subdivision shall make provision for the continuation of the existing streets in adjoining areas (or their proper projection where adjoining land is not subdivided) insofar as they may be deemed necessary for the public welfare.
(2) The street arrangement of any subdivision shall be such as to not cause hardship to adjacent property owners when they plat their land and seek to provide access to it. Residential streets shall be so designed as to discourage through traffic, but off-site streets should be avoided except as they are separated by not less than four hundred (400) feet at their access points on a collector street.
(3) The angle of intersection between local streets and collector streets should not vary by more than ten (10) degrees from a right (90 degree) angle. All other streets should intersect each other as near to a right angle as possible, and no intersection of streets shall be permitted at angles of less than seventy (70) degrees.
(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.
(5) Streets planned to serve multi-family, commercial, business or industrial areas shall connect directly to major collector streets, so as to not generate large volumes of traffic on local residential streets.
(6) The minimum curb radius shall be twenty-five (25) feet measured at the face of the curb.
(b) Alignment.
(1) Minimum Radii or Centerline Curvature
Major Streets | 3E |
Collector Streets | 12E |
Minor Streets | 200 feet |
Streets Shorter than 500 feet | 100 feet |
(Ord. 2001-13. Passed 3-21-01.)
(2) Visibility Requirements. Minimal vertical and horizontal sight distances shall conform to the then current standards delineated in the Ohio Department of Transportation Location and Design Manual, Volume 1, Roadway, Design, Latest Edition, or any duty adopted successor thereto.
(Ord. 2013-36. Passed 11-6-13.)
(c) Streets.
(1) The major thoroughfares shall conform to the Major Thoroughfare Plan of Canfield. (See Appendix)
(2) The minimum right-of-way widths for streets are as follows:
Type of Street or Way | Right-of-Way |
Arterial Highway or Major Thoroughfare | Variable* |
Secondary or Collector Streets | 70 ft. |
Minor or Local Streets | 60 ft. |
*As determined by Commission
(3) Cul-de-Sacs. Each cul-de-sac shall be provided with a turn-around having a minimum right-of-way radius of sixty (60) feet. The outside of the pavement within the turn-around right-of-way shall have a minimum radius of fifty (50) feet. (Ord. 2001-13. Passed 3-21-01.)
(4) Dead-End Streets. Streets designated to be dead-ended permanently shall not be permitted. Any temporary dead-end street, if longer than two hundred (200) feet or fronted by lots, shall have a paved turning area and right-of-way equal in diameter to that required for a cul-de-sac. There shall be provisions made for future extensions of the street and utilities. There shall be a clause for reversionary rights to the land owners abutting the temporary turn-around for the excess right-of-way.
When a subdivider is filing for final completion and acceptance of a subdivision, temporary dead-end streets must be converted to a paved cul- de-sac with the required curbs and sidewalks, and other required improvements, unless an agreement is entered into between the developer and the City. Said agreement must provide the City of Canfield with a cash bond from the developer in an amount determined by the City Engineer. Said amount shall be sufficient to complete construction of the cul-de-sac and other improvements in accordance with these Regulations. Said agreement shall be for a period of not more than two years. At the end of the two years, if the developer has not proceeded with the development by extending the temporary dead-end street, the City shall use the cash bond to complete this portion of the subdivision.
(Ord. 2005-32. Passed 11-16-05.)
(5) Half-Streets. Dedication of half-streets shall be prohibited. Where there exists a dedicated or platted half-street adjacent to the tract being subdivided, the other half shall be platted if deemed necessary by the Commission.
(6) Alleys. Alleys shall be prohibited.
(7) Limitation of Number of Vehicular Access Points to Arterial Highways or Major Streets. Safety factors and the need for effective utilization of major thoroughfares requires limiting the number of vehicular access points to arterial highways and major streets to promote efficient traffic movements and reduce safety hazards. Where a subdivision adjoins an arterial highway or major street, vehicular access to subdivided lots shall be kept to a minimum and shall not exceed the following 4 standards:
Feet of Subdivision |
Frontage
Maximum Number of
Vehicular Access Points
500 ft.
One (1)
500 - 1000 ft.
Two (2)
Over 1000 ft.
Two (2) for the first 1000 ft. of frontage
plus one (1) point of access for each
additional 1000 ft. of frontage
The local street arrangements connecting with these access points may be accomplished in one of three ways:
A. Marginal Access Street - with a planing strip of a minimum of twenty (20) feet between the major street or highway pavement and the marginal access street pavement. The marginal access street shall have a minimum pavement width of twenty (20) feet. Marginal access streets may be required if the average daily traffic volume on the major street or highway equal or exceeds:
Roadway
ADT
2 Lane
12,000 vehicles per day
4 Lane
18,000 vehicles per day
B. Local Street (reverse frontage) - with residences facing away from the major thoroughfare. In this case, the rear yard (those between the residences and the major thoroughfare) shall have a minimum depth of seventy (70) feet which includes a twenty (20) foot non- access reservation strip abutting the major thoroughfare for screen planting of trees and shrubs. A masonry or wooden ornamental screen may be substituted.
C. Intersecting Local Streets or Cul-de-Sacs Streets - perpendicular to the major thoroughfare where unusual topographic conditions warrant such design.
D. Minimum centerline offset of adjacent intersection shall not be less than 150'.
(8) Street Grades. No street grade shall be less than one-half (0.5%) percent and shall not exceed the following, with due allowances for reasonable vertical curves:
Main or Arterial Thoroughfare | 6% |
Secondary Thoroughfares | 10% |
Minor Streets | 12% |
Cul-de-Sacs | 12% |
The lengths of maximum grades shall be kept to a minimum. In exceptional cases, steeper grades may be permitted upon approval of the City Engineer.
(9) Typical Section. For cross-section of streets see approved Standard Drawings (Appendix C).
(10) Street Names. Street names shall be selected which will not duplicate or be confused with the names of existing streets in Mahoning County irrespective of modifying the terms such as street, avenue, boulevard, etc. Street names shall be subject to the approval of the Commission and wherever possible shall be in accordance with the following system:
General Direction
Over 1000 ft.
Under 1000 ft.
North-South
Street
Place
East-West
Avenue
Court
Diagonal
Road
Way
Curving
Drive
Lane or Circle
(11) Street Signs. Street signs shall be required at all intersection and shall be paid for by the developer before final plat approval or as provided in the Subdivider's Agreement. Street Signs shall be erected in accordance with the specifications of the City. All such signs shall also be subject to the approval of the Commission as to uniform design and legibility.
(Ord. 2001-13. Passed 3-21-01.)
(d) A Traffic Impact Study shall be required when a new development or expansion of an existing development generates at least 100 trip ends during the peak hour of the land use or the peak hour of the subject roadway. Traffic impact studies shall be conducted in accordance with the Traffic Impact Study Standards adopted by the City from time to time and any amendments thereto. (See Appendix G) (Ord. 2018-37. Passed 11-21-18.)
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