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(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.)
(a) Block Design.
(1) No block shall be longer than 1200 feet or less than 500 feet, except in unusual circumstances. Where a subdivision adjoins a major highway, the greater dimension of the block shall front along such major highway to minimize the number of points of ingress and egress.
(2) Where blocks are over 750 feet in length, a walkway easement not less than 10 feet in width may be required, if necessary, to provide proper access through the block.
(3) Blocks for multi-family, business and industrial subdivision shall be designed to accommodate the building sites and provide the yards, internal service drives, required off-street parking and other such required facilities for unit development rather than typical lot and street patterns.
(b) Lots.
(1) The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development.
(2) All side lines of lots shall be at right angles to straight street lines and radial to curved street lines except where a variation to this rule will provide a better street and lot layout. Lots with double frontage shall be avoided.
(3) No lot shall have less area or width than is required by the zoning regulations applying to said parcel.
(4) In case of unusual soil conditions which may impair the health and safety of the neighborhood in which a subdivision may be located, upon recommendation of the County Board of Health or upon the recommendation of the City Engineer, the Commission may require larger lot widths and lot areas than might otherwise be necessary.
(5) No corner lot shall have a width at the building line of less than seventy- five (75) feet. Either of the two (2) sides of a corner lot fronting on a street may be designated the front of the lot provided the rear yard shall always be opposite the frontage so designated.
(6) All corner lots shall have a curve with a minimum radius of twenty-five (25) feet joining the two (2) sidelines of said right-of-way.
(Ord. 2001-13. Passed 3-21-01.)
(a) Building Lines. Building lines shall be established according to the minimum building setback lines requirements set forth in the Zoning Ordinance.
(b) Easements. Easements of at least seven and one-half (7 1/2) feet in width may be provided on each side of all rear lots and along side lot lines, where necessary, for underground utilities such as electric, telephone service and gas mains. Easements having greater width dimensions may also be required along or across lots where engineering design or special conditions may necessitate the installation of water and sewer lines outside public rights-of-ways. For lots facing on curvi-linear streets, the rear easement should consist of straight lines as much as possible with a minimum number of points of deflection.
(c) Easements Along Streams. Whenever any stream or important surface drainage course is located in the area being subdivided, the subdivider shall provide a minimum easement of forty (40) feet in width, or such width as may be determined by the Commission along each side of the stream for the purpose of widening, deepening, relocating or protecting the stream for drainage. (Ord. 2001-13. Passed 3-21-01.)
Where the subdivision contains a park, school or other public area which is shown in the Comprehensive Plan for Canfield and/or a Historical or Archaeological Site on Record with the Ohio Historic Preservation Office or this appropriate Regional office, such area shall either be dedicated to the proper public agency or it shall be reserved for acquisition thereby within one hundred twenty (120) days by a purchase or other means, and an agreement shall be entered into between the subdivider and the proper public agency regarding the time and method of acquisition and the cost thereof. (Ord. 2001-13. Passed 3-21-01.)
The right is reserved to disapprove any subdivision which is subject to periodic flooding or which contains extremely poor drainage characteristics, however, if the subdivider agrees to make such improvements as will make the area safe for residential occupancy, the subdivision may be approved, subject, however, to the approval of the Mahoning County Board of Health and the City Engineer.
(Ord. 2001-13. Passed 3-21-01.)