1119.01 Interpretation; minimum requirements.
1119.02 Streets; general requirements.
1119.03 Dimensional standards.
1119.04 Improvements.
1119.05 Blocks and lots.
1119.06 Street specifications: pavement; curbs.
1119.07 Street light installation.
CROSS REFERENCES
Compulsory water connections - see Ohio R.C. 729.06, 743.23
Sewers - see Ohio R.C. 729.31 et seq.
Master Street Tree Plan - see GEN. OFF. 543.02
Culverts and drains - see S.U. & P.S. Ch. 905
Master Thoroughfare Plan - see P. & Z. Ch. 1103
The standards and details of design, set forth in this chapter shall be interpreted as minimum requirements. In applying and adjusting these requirements to the plat, the subdivider should use design and improvement standards consistent with the site conditions and intended use of the land so as to assure an economical, functional and durable development.
(Ord. 1955-5. Passed 3-1-55.)
(a) Master Thoroughfare Plan. Streets shall conform substantially to the Master Thoroughfare Plan. Whenever a tract to be subdivided includes any part of a thoroughfare as shown on the adopted plan, such part shall be dedicated for street purposes by the subdivider.
(b) Continuation of Existing Streets. Proposed streets shall provide for the continuation, connection or projection of streets in surrounding areas, or conform to the plan for the neighborhood as approved or adopted by the Planning Commission.
(c) Circulation. The street pattern shall provide ease of circulation within the subdivision but the minor streets therein shall be so laid out as to discourage through traffic. Insofar as practical, the street arrangement should also provide proper access to schools, playgrounds, transportation and other community features.
(d) Street Intersections. Street intersections shall be as near to right angles as possible and no street shall intersect any other street at less than sixty degrees.
(e) Dead-end Streets. Dead-end or cul-de-sac streets, designed to be so permanently, shall not be longer than 600 feet and shall be provided with a permanent turn-around at the terminal end. Whenever a street over 150 feet in length is to be temporarily dead-ended, an interim turnaround is required.
(f) Half Streets. Half streets are prohibited. Whenever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.
(g) Street Jogs. Street jogs shall be avoided whenever possible; however, where permitted, those over ten feet shall be at least 125 feet apart as measured along the centerline off-sets.
(h) Topographical and Cultural Features. In sloping terrain, streets shall generally run parallel to the contour of the land or cross at slight angles therewith to avoid steep street grades and the concentration of storm surface runoff. Appropriate treatment shall be given toward the preservation of existing views, wooded areas, creeks and other attractive natural features of the plat.
(i) Alleys; Service Roadways. Alleys in residential developments are generally prohibited. Service roadways are generally required in commercial and industrial developments, except where other provisions for suitable access and off-street loading and unloading are assured.
(j) Portion of Tract. Where the plat to be submitted includes only part of the tract owned by the subdivider, the Commission may require topography and a sketch layout of the future street system on the unsubdivided portion.
(k) Relation to Major Streets. Where a new subdivision involves frontage along heavily travelled arterials, limited accessways, freeways or parkways, it is recommended and the Commission may require the subdivider to provide vehicular access to such frontage by one of the following methods:
(1) A parallel street, supplying frontage for lots backing onto the trafficway.
(2) A series of dead-end or short loop streets entered from and planned at right angles to a parallel street, with their terminal lots backing onto the trafficway.
(3) An access drive separated by a planting strip from the trafficway to which vehicular access from the drive is provided at points suitably spaced.
Where any one of the above methods is used, deed covenants or other means shall be provided to prevent any private driveways from having direct access to the trafficway.
(l) Frontage Along Railroads. If a railroad is involved, it is recommended and the Planning Commission may require the subdivider:
(1) To so arrange his plat, where necessary, to permit future grade separation at highway and railroad crossings.
(2) To border the railroad with a parallel street at a sufficient distance to provide deep lots backing onto the railroad, or to provide, through deed covenant, a permanent buffer strip suitable for screen planting or another use compatible to the intended use of the subdivision.
(3) To provide dead-end streets at right angles to the railroad with the rear of the terminal lots toward the railroad.
(Ord. 1955-5. Passed 3-1-55.)
(m) Street Identification Signs; Traffic Control Devices.
(1) Street identification signs shall be provided and installed by the developer in accordance with a plan to be furnished by the Director of Public Service; such signs shall be according to City specifications for street identification signs on file in the office of the Director of Public Service.
(2) Traffic control signs and other devices shall be provided and installed by the developer in accordance with a plan to be formulated by the Chief of Police; such signs and other devices shall meet specifications for traffic control as may be provided by the Chief of Police.
(3) No street shall be accepted by the City in accordance with Section 1115.08 until the provisions of this subsection have been complied with by the developer.
(Ord. 1968-40. Passed 3-12-68.)
(a) Typical Street Standards. The Planning Commission will determine the required minimum dimensional standards of all rights of way, pavements, sidewalks and other public improvements but shall consider the recommendations of the Director of Public Service in doing so. The typical street requirements shall be as follows:
(1) Major street: the right-of-way width shall be as shown on the Master Thoroughfare Plan. As the geometrical design, pavement and right-of-way widths may vary considerably over that of a typical minor street, the Commission shall decide what portion of the major street construction shall be done by the developer. In doing so, the Commission shall take into account the location, extent and character of the proposed development; the degree to which the proposed lots or use is to be serviced or otherwise has access on the major streets; the number of anticipated employees; and the extent of vehicular traffic that may be generated by the improvement or subdivision upon the major street or streets. In case the subdivision lots are not serviced or otherwise do not have access to the major street, then the subdivider will not be required to make the street improvements therein.
(2) Business, industrial, apartments, row house developments: sixty foot right of way; thirty-six foot pavement including curb and gutter; five foot sidewalks at property line.
(3) Typical one-family detached house developments: fifty foot right of way; twenty-six foot pavement, including curb and gutter; five foot sidewalks at property line.
(4) Dead-end streets: fifty foot right of way; twenty-six foot pavement including curb and gutter; five foot sidewalks at property line. The closed end shall be provided with a turnaround having an outside roadway radius of at least fifty feet, and a street property line radius of at least sixty-seven feet. A "T" or "Y" turnaround may be substituted when approved by the Commission.
(5) Marginal access streets abutting a major street: forty foot right of way; twenty foot pavement with curb and gutter on development side; one sidewalk of five feet.
(6) Alleys: twenty-four foot right of way; twenty foot pavement with four foot space for utilities.
(7) Crosswalks: twenty-five foot right of way; at least five foot walk along centerline.
(8) Easements: Utility easements ten feet in width for communication and electric power and street lighting distribution lines and facilities shall be provided on all front lot lines and along certain side or rear lot lines where necessary. Easements may also be required along or across lots where engineering design or special conditions may necessitate the installation of water and sewer lines outside of public rights of way. Easements shall also be provided for watercourses, channels or streams and shall be adequate for the purpose.
(b) Grades. Minimum grades on any street shall be one-half of one percent at gutters for purposes of drainage and not more than six percent for major streets nor ten percent for minor streets wherever feasible; streets shorter than 500 feet, twelve percent.
(c) Street Alignment.
(1) Vertical. The profile grades for major streets shall be connected by vertical curves of a minimum length equivalent to at least twenty times the algebraic difference between the rates of grade expressed in feet per hundred; for secondary and minor streets, at least fifteen times.
(2) Minimum horizontal radii of centerline curvature.
Major streets | 12 degrees | 475 feet |
Secondary streets | 19 degrees | 300 feet |
Minor streets | 28 degrees | 200 feet |
Dead-end streets | 58 degrees | 100 feet |
A tangent at least 100 feet long shall be introduced between reverse curves on major or collector streets and at least fifty feet on minor streets.
(d) Intersections. Property lines at street intersections shall be rounded with a radius of at least thirteen feet and curbs or edges of street pavements shall be rounded by radii of at least twenty-five feet for residential, and fifty feet for industrial or major street intersections.
(Ord. 1991-121. Passed 6-25-91.)
(a) Grading and Paving. Streets shall be graded to full width and fully constructed with sidewalks, curb gutters and a type of roadway approved by the Director of Public Service, and in accordance with the City's specifications. In order to avoid steep banks, grading for roads shall be carried onto lots fronting thereon to produce a pleasing natural effect. In residential subdivisions where the majority of the lots are not less than eighty feet in width:
(1) The Planning Commission may waive the requirement for curb and gutters, provided the storm sewers and surface drainage facilities are arranged to eliminate any need for separate culverts at entrance driveways and the streets are to be sixty feet in right-of-way width.
(2) The Commission may waive the requirements for sidewalks on one or both sides of minor streets, where, in the opinion these are not necessary to safeguard the safety of pedestrians or otherwise useful to the intended occupants of the plat.
(b) Water Supply.
(1) Adequate water supply and distribution system, water mains and fire hydrants connecting the City's water system shall be installed or provided for by the subdivider, subject to the approval of the Director of Public Service.
(2) In case a public water source is not immediately accessible and development of the subdivision would, in the opinion of the health and sanitary agencies involved, jeopardize the health and safety of the public, the Commission shall then withhold its approval of such subdivision if it is satisfied that a public water source will become accessible within a reasonable period of years.
(3) Water systems shall be submitted for approval to the Director of Public Service, County Health Commissioner or State Director of Health as may be required.
(Ord. 1955-5. Passed 3-1-55.)
(4) Water line size in all industrial and commercial areas shall be twelve inches diameter minimum. Water line size in other areas shall be eight inches diameter minimum.
(Ord. 1979-125. Passed 6-26-79.)
(5) All water lines shall have five foot minimum cover over the pipe.
(Ord. 1979-126. Passed 6-26-79.)
(6) Fire lines, where extended to serve industries shall be eight inches minimum diameter. Hydrants shall be located such that no part of the building is more than 300 feet from the hydrant as the hose lies.
(Ord. 1979-127. Passed 6-26-79.)
(7) No utilities shall be located under the pavement, except where crossing the street.
(Ord. 1979-147. Passed 7-10-79.)
(c) Sanitary Sewers and Facilities.
(1) Where a public sanitary sewer is reasonably accessible, the subdivider shall connect or provide for the connection with the sanitary sewer and shall provide within the subdivision the sanitary sewer system required to make the sewer accessible to each lot. Sewer systems shall be submitted for approval of the Director of Public Service, County Health Commissioner or State Director of Health as may be involved.
(2) In case the area in question faces the prospect of remaining indefinitely without a public sanitary sewer system, the Commission may request a report from the public health sanitary agencies involved concerning the effect of the lack of a public sanitary sewer system on the intended use and the community, and the suitability of the soil characteristics, topography or other conditions for the installation of septic systems or other sanitary devices as may be proposed. The Commission, in approving the plat, shall impose the requirements or conditions with respect to the area and frontage of lots for installation of septic tanks or other sanitary facilities as it may deem necessary for the protection of adjacent properties and the public interest. Lot areas of at least 20,000 square feet, with at least 100 feet of frontage will generally be required for residential use.
(Ord. 1955-5. Passed 3-1-55.)
(3) No utilities shall be located under the pavement, except where crossing the street.
(Ord. 1979-148. Passed 7-10-79.)
(d) Storm Drainage. Storm drainage facilities shall be installed or provided for by the subdivider, subject to the approval of the Director of Public Service and the City's specifications. Such facilities shall include all culverts, gutters, catch basins, manholes, sluices, drainage pipe, grading of slopes and ditches necessary to eliminate the collection of surface water along streets and at street intersections; and all piping, grading or ditching necessary to take care of all low areas or the drainage of any natural watercourse made necessary in the development of the building sites or streets. Storm drainage including drain tile around basements shall not be permitted to empty into any sanitary sewer. In providing surface water drainage, the developer of residential lots shall, whenever possible, maintain the land in its natural state and shall not remove live, growing trees from areas behind the rear building lines unless the removal is necessary to provide for the unimpeded construction of dwellings or necessary to provide for the quiet and peaceful enjoyment of the property. No utilities shall be located under the pavement, except where crossing the street.
(Ord. 1968-41. Passed 3-12-68; Ord. 1979-149. Passed 7-10-79.)
(e) Monuments. Monuments shall be placed at all block corners, angle points, points of curves in streets, and at intermediate points as required by the Director of Public Service. The monuments shall be of the material, size and length as may be approved by the Director of Public Service or conforming to the City's standard specifications. Monuments of iron rods not less than three-fourths inches in diameter and two feet in length shall also be securely placed at all lot corners and at all changes in the alignment of street lines.
(Ord. 1955-5. Passed 3-1-55.)
(f) Driveways and Driveway Aprons. Before a certificate of occupancy may be issued by the Building Department for any dwelling within a new subdivision, a driveway for vehicular traffic must be installed in accordance with the following minimum specifications:
(1) Driveways.
A. All residential subdivisions constructed after September 9, 1958, only one driveway/apron shall be permissible in all residential subdivisions. Any additional curb cuts/driveways shall be allowed by permission granted by the Chief Building Official/Service Director only. The additional curb cut may be granted for health, safety and welfare of the City. The driveway shall conform to the following standards: slope away from the house, be of four inch thickness of concrete, 6 sack mix, over a base of one to three inch stone, four inches deep, compacted to ninety percent proctor density, or of six inch thickness concrete, 6 sack mix, over compacted earth.
B. Where there is no garage or where there is a single car garage, the driveway shall be at least ten feet wide. Where there is no garage, the driveway shall extend to the rear main building line.
C. For double garages with sixty feet setbacks, the driveway shall be at least eighteen feet wide. For double garages with greater than sixty feet setbacks, the driveway may be ten feet wide but must be widened to at least eighteen feet for a distance of at least twenty-five feet in front of the garage to provide access to both stalls.
D. For installation over existing stone driveways in established neighborhoods, the following minimum standards shall apply:
1. Three-inch final thickness, highway surface grade asphalt (closed pore) and seal driveway within two weeks.
2. Or four-inch concrete slab, 6 sack mix.
3. Where required by the Chief Building Official, all soft spots will be dug out and filled with one to three-inch size stone and compacted to provide a suitable base.
E. Where a mud driveway or non driveway exists, the specifications for new subdivisions constructed after September 9, 1958, shall apply.
(2) Driveway aprons.
A. Driveway aprons shall be the same width as the driveway at the property line and flare to at least three feet wider per side at the curb line or pavement edge where no curb exists.
B. Aprons in new subdivisions shall be six inches in thickness of concrete, 6 sack mix, over a base comprised of the same material for the driveway.
C. An eight inch minimum diameter culvert must be installed below every apron which has a roadside trench leading to the apron or where adjacent properties having existing culverts, whichever applies.
(Ord. 1996-212. Passed 9-24-96.)
(g) Tree Planting: Each developer or subdivider of land shall plant trees within the tree lawn, which is the area between the improved portion of the street, road or highway and the property line, exclusive of driveways and sidewalks.
The developer or subdivider of land shall plant at least one tree as above mentioned. Each tree shall be at least three inches in caliber or more.
The species, size and general location of such tree or trees shall be subject to the approval of the Park and Shade Tree Commission.
In the event the developer or subdivider is proceeding under the provisions of Section 1115.05, the City Engineer shall estimate the total cost of the planting of trees in the subdivision together with an estimate of the cost of replacement of trees within one year of planting. Such estimate shall not exceed two hundred dollars ($200.00) for each sublot within the subdivision and the developer or contractor shall include in the contract, as provided in Section 1115.05, his promise to plant and maintain the trees as herein required and include an additional performance bond in the amount as estimated by the Engineer.
(Ord. 2001-109. Passed 12-11-01.)
(h) Landscaping of Cul-de-sacs. Where a subdivision of land includes streets with cul-de-sacs and the cul-de-sac portion of the street is to remain unpaved, the developer shall cause the unpaved portion of the cul-de-sac to be planted and landscaped in accordance with the recommendations of the Park and Shade Tree Commission.
In the event the developer or subdivider is proceeding under the provisions of Section 1115.05, the City Engineer shall estimate the total cost of the landscaping and planting of cul-de-sac areas within the subdivision together with an estimate of the cost of replacing the landscaping within one year of the date of planting, and the developer or subdivider shall include in the contract, provided for in Section 1115.05, his promise to perform as specified herein and include an additional performance bond in the amount estimated by the City Engineer.
(Ord. 1968-83. Passed 6-11-68.)
(a) Blocks.
(1) Block lengths should usually not exceed 1600 feet, or be less than 600 feet. Pedestrian crosswalks may be required under certain conditions, but should be avoided through proper block length and street design whenever possible.
(2) The width of a block shall normally be sufficient to allow two tiers of lots, to conform to the zoning requirements or to provide building sites suitable to the special needs of the type of use contemplated.
(3) The depth and width of properties laid out or reserved for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated. Suitable buffer and easement areas may be required, where deemed essential.
(b) Lots.
(1) Size, shape and orientation. The lot size, width, depth, shape, orientation and the minimum building setback lines shall be appropriate for the location of the subdivision and type of development and use contemplated. Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets. A length and width ratio of approximately two and one-half to one is considered desirable. Lot depth in relation to width shall normally not exceed a ratio of three and one-half to one.
(2) Lot dimensions.
A. Lot dimensions shall conform to the requirements of the Zoning Code.
B. Building sites or lots, relying on septic systems shall conform to the provisions specified in Section 1119.04(b) and (c).
(3) Access to streets. Every lot shall normally abut for at least fifty feet on a public street, or it shall have an exclusive unobstructed private easement of access or right of way at least twenty feet wide to a public street for one single-family dwelling and at least fifty feet in width for two or more single-family dwellings or for one or more two-family or multiple dwellings provided the Planning Commission is satisfied that the arrangement will not be hazardous nor in conflict with the continuity of the public street system; provided further that such private street, way or grounds are expressly indicated as for the exclusive use of the abutting or other owner; and a forty foot building setback line is also shown along the sides and at the end of such areas.
(4) Side lot lines. Side lot lines shall be approximately at right angles or radial to the street lines, unless variation of this provision will result in a better street and lot arrangement.
(5) Double frontage lots. Double frontage lots shall be avoided except where essential to provide separation or residential development for major arteries or specific disadvantages of topography.
(6) Building setback line.
A. Building setback lines shall be shown on the plat and reference thereto made in the deed restrictions.
B. The established setback for detached accessory buildings at the rear of a corner lot shall not be closer to the street than the setback line for the main building on an adjoining butt lot.
C. It is recommended that a setback building line of at least forty feet in depth in conformity with the Zoning Code be established along residential lots having their frontage on a major trafficway.
(Ord. 1973-118. Passed 6-12-73.)
(7) Public sites and open spaces. Where a proposed park, playground, school or other public use shown in a general community plan is located in whole or in part in a subdivision, the Planning Commission may require the dedication or reservation of the area within the subdivision in those cases in which the Commission deems such requirements to be reasonable.
No subdivision plan shall be approved unless the developer has made provision for deeding to the City for park, playground and recreation purposes a parcel, approved by the Commission amounting in area to not less than five percent of the total area of the proposed development, provided however, that no parcel shall be approved if less in area than one acre.
If five percent of the total area is less than one acre, or if no parcel within the development is approved for park, playground or recreation purposes, or at the option of the developer, the developer may:
A. Acquire, and deed to the City for park, playground and recreation purposes any parcel, approved by the Commission, located in any part of the City and conforming to the minimum area requirements set forth above.
B. Contribute to a Special Recreation and Land Acquisition Fund, which is hereby established, an amount equal to one hundred dollars ($100.00) per lot. The Special Recreation and Land Acquisition Fund contribution must be paid prior to any permits being issued.
C. A fee shall not be assessed for lot splits created on existing roads.
(Ord. 1994-121. Passed 7-12-94.)
(a) In all cases where concrete paving is specified, required, petitioned for and prescribed, such concrete paving shall be in accordance with and comply with the standards, specifications, profiles and designs as prescribed by the City Engineer under the date of April 1956, and particularly known as "Residential Street Pavement - One Course Concrete, Roll Integral Curb", and shall be in accord with the following printed specifications marked Exhibit "A":
EXHIBIT "A"
RESIDENTIAL STREET PAVEMENT - ONE COURSE CONCRETE
WITH ROLL INTEGRAL CURB
SUBGRADE
Subgrade shall be prepared in accordance with "State of Ohio, Department of Transportation, Construction and Materials Specifications", Item 203.
PAVEMENT AND CURBS
MATERIAL:
Concrete shall meet the requirements for Class "C" Concrete, in the "State of Ohio, Department of Transportation, Construction and Materials Specifications".
CURB CONSTRUCTION:
Placing concrete:
The concrete shall be placed and spaded sufficiently to eliminate voids and so that the curb and slab form an integral unit free from honeycomb after the finishing and placing have been completed.
Expansion joints:
The expansion joints in the slab shall be carried through the integral curb.
Contraction joints:
Contraction joints in the integral curb shall be placed at all contraction joints in the slab and shall be of the same type of construction.
Finishing:
The edges and back top edge of the curb and all transverse joints and planes of weakness shall be rounded with an approved finishing tool having a radius of one-fourth inch. The face of the curb, at the top of all curb and at the bottom of the integral curb, shall be rounded with approved finishing tools, having a radii shown on the drawings. The exposed surfaces of the curb shall be finished smooth and even. Neat cement shall not be used as a dryer to facilitate the finishing surface.
PAVEMENT CONSTRUCTION:
Placing concrete:
The mixed concrete shall be deposited on the subgrade to the required depth in successive batches and in continuous operation without the use of bulkheads between joints. After placing, the concrete shall be struck off to the paving cross section and finished by an approved method to give a smooth surface.
Contraction joints:
Longitudinal and transverse dummy groove contraction joints shall be constructed at the locations shown on the drawings by cutting with a saw to the depth shown after the concrete has hardened sufficiently to permit sawing without damage to the pavement.
The joint shall be filled with a poured joint filler.
Transverse expansion joints:
Expansion joints shall be constructed as shown on the drawings. The bottom of the premolded filler shall be set one-half inch below the bottom of the pavements. The premolded filler shall be set and held in a vertical position and shall be supported by a metal cap not less than twelve feet in length. The joint shall be free from concrete and the end of the joint cleaned of hardened concrete as soon as the forms are removed.
(b) The foregoing requirements of this section shall be considered to be the City's specifications as referred to in this chapter and particularly in Section 1119.04(a).
(c) Facsimiles of such plans, specifications, profiles and designs shall be at all times on file in the office of the Director of Public Service and shall be required to be a part of any contract henceforth let for such type of paving in the City.
(Res. 1958-154. Passed 9-9-58.)
Each developer or subdivider shall plan for the installation of appropriate street lighting within each phase on new subdivision developments in the City. Later developed phase(s) of an existing subdivision shall be lighted with the same basic type of light source as the original subdivision for purposes of consistency. New developments shall be lighted with high pressure sodium. All subdivision lighting shall be underground fed ornamental post top lighting mounted on a decorative pole. The decorative pole must meet engineering specification standards of the C.E.I. Company. Each proposed street lamp shall be located as approved by the City as identified by the C.E.I. Company on its construction drawings for the subdivision. Such street lighting shall be installed when thirty percent (30%) or more of the subdivision is completed.
All costs associated with the installation and operation of the underground fed ornamental street lighting system shall be the responsibility of the developer for a period of three years or until such time as the development is completed. Thereafter, the operating costs for the street lighting system will be assessed to the homeowner of that subdivision. Monthly billing will be rendered by the Illuminating Company after the first full month of installation of the street lighting system and such operating costs will be added to the City's overall monthly street lighting billing. The developer shall be billed for all operating costs associated with the ornamental underground fed street lighting system in the subdivision by the City until such time as the homeowner's street lighting assessment becomes operative and is legally in force.
(Ord. 1988-080. Passed 5-29-88.)