CHAPTER 1112
Design Standards
1112.01   Generally.
1112.02   Physical features.
1112.03   Drainage.
1112.04   Public sites and open spaces.
1112.05   Trees.
1112.06   Subdivision name.
1112.07   Street names.
1112.08   Lot identification.
1112.09   Off-street parking and loading requirements.
1112.10   Easements.
1112.11   Streets.
1112.12   Alleys.
1112.13   Blocks.
1112.14   Lots.
1112.15   Neighborhood development.
1112.16   Sidewalks.
1112.17   Door delivery or curbline mail delivery.
   CROSS REFERENCES
   Plat and subdivision defined - see Ohio R.C. 711.001
   Original plats - see Ohio R.C. 711.01 et seq.
   Vacating or altering plats on application of owner - see Ohio R.C. 711.17 et seq.
   Lots outside municipal boundaries - see Ohio R.C. 711.24 et seq.
   Revision of plats - see Ohio R.C. 711.28 et seq.
   Lost or destroyed records - see Ohio R.C. 711.34 et seq.
   Street dedication and acceptance - see Ohio R.C. 723.03
1112.01 GENERALLY.
   (a)   The provisions of Section 1112.02 through Section 1112.16, inclusive, shall control the manner in which streets, public utilities, lots and blocks and other physical elements of a subdivision are to be arranged on land.
   (b)   Subdivision design principles and standards shall help insure convenient and safe streets, the creation of usable lots, provision of adequately sized public utility systems and the reservation of land for recreational purposes. The planning of attractive and functional neighborhoods shall be promoted, and the impact that subdivision developments will have on the provision of community facilities and the character of adjoining areas will be evaluated in order to insure the continuation of an orderly and desirable residential community within the City of Elyria, Ohio.
   (c)   The Planning Commission shall consult with the appropriate City staff to insure that all of the design standards are met within any subdivision development.
(Ord. 97-297. Passed 12-15-97.)
1112.02 PHYSICAL FEATURES.
   (a)   Subdivisions shall be planned to take advantage of the topography of the land, to economize in the construction of drainage and street and sewer improvements to reduce the amount of grading, to preserve tree stands and topsoil, to protect such land features as watercourses and unusual rock formations, which, if safeguarded, will contribute to the value of the subdivision, the neighborhood and the City of Elyria, Ohio.
   (b)   Due consideration shall be given to the following conservation principles in preparing the design of a subdivision:
      (1)   Flood plain protection. Lands prone to flooding within the boundaries of the subdivision shall not be platted for residential use or for any other use that may cause increased danger to health, life or property or further aggravate the flood hazard. Developers shall consult the flood plain ordinance of the City of Elyria and the Flood Insurance Rate Map (FIRM), as published by the Federal Emergency Management Agency (FEMA), to determine whether or not the proposed development is within a flood hazard area.
      (2)   Erosion and sedimentation control. Consideration shall be given to sedimentation and erosion control where earth-moving practices involve finished grading of improved lots, rehabilitation of excavated slopes, road grading, topsoil removal or alteration or enlargement of waterways or drainage creeks, during and after construction.
      (3)   Protection of natural features. Natural features, irregularities in slope, natural drainage patterns of rivers and streams, and groves of trees, shall be protected and avoided in designing the layout of streets, lots and blocks.
   The Planning Commission may waive certain design principles in order to preserve unusual land features within the boundaries of the site to be subdivided.
      (4)   Streets and natural land features. Where the site is relatively flat, or includes very gentle undulations, the street pattern will be designed to follow the natural land and watercourses to the extent possible.
   All building sites, wherever possible, shall be above the finished gradient of the street.
(Ord. 97-297. Passed 12-15-97.)
1112.03 DRAINAGE.
   Subdivisions shall conform to the following general drainage requirements:
   (a)   The Planning Commission shall not approve any subdivision having storm and/or sanitary drainage which is determined to be inadequate by the City Engineer.
   (b)   No natural drainage course shall be altered and no fill, buildings or structures shall be placed in it, unless approved by the City Engineer, or the County Engineer, if he or she is involved. The City or the County Engineer may require that an easement be provided.
Ord. 97-297. Passed 12-15-97.)
1112.04 PUBLIC SITES AND OPEN SPACES.
   Subdivisions shall conform to the following public sites and open space requirements:
   (a)   Provision shall be made, if requested by the Planning Commission, for the allocation of areas for playgrounds, school sites, parks and other outdoor recreational facilities, as indicated on the adopted or amended City Comprehensive Plan of Parks, or any other plan of the area in which the subdivision is located, the same to be made available by one of the following methods as required by the Planning Commission:
      (1)   Parks, playgrounds, open spaces and recreational areas.
         A.   The dedication to public use, on the plat of the parcel proposed for subdivision, of a parcel of land equal to at least four percent of such parcel proposed for subdivision;
         B.   The conveyance by deed to an appropriate public body of a parcel of land equal to at least four percent of the parcel proposed for subdivision;
         C.   A conveyance or reservation to the owners of land within the proposed subdivision, of a parcel of land equal to at least four percent of the parcel proposed for subdivision for use by the property owners within such subdivision. The City will not be responsible for the continuing maintenance of this land.
   A mandatory homeowners' association shall be created by the developer which encompasses the proposed subdivision in its entirety for the purpose of maintaining the required open space(s) within the subdivision. The homeowners' association shall be established prior to the sale of the first lot within the subdivision. The developer shall be considered the head of the homeowners' association until seventy-five percent of the lots in the subdivision have been sold.
         D.   Cash, equal to four percent of the raw land acquisition cost of the parcel proposed for subdivision, if the parcel was acquired within the last ten years; or
         E.   Such other method that may be mutually agreeable to the developer/subdivider and the Planning Commission.
      (2)   School sites.
         A.   The dedication for public use of land in such reasonable amount as may be determined by the Planning Commission;
         B.   The reservation for acquisition by the school district within which the land is located, within a period of eighteen months, of land in such reasonable amount as may be determined by the Planning Commission. Such reservation shall be made in such a manner as to provide for a release of the land to the subdivider in the event no public agency proceeds with the purchase. The eighteen months' reservation shall begin with the date all or any part of the proposed subdivision is officially recorded.
      (3)   Designation. Each public site, utility easement and other area to be dedicated, as designated on the plat, shall be so designated as to indicate the purpose of such dedication and to whom it is to be dedicated.
   (b)   Due regard shall be shown for preserving natural features, such as scenic spots, watercourses or mature groves of trees.
(Ord. 97-297. Passed 12-15-97.)
1112.05 TREES.
   Street trees shall be located outside any sewer or water easements, unless otherwise approved by the Parks and Recreation Department, that may be adjacent to the street right-of-way, and shall be planted in such a manner as not to impair visibility of any vehicular or pedestrian traffic at any corner. Types of trees must be in accordance with those specified in the provisions of these Codified Ordinances pertaining to trees.
(Ord. 97-297. Passed 12-15-97.)
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