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The design of the subdivision shall be based on an analysis of environmental characteristics of the site. To the maximum extent possible, development shall be located so as to:
• Preserve the natural features of the site,
• Avoid areas of environmental sensitivity, and
• Minimize negative impacts on and alteration of natural features.
The following specific areas should be preserved as undeveloped open space, to the extent consistent with reasonable utilization of the land:
(a) Wetlands, as defined in Section 404, Federal Water Pollution Control Act Amendments of 1972, subject to field verification by the U.S. Army Corps of Engineers, or other agency authorized to make such determination;
(b) Lands subject to flooding, pursuant to Section 1193.03 below;
(c) Slopes in excess of fifteen percent (15%) unless appropriate engineering methods are employed to address erosion, stability and resident safety;
(d) Historically significant structures and/or sites as listed, or eligible for inclusion, on the National Register of Historic Places;
(Ord. 2009-85. Passed 12-8-09.)
If the Planning Commission finds that land proposed for subdivision development is unsuitable due to flooding, poor drainage, topography, inadequate public facilities, and/or other condition that may be detrimental to the general health, safety or welfare of the public, and if it is determined that the land should not be developed for the purpose proposed, the Planning Commission shall not approve such subdivision unless adequate methods are proposed by the Owner/Developer for alleviating the problems that would be created by development of the land, subject to the approval of the City Engineer.
(a) Land Subject to Flooding. The subdivision of lands within areas subject to flooding shall be subject to the standards and regulations of Chapter 1335 of the Codified Ordinances, and shall, in addition, be subject to the following requirements:
(1) No subdivision or part thereof shall be approved if the proposed subdivision development will, individually or collectively, significantly increase flood flows, heights or damages.
(2) No subdivision, or part thereof, shall be approved which would substantially affect the storage capacity of the flood plain.
(3) Buildings or structures shall not be permitted in floodway areas. Sites for these uses may be permitted outside the floodway if the sites or structures are elevated to such height that the lowest floor of the structure is least one (1) foot above the 100-year base flood elevation, as established by the Federal Emergency Management Agency (FEMA), and/or other authorized agency, in a flood study or report approved by the City. Required fill areas must extend fifteen (15) feet beyond the limits of the structure(s).
(4) When the Planning Commission determines that only part of a proposed plat can be developed in compliance with these requirements, it shall limit development to only that portion,
(5) The Planning Commission may attach other reasonable conditions as is appropriate to the approval of plats within areas subject to flooding. Such conditions may include, but are not limited to, requirement for the construction of dikes, levees or other similar measures, or flood proofing of structures, as recommended by the City Engineer.
(Ord. 2009-85. Passed 12-8-09.)
(a) The Owner/Developer shall use adequate measures to minimize erosion and its impacts during subdivision construction activity. The City Engineer shall have the authority to require detailed erosion and sedimentation plans be submitted if it is determined that the size and/or scale of the proposed subdivision warrants such action. Generally, such a plan shall be required for, but not limited to, major subdivisions where the total area of the subdivision is more than one (1) acre in size, or if the subdivision is located where average slope exceeds five percent (5%). In addition, the Mayor shall have the authority to require erosion and sedimentation plans for any established lot where development is proposed to occur.
(b) Erosion and sedimentation plans shall be prepared by a Professional Engineer, and indicate the techniques to be used to control erosion both during construction and permanently, and include a schedule for installing same. Erosion control plans shall be based on the control of erosion on-site, with the objective of eliminating or minimizing erosion and sedimentation impacts off-site. Techniques, devices and/or measures used shall be reviewed and approved by the City Engineer.
(c) All erosion and sedimentation control devices shall be in place at the start of construction activity.
(Ord. 2009-85. Passed 12-8-09.)
(a) Construction Site Runoff Control. The Owner/Developer shall use adequate measures to minimize erosion and other negative water quality impacts as a result of construction and development activity. The Planning Commission shall have the authority to require a Storm Water Pollution Prevention Plan in those cases where the scope and scale of the development warrants, as recommended by the City Engineer. The plan shall be prepared by a Professional Engineer or other certified professional and shall be developed utilizing current industry standards and effective Best Management Practices (BMPs). As part of the plan, the Owner/Developer shall install, inspect and keep records of inspection, and maintain BMPs throughout the duration of the permit. The City may inspect the construction site for compliance with the Storm Water Pollution Prevention Plan and, if found lacking, may issue a permit violation, stop work order, fine or other measure to ensure compliance.
(b) Post Construction Runoff Control. Post construction runoff control shall be addressed in the design phase of proposed subdivisions. Both structural and nonstructural post construction BMPs will be considered. Use of riparian setbacks, green space preservation, porous pavements, water quality swales and grass filter strips are a few methods to be considered. Specific sites within the proposed subdivision may be inspected for compliance and, if found lacking, an inspector may issue a permit violation, stop work order, or fine to ensure compliance. Fines as defined by separate ordinance may be levied by the City as soon as one (1) week after notification of violation.
(c) Storm Water Drainage.
(1) General. No subdivision plan or plat shall be approved that does not make adequate provision for storm water runoff and flood waters. The Planning Commission shall have the authority to deny subdivision approval for areas of extremely poor drainage, including subdivisions in areas dominated by hydric soils. In any subdivision, the storm drainage system shall be separate and independent of any sanitary sewer system.
(2) Preservation of Natural Drainage Courses. The flow of all existing drainage courses, including underground drainage systems, shall not be impeded. Such underground systems, including farm field tile systems, shall be identified and mapped as part of the preliminary plan.
No natural drainage course shall be altered and no fill, buildings or structures shall be located unless provision is made for the flow of storm runoff and/or surface water. An easement shall be provided on both sides of the existing surface drainage course adequate for the purpose of future widening, deepening, enclosing or otherwise improving said drainage course. If such drainage course crosses private property, easements must be obtained by the Owner/Developer for construction and future maintenance. These easements must be shown on the Construction Plans, including the volume and page number of the recorded easement.
(3) Outlets. No subdivision plan or plat shall be approved by the Planning Commission unless an adequate outlet for storm water, as shown on the plan or plat, is approved by the City Engineer. Generally it will be necessary to pipe storm water to an adequate watercourse, stream or existing storm system which has the capacity to accommodate the flow, or to utilize acceptable on-site water retention methods adequate to minimize excessive off-site storm water flows.
(4) Submittal Data. Culverts and other components of storm water conveyance systems that cross streets or roadways shall be designed so as to adequately address the ten (10) year storm under residential streets and the fifty (50) year storm under collector and arterial streets. The City Engineer may require the Owner/Developer to pay for an analysis of the existing storm water system to determine how best to connect the proposed development to the existing system or any required improvements downstream so as not to overload the system. The post development runoff rate may not exceed the predevelopment runoff rate as determined by the 100 year storm event.
(d) Culverts. All culverts utilized in subdivisions shall have the appropriate headwalls and/or other structures and improvements to protect the facility.
(e) Open Drainage Channels. The determination as to whether a specific drainage course shall be enclosed or open shall be made by the City Engineer. In those cases where an open channel is determined to be acceptable, the cross section and profile of the open channel and its banks shall be determined by the City Engineer.
(Ord. 2009-85. Passed 12-8-09.)
(a) General. All streets shall be designed with appropriate regard for topography, streams, wooded areas, soils, geologic limitations and natural features. Roadways shall further be designed to permit efficient drainage and utility systems layouts while providing safe and convenient access to property.
(b) Classification, Street Widths and Street Grades. The arrangement and classification of all streets in newly developed areas shall conform to the Thoroughfare Plan. For streets not indicated on the Thoroughfare Plan, the arrangement shall provide for appropriate extensions of existing streets. The Planning Commission shall make the final determination as to the classification of any new street, based on the potential development of the site, and its potential traffic volume, expressed in ADT (Average Daily Traffic), the character of the surrounding area, and the Thoroughfare Plan. Rights-of-way, pavement widths and street grades shall be as specified in Appendix A, which is hereby made a part of this Ordinance.
(Ord. 2009-85. Passed 12-8-09.)
(c) Alignment.
(1) The street pattern shall make provision for the continuance of streets into adjoining areas and for the connection to existing rights-of-way in adjacent areas.
(2) If a subdivision adjoins or contains an existing or proposed arterial or major collector street, direct access points to such street shall be minimized. The Planning Commission may require marginal access streets or reverse frontage with a planting strip of a minimum width of twenty (20) feet on the rear of those lots abutting the street, and no vehicular access across the strip.
(3) If a subdivision adjoins an existing or proposed arterial or major collector street, the Planning Commission may require drainage improvements and the construction of separate turn lanes and/or traffic signals on such streets into the proposed subdivision.
(4) Local streets shall be laid out so as to discourage use by through traffic.
(5) Streets shall intersect one another at ninety (90) degrees, or as near to ninety (90) degrees as possible, but in no case less than seventy-five (75) degrees. The intersecting street must remain within these degree parameters for a distance of not less than one-hundred feet (100') from the intersection.
(6) Street jogs shall be discouraged. Where such jogs are unavoidable, in no case shall the centerlines be offset by less than 125 feet.
(7) Half width streets shall be prohibited.
(Ord. 2020-54. Passed 9-8-20.)
(d) Dedication. The necessary rights-of-way for widening or extension of all thoroughfares, shall be dedicated to public use. When a subdivision fronts on an existing City street, or County or township road, dedication shall be made to the proper authority so as to meet the requirements of the table in Appendix A.
(e) Blocks. Blocks shall not exceed 1,200 feet in length except where specific topographic conditions require a greater length.
(f) Street Names. The names of new streets shall not duplicate names of existing dedicated streets except that new streets which are extensions of existing streets shall bear the names of such existing streets. All new roadways shall be named according to the following manner:
DIRECTION | CUL-DE-SACS | ALL OTHER STREETS |
North/South | Place | Avenue |
East/West | Court | Street |
Diagonal | Way | Road |
Curving (over 600 ft.) | - | Drive |
Curving (under 600 ft.) | Way | Circle |
(g) Curbs, Gutters and Sidewalks. Curbs, gutters and sidewalks shall be required in all subdivisions. In no case shall a Certificate of Zoning Compliance be granted for a building within a new subdivision where sidewalks are required until such sidewalks are constructed on the lot(s) and approved. Sidewalks shall comply with standards as provided by the City Engineer.
(h) Driveways.
(1) All driveways shall be at least three (3) feet from the side lot line.
(2) No driveway shall be approved providing direct access from a single or two family residential lot to a street designated as an arterial or major collector street, except where no alternative access is available.
(Ord. 2009-85. Passed 12-8-09.)
(a) All lots shall have the required frontage on an improved public street or an approved private street.
(b) Lots in subdivisions located within the City of Galion shall meet the dimension and area requirements of the zoning district in which such subdivision is located. In addition, all lots shall also meet the following requirements:
(1) All residential lots shall be approximately rectangular in shape, and should not have a depth in excess of three (3) times their width, except where extra depth is necessary due to topography and/or natural conditions, or to meet other requirements of this Ordinance.
(2) Double frontage and reverse frontage lots should be avoided, except where required to provide separation from arterial or major collector streets, or to overcome specific conditions of topography and/or orientation. In such cases, an easement shall be provided along the rear lot line across which there shall be no vehicular access.
(3) Whenever possible, residential subdivisions shall be designed so that corner lots have a larger area than interior lots
(4) Whenever possible, side lot lines should be at right angles or radial to street lines.
(5) When necessary, easements shall be provided along side and rear lot lines for utility lines. Easements shall be provided on both sides of any open drainage course, for the purposes of widening, deepening or general maintenance. Such easements shall comply with the requirements of Section 1193.08 below.
In no case shall a fence or any other obstruction be constructed on this easement. Notwithstanding the above, the removal of any existing obstruction within such easement shall be the responsibility of the owner of the property at the time such action is required.
(Ord. 2009-85. Passed 12-8-09.)
(a) Utility Easements. Easements shall be required for poles, wire, cable, conduits, storm and sanitary sewers, water lines, gas lines and/or other utility lines. Generally, such easements shall be not less than ten feet (10') in width and be located along front, rear and/or side lot lines of each lot. Notwithstanding the above, easements of greater width may be required in particular cases, upon determination of the City Engineer.
(b) Watercourse Easements and Riparian Setbacks. When any stream or surface drainage course is located within a proposed subdivision, the Owner/Developer shall provide an easement along each side of such stream or water course for the purpose of widening, deepening, relocating or other maintenance. The width of such easement shall be determined by the City Engineer. Provisions shall be made by the Owner/Developer for perpetual maintenance of all watercourse easements.
(Ord. 2009-85. Passed 12-8-09.)
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