(a) Water Lines and Water Supply.
(1) Public water supply. Where public water supply is available as determined by the Planning Commission, the subdivider or developer shall construct a system of water mains and connect with such public water supply and provide a connection for each lot. Any area or subdivision of twenty (20) or more single-family housing units must have a central water system and central sewerage system, approved by the Ohio Department of Health and accepted by the County Commissioners.
(2) Public Water Distribution Systems. Public wells and other public water distribution systems shall meet the requirements of the State Department of Health as cited in Sections 3701.18 to 3701.21, inclusive, of the Revised Code, Title XXXVII, “Health-Safety Morals” of the State of Ohio.
(3) Individual Private Wells.
A. Test Wells. Where a public water supply is not available at least one (1) test well shall be made in the area being platted for each one hundred (100) lots or each twenty-five (25) acres of area, whichever is the smaller. In cases where copies of the logs of existing wells located within the area being platted are available, this may be submitted in lieu of making test wells.
1. Test wells shall be at least twenty-five (25) feet in depth and shall produce safe potable drinking water at a rate of not less than five (5) gallons per minute per family.
2. A copy of the well log, which shall include the name and address of the well driller, shall be submitted with the plat to the Gallipolis Planning Commission.
B. Location and construction of individual private wells.
1. Individual private wells shall be located at least twenty-five (25) feet from properly lines; seventy-five (75) feet from all septic tanks; approximately one hundred (100) feet from all title disposal fields and other sewage disposal facilities; then (10) feet from all cast iron sewer lines; thirty (30) feet from any vitrified sewer tile lines.
2. As a precaution against seepage, a water-tight seal shall be provided around the pump mounting.
3. All abandoned wells shall be sealed in a manner that will render them water tight.
4. In all cases where it has been determined that individual water supplies from private wells are not feasible, a public water distribution system will be required.
(b) Sanitary Sewers.
(1) Sanitary sewers. If a subdivision can be reasonably served by the extension of an existing public sanitary sewer, as determined by the Planning Commission, the subdivider or developer shall provide a system of sanitary sewer mains and shall provide lateral connections for each lot. Where a public sanitary sewer is not reasonably accessible, the subdivider, the owner, or the developer may provide septic tanks for each lot, provided that such septic tanks are installed in accordance with state and county or local Board of Health requirement. Whenever main lines are installed, sewer and water shall be extended to property lines. Connections to public sanitary sewer lines shall be subject to the approval of and accordance to the specifications of the City Manager or his duly authorized agents.
(2) Individual Sewage Disposal Facilities.
A. In the event the installation of individual disposal systems shall be considered, the absorption ability of the soil, surface drainage, and topography shall be the criteria for determining whether or not the installation of individual septic tank disposal systems is permissible.
B. At least one (1) percolation test shall be made for each lot area being platted, and each test shall be located in close proximity to the proposed sewage disposal unit, be numbered, and its location shown on the plat. Tests shall be made by a recognized authority.
C. The general types of soil encountered in making the tests and the depth of ground water, if found, shall be documented and submitted with the plat, together with the actual percolation time of each test hole and the name and address of the registered engineer making the test and the dates on which they were made.
(3) Percolation tests. All percolation tests shall be performed in accordance with these requirements of the Municipal Health Officer or the County Board of Health.
A. Method of making percolation tests:
1. Dig or bore holes approximately six (6) to ten (10) inches wide, straight sides to a minimum depth of thirty (30) inches or a maximum depth of forty-eight (48) inches.
2. Keep filling holes with water until ground becomes soaked and allow all water to seep away. Then fill holes with water to a depth of twelve (12) inches.
3. Record the time, in minutes, required for last six (6) inches of water to completely seep away. Divide the time by six (6) to obtain average time for water to fall one (1) inch.
4. Size of tile disposal field:
Average Time Required for Water to Fall One Type of
Lineal Feet of Tile Required Inch as Shown by Per- Leaching 2 or less 3 to 4 5 to 6 colation Test Soil Bedrooms Bedrooms Bedrooms Less than 10 minutes Good 100 200 300 10 to 30 minutes Fair 200 400 600 30 to 60 minutes Poor 300 600 900 |
The general types of soil encountered in making the test and the depth of ground water, if found, shall be documented and submitted with the plat, together with the actual percolation time of each test hole and the names and addresses of the registered surveyor and/or engineer making the test as well as the dates on which they were made.
(4) Public sewer distribution systems. Group sewage disposal systems shall meet the requirements of the State Department of Health as cited in Section 3701.18 to 3701.21, inclusive, of the Revised Code, Title XXXVII, “Health-Safety-Morals” of the State of Ohio.
(c) Drainage. All necessary facilities, including underground pipe, inlets, catch basins, or open drainage ditches shall be installed to provide for the adequate disposal of subsurface and surface water and maintenance of natural drainage courses. All storm drainage facilities within the subdivision shall connect to an adequate drainage outlet. A drainage plan shall be submitted simultaneously with the plat of any subdivision showing the proposed scheme of surface drainage.
(1) Standards and specifications for drainage facilities. The construction and of storm water drainage improvements shall be subject to the approval of the City Manager or his duly authorized agents.
(2) Storm sewers and storm water. A drainage system adequate to serve the needs of the proposed new streets and the entire subdivision will be required in the new subdivisions. Where an adequate public storm sewer main is available at the plat boundary, the subdivider shall construct a storm sewer system and connect with the storm sewer main. If such storm sewer systems are not accessible, adequate storm water drainage shall be provided by natural drainage channels with easements of adequate width as approved by the City Manager or his duly authorized agents.
(3) Culverts and Bridges. When natural drainage channels intersect any street right-of-way, it shall be the responsibility of the subdivider to have satisfactory bridges and culverts designed and constructed. Where culverts are required, the following minimum requirements shall be observed:
A. Drainage ditch must have at least 0.20 of a foot grade per hundred feet, or otherwise approved.
B. If the roadway ditch is in excess of two percent (2%), an approved type gutter using concrete, stone, sod, or underground drainage must be used, with sufficient inlets spaced so as to keep the volume of water at a low level. All culverts shall extend across the entire right-of-way width of the proposed road. The cover over the culvert and its capacity shall be approved by the City Manager or his duly authorized agents. The minimum diameter of a culvert pipe shall be twelve (12) inches. Head walls, depending on existing drainage conditions, may be required.
C. Driveway culverts shall have a minimum length of twenty (20) feet. Driveway culverts shall be reinforced concrete pipe or equal, with scaled joints having a diameter of not less than twelve (12) inches. When special drainage designs are necessary, such as masonry or concrete structures, etc., such designs in detail must be submitted to the City Manager or his duly authorized agents for approval in advance of the completion of the construction plans. The driveway culverts shall be laid so as to maintain the flow line of the ditch or gutter. Head walls may be required.
D. All trenches for water lines, sewers, utilities, etc., within the pavement or driveway areas shall be backfilled with grit to a point within a minimum of six (6) inches of the subgrade and to a point three (3) feet outside the pavement edge or three (3) feet back of the curb, if a curb is used.
(d) Street Improvements. All streets and thoroughfares shall be graded to their full width, including side slope, and improved in accordance with the standards outlined or referred to in these Regulations. The subdivider or developer shall present on tracing cloth or paper, using India or equal quality ink, a plan and profile showing proposed street and road grades and drainage structures.
(1) Width of Pavement. The width of pavement will vary, depending upon the character of the development served and the amount of traffic expected to utilize the street.
The following are the minimum street pavement widths:
Type of Street Width of Pavement Major streets and highways Variable 1/ Collector streets 36 feet Local streets serving medium (8 families per net acre or more) density suburban development 28 feet Local streets serving low density suburban development 26 feet Alleys 16 feet Hillside: Group 1 18 feet Group 2 20 feet Group 3 22 feet |
1/ To conform to applicable cross sections of Major Highway Plan, as determined by Planning Commission and City Manager or his duly authorized agents.
In certain instances, especially where a commercial area is involved and no off-street parking facilities are provided and no parking is permitted on the street at any time, a parking lane at least eight (8) feet wide on each side of the street and paved to the satisfaction of and in accordance with the specifications approved by the City Manager or his duly authorized agents may be required in addition to the necessary number of lanes for moving traffic. Where pavement widths greater than those specified above are necessary, provision of same shall be discussed with the public officials having jurisdiction over the planning and construction of public ways to determine whether or not public expenditures for such additional width can or should be made simultaneously with the subdivider’s improvement program.
(2) Subgrade. The subgrade shall be free of sod, vegetation matter, or similar material. Where poor subsurface drainage conditions exist, adequate drainage shall be installed. The subgrade shall be rolled with a roller of not less than seven (7) tons in weight. Sub-base grade tolerance shall be not more than one (1) inch in sixteen (16) feet. Sub-base construction shall be subject to the approval of the City Manager or his duly authorized agents.
(3) Base Course. Base course shall consist of one layer of bankrun gravel two (2) inches thick, one (1) layer of #3 stone four (4) inches thick and a final layer of D-6 aggregate two (2) inches thick, thoroughly compacted and graded with a crown of approximately three-sixteenths of an inch (3/16") per footbase. A greater thickness may be required, depending upon the type of subsoil and subsurface drainage conditions and other pertinent factors. All materials and construction procedure shall be subject to approval of the City Manager or his duly authorized agents.
(4) Surface Course. Upon the expiration of the established maintenance period for the base course, the surface course shall be constructed in accordance with the appropriate standards as determined by the City Manager or his duly authorized agents. The minimum surface course shall consist of the following:
A. A primer or tack coat of bituminous oil of 0.60 gallons per square yard. That prime shall be allowed to cure for at least five (5) days after application of doubleseal coat of 0.50 gallons of MC-4, MC-5, RS-2, or other approved bituminous seal. Each application to be covered with twenty (20) pounds of #6 crushed limestone or equal for each course.
B. The right is reserved to the City Manager or his duly authorized agents to determine the proper type and time for the application of the surface course, but in no event will the subdivider be required to defer the construction of the surface course for a period in excess of that specified by the City Manager or his duly authorized agents for the completion of the required improvements as provided in subsection (h) of this section. The subdivider shall give three (3) days’ notice to the City Manager or his duly authorized agents as to the time when the construction of the base and surface courses is to be started so that the work may be inspected by the City Manager or his duly authorized agents. After the final rolling, the street or road shall be closed to traffic for twenty-four (24) hours.
(5) Concrete pavement. If the subdivider elects to construct concrete pavement or if such type pavement is required by the City in order to meet traffic needs, such concrete pavement shall have a minimum thickness of six (6) inches and shall meet the current T-70 Portland Cement Concrete Pavement Specifications of the State of Ohio Department of Highways.
(6) Curbs and gutters.
A. The requirement of curbs or curbs and gutters will vary in accordance with the character of the area and the density of development involved. In urban or suburban areas curbs are necessary to control storm water runoff and to clearly define driving and parking areas.
B. The slope areas where average topographic slope is fifteen percent (15%) or greater, refer to Hillside Regulations, Chapter 1121.
C. Curbs shall be required on all streets designed to serve areas where the existing or anticipated net residential density of the area surrounding the proposed subdivision equals or exceeds three (3) families per net acre.
D. Where residential lot frontages are less than eighty-five (85) feet, in commercial developments or where other similar intensive urban uses exist or are anticipated, curbs shall ordinarily be required. The installation of curbs may be required on major or minor highways if such construction is deemed necessary for public safety.
E. Where curbs exist on abutting properties, their extension will ordinarily be required throughout the proposed subdivision.
F. Where curbs are not required, adequate gutters shall be graded and protected by seeding or appropriate surfacing.
G. Curbs may be of the wall type or may be combined with gutters built of concrete. Curbs, combined curbs and gutters, and graded gutters shall be constructed in conformance with the current Construction and Material Specifications of the State of Ohio Department of Highways as they pertain to this type of improvement.
(7) Driveways.
A. The maximum grade on driveways shall not exceed ten (10) percent. Driveway pipe shall be reinforced concrete pipe or equal with minimum diameter of twelve (12) inches and a minimum length of twenty (20) feet.
B. The subdivider or developer shall place approved drainage structures under intersecting roads, drives, lanes or property entrances and at other locations where required.
(e) Utilities and Other Improvements. Electrical service, gas mains, and other utilities should be provided within each subdivision. Whenever such facilities are reasonably accessible and available, they may be required to be installed within the area prior to the approval of the final plat.
(f) Sidewalks. Concrete sidewalks having a minimum width of four (4) feet and having minimum thickness of four (4) inches shall be installed along both sides of major and collector streets and along both sides of other streets whenever the lots fronting thereon have an average area of less than seven thousand, five hundred (7,500) square feet. In other instances, the Planning Commission may require such sidewalks as it deems necessary to provide for the safety of pedestrians in walking to such schools or similar major destinations. Concrete sidewalks shall be constructed in conformance with the current Construction and Material Specifications of the State of Ohio Department of Highways as they pertain to this type of improvement.
(g) Street Name Signs. Street name signs, of a type similar to those in use throughout the city, shall be erected by the subdivider at all intersections.
(h) Improvements Bond. The improvements and standards therefor described in Chapters 1113 and 1117 have been adopted by the City Commission at a meeting on January 10, 1967, and no final subdivision shall be approved unless (a) the improvements listed in the sections of these Regulations have been satisfactorily completed prior to such approval or (b) the subdivider shall file with the City Commission a surety bond, cashier's or certified check for the estimated amount of construction cost which shall be approved by the City Manager or his duly authorized agents, guaranteeing to the city that such improvements will be constructed and completed in a satisfactory manner and within a period specified by the City Manager or his duly authorized agents, but such period shall not exceed one (1) year. Said bond or checks shall be approved by the Solicitor and shall be made payable to and enforceable by the Municipality of Gallipolis, Ohio. Upon satisfactory completion of the improvements and approval of the same in writing by the City Manager or his duly authorized agents and with the presentation of letters of certification of payment in full of all contractors, subcontractors, suppliers of materials, engineers, surveyors, and all inspection fees or other fees incurred by the installation of the improvements by the subdivider, the bonds may be released in writing by the City Clerk and may be returned to the developer.
(i) Provisions for Maintenance and Operation. Where the subdivision contains sewers, sewage treatment plants, water supply systems, park areas, street trees, or other physical facilities necessary or desirable for the welfare of the area and which are of common use or benefit and which are of such character that the county or other public agency does not desire to maintain them, provisions shall be made by trust agreements, which are a part of the deed restrictions and which are acceptable to the City Commission for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivisions.
(Ord. 67-11. Passed 1-24-67.)