The improvements which are hereby required shall be designed, furnished and instal led by the subdivider in accordance with the provisions of these Subdivision Regulations and other regulations of the State and City. They shall be installed before the final plat is ap proved or in lieu thereof, financial guarantees for such installation shall approved prior to the approval of the final plat. The subdivider shall provide and install within the proposed subdivision improvements not less than set forth in Table 1.
TABLE 1
SCHEDULE OF REQUIRED IMPROVEMENTS
Single-family less than 80 feet
Residential Subdivisions (by average lot width) 80 feet to 120 feet
Multifamily Residential Industrial and Business over 120 feet
Subdivisions
Drainage
Grading
streets, blocks
and lots
streets, blocks
and lots
streets, blocks
and lots
streets, blocks
and lots
Storm systems
sewer system
sewer system
sewer system
sewer system
Street improvements (for both new and existing streets)
Pavement
required
required
required
required (See Table 2)
Curbs and gutters
Gutters
required
required
required
required
Sidewalks
both sides
both sides
both sides
both sides
Street signs
required
required
required
required
Street lights
required
required
required
required
Street trees
required
required
required
required
Sewer and water
central
systems
central
systems
central
systems
central
systems
Public sites
required
required
required
required
Monuments
required
required
required
required
(Ord. 2000-55. Passed 7-5-00)
(a) Drainage. A drainage system shall be designed and constructed by the subdivider to provide for the proper drainage of the surface water of the subdivision and the drainage area of which it is a part. To this end the subdivision shall be graded as required by Table 1, the Schedule of Required Improvements, and the following requirements and methods shall be followed:
(1) Drainage Plan. Prior to the start of any construction (houses or streets), the subdivider shall furnish a plot plan showing the slab or floor elevation of each house proposed to be constructed. He/she shall also show by the use of arrows how he/she proposes to surface drain each lot. The subdivider shall submit topographic maps showing the area to be drained with calculations prepared by a registered professional engineer in determining the proposed storm water collection system.
(2) Drainage requirements (Grading). No final grading or sidewalk or pavement construction or installation of utilities shall be permitted in any proposed street until the final plat has been approved or conditionally approved. The subdivider shall grade each subdivision as specified in Table 1, the Schedule of Required Improvements, in order to establish street, block and/lot grades in proper relation to each other and to topography, as follows:
A. Street grading plan. A grading plan shall be prepared for the streets along with street improvement details. The grading of the roadway shall extend the full width of the right of way. Planting strips shall be graded at a gradient of not less than two percent or more than three percent upward from the curb to the sidewalk or property line.
B. Block and lot grading.
1. Block grading shall be as follows:
a. A ridge along rear lot lines, draining into the streets.
b. Parts of all lots draining to a sidewalk or ditch along rear lot lines.
2. Lot grading shall be as follows: Lots shall be graded so that water drains away from each building at a minimum grade of two percent. Surface drainage swales shall have a minimum grade of one half percent and shall be designed so that surface water will drain into a driveway, street gutter, storm sewer, drain inlet or natural drainage way. The minimum grades of driveways shall be four tenths percent and a maximum of fifteen percent.
C. Topsoil. If grading results in the stripping of topsoil, the topsoil shall not be removed from the site or used as fill, but shall be saved and uniformly spread over the lots as grading is finished.
D. Trees. As many trees as can be reasonably utilized in the final development plan shall be retained and the grading adjusted to the existing grade at the trees. (Ord. 1971-110. Passed 9-8-71.)
(3) Drainage system requirements. The design criteria for the drainage systems shall be based on the State of Ohio Department of Transportation, Manual of Location and Design. Runoff or design discharge for sewer design where the contributing area generally consists of pavement and a narrow strip back of the pavement shall be obtained from the rational formula: Q = CIA. The following minimum design frequencies are to be used:
Roadway ditches | 2 years |
Storm sewers | 5 years or 10 years |
Culvert under roadways | 25 years |
Watercourses | 10 years |
RUNOFF COEFFICIENTS AND RAINFALL FREQUENCIES
BASED ON GENERAL CHARACTER OF TRIBUTARY AREA
Coefficient Used in This
Description of
Area
Rainfall
Frequency
(Years
Range of
Runoff
Coefficient
Report
Open Space-Conservation
5
0.25
0.40
0.30
Rural Residential
5
0.25
0.40
0.30
Low Density Urban Residential
5
0.30
0.50
0.40
Medium Density Urban Residential
5
0.30
0.50
0.50
High Density Urban Residential
5
0.30
0.50
0.50
Multifamily Urban Residential
5
0.40
0.60
0.60
High Density Multifamily Urban Residential
10
0.50
0.70
0.60
High Density Multifamily - Commercial Urban Residential
10
0.50
0.70
0.60
Local Commercial
10
0.50
0.70
0.50
Office and Limited Business
10
0.50
0.70
0.50
Community Commercial
10
0.70
0.90
0.80
Central Retail - Office
10
0.70
0.90
0.90
Intensive and Automotive Oriented Commercial
10
0.70
0.90
0.90
Highway Interchange Commercial
10
0.70
0.90
0.80
Industrial Research and Office
10
0.50
0.70
0.60
Industrial
10
0.40
0.90
0.60
Manufacturing, Storage and Disposal
10
0.40
0.90
0.60
Railroad Yard Areas
10
0.20
0.40
0.30
(Ord. 1976-73. Passed 4-21-76.)
A. Road drainage system. The road storm drainage system shall serve as the prime drainage system. It shall be designed to carry roadway, adjacent land and house storm water drainage.
1. Road storm sewers (enclosed). The design discharged used to determine pavement inlet spacing shall be based on the rational method mentioned in this subsection (a)(3). The gutter flow between inlets shall be calculated by the equation: Q =.56Z/N S1/2 F8/3. (See Manual of Location and Design.)
The inlet spacing shall be based on a ten year frequency, fifteen minutes duration design storm. The spread of water on the pavement shall be limited to two feet into the traveled lane. In addition, standard manholes or combination manhole inlets for cleaning purposes shall be placed no further than 300 feet apart. (Ord. 1971-110. Passed 9-8-71.)
2. Storm sewer laterals. A storm sewer lateral shall be provided for each lot to accommodate footer drains and downspouts. (Ord. 1971-130. Passed 11-17-71.)
B. Off road drainage systems.
1. The design of the off road drainage system shall include the watershed affecting the allotment and shall be extended to a watercourse or ditch adequate to receive the storm drainage.
a. All watercourses or ditches with a design capacity not exceeding the capacity of a thirty six inch concrete pipe shall be enclosed. Existing creeks or ditches constructed by the subdivider which exceed the above limit shall be constructed with a minimum fifteen foot wide continuous earth roadway to provide access for maintenance equipment to all sections of the ditch. The ditch easement shall be wide enough to contain such ditch slopes and roadway with ample clearance for the operation of maintenance equipment. Open ditches will have a side slope ratio of 2:1 and a minimum two foot bottom width.
b. No open ditch shall be constructed within 100 feet of the rear of a house, as measured from the house to the edge of the ditch easement.
c. Any storm drainage courses carried along side lot lines shall be enclosed with approved pipe.
2. Easements for drainage purposes shall be a minimum of twenty feet in width. Where the watercourse is large, easement widths shall be increased as determined by the City Development Engineer. Where watercourses cross plotted lots diagonally, the subdivider shall straighten such courses where practicable and shall substantially follow sublot lines. Easements shall be shown on the record plat and deeds shall cover all existing or reconstructed watercourses.
(Ord. 1998-17. Passed 2-18-98.)
C. Protection of drainage systems. The subdivider shall adequately protect all ditches (roadways and watercourses) to the satisfaction of the City Development Engineer as follows:
1. Any watercourse having a gradient in excess of two and one half percent shall be enclosed with pipe with the necessary inlets and shall be piped to a storm sewer, if nearby, or otherwise to a natural watercourse. Where a street is of considerable length and of various gradients, part of which require storm sewers, the lengths between the storm sewers even though less than two and one half percent gradient shall also be enclosed in pipe, when required by the City Development Engineer. Material and construction shall be in accordance with the specifications of the Deputy Service Director/Superintendent of Engineering. Watercourses or road gutters having a gradient exceeding one and one half percent shall be sodded or paved with brick, concrete, half tile or broken concrete slabs. All areas within the right of way not paved or sodded shall be fertilized and seeded. (Ord. 2002-106. Passed 11-6-02)
2. All adjoining land where the vegetation has been injured or destroyed or where the land is in need of protection to prevent erosion, deposits in the drainage facilities and/or unsightly conditions shall be restored and protected as directed by the City Development Engineer.
(Ord. 1998-17. Passed 2-18-98)
3. In all cases, any drainage facility within the subdivision shall be in a stable condition, free from either erosion or sedimentation and/or other debris.
(Ord. 1998-17. Passed 2-18-98)
4. No construction shall begin until the subdivider has complied with all of the provisions of the Kent City Codified Ordinances, and obtained all permits required by the Ohio Environmental Protection Agency and the Army Corp of Engineers.(Ord. 1999-133. Passed 12-1-99)
D. Pipe policy. The following pipe policy and the pipe policy of the State of Ohio Department of Transportation, "Construction and Material Specifications, 706, 707", shall be used in designing storm sewer systems subject to the approval of the City Development Engineer.
1. All pipe lines (including culverts and storm sewers) which are located beneath the roadway shall meet the requirements set forth for Class A pipe.
2. Longitudinal storm sewer lines, not under the main roadways, shall be Class D or Class E pipe. Where these sewers are shallow or located beneath drives, Class B or Class C pipe shall be specified.
3. Longitudinal roadway drainage lines, for which sealed joints are unnecessary or undesirable, shall be Class H pipes. Portions of these drains that require stronger pipe because of shallow cover or location beneath drives shall be Class C pipe.
4. Open end driveway pipe twenty four inches or less in diameter may be Class F pipe and larger pipes shall be Class B or Class C pipe.
5. Outlet pipe or open joint drains (Class H or I), shall be in accordance with the provisions of Class F pipe and will usually be ten feet in length.
6. Pipe under drains shall be Class I pipe.
7. Pipe arches or elliptical pipes shall be Class G pipe.
(Ord. 1998-17. Passed 2-18-98)
(b) Street Improvements.
(1) The subdivider shall design and construct pavements of the sizes and types not less than set forth in Table 2 for all streets. Pavement cross sections shall be as shown in Appendix H. The construction and materials shall be as specified by the State of Ohio Department of Transportation Construction and Material Specifications or as specified by the Deputy Service Director/Superintendent of Engineering. (Ord. 2002-106. Passed 11-6-02)
(2) Henceforth all curbs installed in the City, whether they be installed by the City, governmental agency, private individual or corporation, shall be straight curbs and the same shall be six inches by eighteen inches.
(3) There is hereby established a standard for the installation or construction of catch basins in the City by either the City, governmental agency, private individual or corporation. All catch basins shall have a six inch thick concrete slab at the bottom of the same and the bottom of the basin shall be considered to be two feet below the bottom of the inlet or outlet pipe.
(Ord. 1973-72. Passed 6-6-73.)
TABLE 2
PAVEMENT STANDARDS
Traveled | |||||||
Type Street | Subbase2 | Base | Curb and/or Gutter4 | Widths/ Base | Width Surfaces | Width Total | |
Rural | 2"310 | 6"451 | Integral | 27' | 25' | 26' | |
Residential | 2"310 | 7"452 | Integral | 27' | 25' | 26' | |
(120' frontage or more) | 4"304 | 5"301 or 302 | 1.5" 403 Curb/Gutter 24" | 27' | 22' | 26' | |
See | 6" 304 | 3"301 or 302 | 1.5" 403 Curb/Gutter 24" | 27 | 22' | 26' | |
Notes | 7"411 | 1.5"302 | 1.5" 403 Curb/Gutter 24" | 27' | 22' | 26' | |
Below | 9"304 | 2"302 | 1.5" 403 Curb/Gutter 24" | 27' | 22' | 26' | |
2"310 | 6"451 | Integral | 27' | 25' | 26' | ||
2"301 | 7"452 | Integral | 27' | 25' | 26' | ||
*Urban Single- Family Residential (less than 80' or 80' to 120' frontage) | 5"304 | 5.5" 301 or 302 | 1.5" 403 24" C/G | 27' | 22' | 26' | |
7"304 | 4" 301 or 302 | 1.5" 403 24" C/G | 27' | 22' | 26' | ||
7" 411 | 2" 302 | 1.5" 403 24" C/G | 27' | 22' | 26' | ||
Light Industrial | 2" 310 | 6" 451 | Integral | 31' | 29' | 30' | |
2" 310 | 7" 452 | Integral | 31' | 29' | 30' | ||
5" 304 | 6" 301 or 302 | 1.5" 403 24" C/G | 31' | 26' | 30' | ||
7"304 | 4"301 or 302 | 1.5" 403 24" C/G | 31' | 26' | 30' | ||
8" 411 | 2" 302 | 1.5" 403 24" C/G | 31' | 26' | 30' | ||
10" 3042 | 5" 302 | 1.5" 403 24" C/G | 31' | 26' | 30' | ||
Collector | 2" 310 | 7" 451 | Integral | 33' | 31' | 32' | |
2" 310 | 8" 452 | Integral | 33' | 31' | 32' | ||
6" 304 | 6" 301 or 302 | 1.5" 403 6" x 18" | 33' | 30' | 32' | ||
8" 304 | 5" 301 or 302 | 1.5" 403 6" x 18" | 33' | 30' | 32' | ||
8" 411 | 2.5" 302 | 1.5" 403 6" x 18" | 33' | 30' | 32' | ||
10"304 | 3" 302 | 1.5" 403 6" x 18" | 33' | 30' | 32' | ||
* Urban multifamily residential minimum pavement standards shall be the same as single family residential minimum paving standards except where the Deputy Service Director/Superintendent of Engineering determines that a collector street shall be included.
(Ord. 2002-106. Passed 11-6-02)
Notes:
1. All methods of construction, materials and machinery used shall meet the requirements of the current State of Ohio Construction and Materials Specifications and the specifications of the City of Kent, unless otherwise ordered by the Deputy Service Director/Superintendent of Engineering. (Ord. 2002-106. Passed 11-6-02)
2. Subgrades shall be inspected and approved by the City Development Engineer before any materials are placed. Each material course shall be accepted by the City Development Engineer before the succeeding course is constructed. (The requirement for subbase course under pavements may be waived by the Deputy Service Director/Superintendent of Engineering.)
(Ord. 2002-106. Passed 11-6-02)
3. The type and quantities of materials to be used will be determined by the City Development Engineer. The surface preparation shall be a prime coat (407) or a tack coat (408) as required by the City Development Engineer.
4. Except where 452 or 451 pavement is used, all curbing shall be 24" wide combination curb and gutter sections, constructed of Portland cement concrete. Minimum gutter thickness shall be 6". The specified subbase material shall extend the full width under the curb and gutter section, to the subgrade line. Underdrains shall be installed and connected to curb inlets.
Residential curb shall be standard curb 6" higher than the gutter. Curbing on collector and industrial streets shall be standard curb 6" higher than the gutter (6" x 18").
Curb openings for ditches, drains, etc., are not permitted.
5. Surface width is area between curb and gutter sections. Total width is back to back of curbings. (Ord. 1971-110. Passed 9-8-71.)
(4) Pavements. Higher standards and/or greater widths than indicated herein may be required by the City Development Engineer or Planning Commission to adequately provide for unusual soil conditions or extraordinary traffic volume or loads. After the underground utilities and house connections are installed and rough grading completed, the roadway subgrade shall be shaped, rolled and compacted. The subdivider may construct a temporary roadway of slag or stone for use during the building construction period. Such pavements shall be maintained in a safe and passable condition by the subdivider without expense to the City.
(Ord. 1971-110. Passed 9-8-71.)
(5) Curbs and gutters. Concrete curbs shall be provided where indicated on the required improvement schedule. (Ord. 1973-72. Passed 6-6-73.)
(6) Sidewalks. Sidewalks shall be provided as specified in the required improvement schedule and in the location shown by the typical cross section in Appendix H. Sidewalks shall be constructed of concrete four inches thick with the thickness increased to six inches where the sidewalk is crossed by a driveway. The construction and materials shall be as specified in 608 of the State of Ohio Department of Transportation Construction and Material Specifications or as specified by the Deputy Service Director/Superintendent of Engineering.
(7) Street name signs. The subdivider shall install a street sign showing the names of all streets at all street intersections. The signs shall conform to the specifications of the Deputy Service Director/Superintendent of Engineering and be mounted at a height of approximately seven feet above the top of the curb or the crown of the pavement. Signs shall be erected by the time the prospective rights-of-way are open for public use, or the base paving coat is installed, whichever is sooner. The sign shall be located as directed by the City Development Engineer. (Ord. 2002-106. Passed 11-6-02)
(8) Street lights and underground utility lines. In all new allotments or reallotments, all utility lines including those for street lighting, shall be installed underground and all street light poles shall be of the approved metal type. All owners or petitioners for subdivision of land shall grant easements for such lines and areas as are needed by the utilities for installation, maintenance and replacement of their lines and needed equipment including street lighting. Street lights shall be installed by the utility company when ordered by the Service Director. However, in all new allotments street lights shall be installed prior to completion of the development and release of the developer's bond. The subdivider shall arrange for the installation of street lights in the subdivision.
(9) Street trees. The trees shall be provided only on streets with curbs and gutters as required in the improvement schedule and as follows:
A. Species. The trees shall be species which are resistant to damage and disease and which do not cause interference with underground utilities or street lighting. The species of trees suggested are Red Maple, Norway Maple, Sugar Maple, Sycamore Maple, Red Oak, Thornless Honey Locust, London Plane Tree, Amur Cork Tree and Sweet Gum, Buckeye, Ruby Red Horse chestnut, European Hornbeam, Hornbeam, American Hop Horn beam, and varieties of each, and European Linden.
Trees which have undesirable characteristics such as fruit, low branches, unpleasant odors, excessively thick foliage, susceptibility to disease or attach by insects, or large root systems such as Poplar, Willow, Cottonwood, American Elm, Ailanthus, Mountain Ash, Silver Maple, Ashed Leaved Maple and Oregon Maple and evergreens are prohibited in the planting strip. Poplar, Willow or Cottonwood trees, if planted on private property, shall be located not less than 100 feet from any public sewer. The subdivider shall furnish plans prepared by a landscape architect or a qualified person having knowledge and experience in the landscape industry; plans shall show location, spacing, size, variety and other pertinent data
concerning street trees. Also the subdivider shall install them in an approved plan. Such plans and installation shall be done with the approval and cooperation of the Kent Shade Tree Commission. It is advised that a tree with an ultimate height of less than forty feet be used. Trees to be planted shall be one and three quarters inches to two inches in diameter measured one foot above ground level. Lowest branches should not be less than four feet nor higher than six feet above the ground. Trees shall be balled and burlaped in condition according to American Nurseyman Standards. Trees normally should not be planted closer than forty feet to each other. No tree should be planted closer than twenty five feet to the squared sidewalk corner of a street intersection, prefer ably this distance will be closer to thirty five feet. (See Appendix I.) Present and future approaches to dwellings and garages shall be consider ed in location of trees. Best results will be obtained if planting is done during the months of April, May, October or November. Where condition or type of soil is unfavorable to plant growth, a volume of not less than one cubic yard of good topsoil should be placed around the roots. Trees should be mulched and artificially watered to stimulate good root, stem and leaf growth.
B. Location (See Appendix I.)
C. Tree and tree planting specifications. Trees shall be one and three quarters inches to two inches in trunk diameter, measured six inches above the ground level, balled and burlaped, in condition. Height of tree shall be ten to twelve feet with lowest branching between four and six feet, straight trunked and grown as a street tree in the nursery row. Size, balling, branching and quality of tree shall be according to U.S.A. standard for Nursery Stock (USAS Z 60. 1 1969)
Planting Procedure. Tree pits should be dug with sides approximately vertical to a depth of twenty two inches and with a diameter of thirty six inches. When rock, hard pan, stumps and roots, and any undesirable material is encountered, the pit shall be dug a minimum nine inches greater than the approximate required depth. All undesirable material shall be removed and replaced with topsoil.
Plant the tree at the same level or slightly higher than it had been at the nursery. Back fill used around tree in the planting process shall be of a good quality topsoil free of stones, roots, weeds and other undesirable material. Peat moss may be mixed with topsoil backfill. Under no circumstances shall dry peat moss be used in the mixing process. A saucer shall be left around tree and tree watered. (See Tree Pit and Staking Detail, Appendix I.) Stake trees with two inch by two inch by eight foot hardwood stake or snow fence stake. Use a cross tie in the form of an X to support the tree and tie the stake in such a manner that the wind does not cause the tree to be de barked upon the stake. (See Tree Pit and Staking Detail.) The trunk shall be wrapped to prevent sun scald. Mulching shall be of well rotted manure or wood chips within the saucer area. When wood chips are used, a commercial fertilizer shall be used prior to placement of chips.
(10) Planting screens or fences. The Planning Commission may require and permit planting screens or fences where reverse frontage lots abut a major arterial street or between a major arterial thoroughfare and a marginal access street, provided that such planting screens or fences shall not constitute a safety hazard. A plan of proposed planting screens or fences shall be submitted for approval with the final plat.
(Ord. 1998-17. Passed 2-17-98)
Street traffic control devices and regulatory signs. The subdivider shall install traffic signs showing the parking restrictions and traffic movement limitations on all proposed streets. Signs shall be erected by the time the prospective rights-of-way are open for public use, or the base paving coat is installed, whichever is sooner. The signs shall conform to the specifications of the Deputy Service Director/Superintendent of Engineering and be mounted at a height of approximately seven feet above the top of the curb or the crown of the pavement. The signs shall be located as directed by the City Development Engineer.
(Ord. 2002-106. Passed 11-6-02.)
(c) Sewer and Water Facilities.
(1) Adequate central sanitary sewer, including manholes, house laterals and other incidentals, and water supply systems, shall be provided by the subdivider, either by the installation of new systems or by connection to existing systems which are deemed adequate by the City Development Engineer to handle the additional demands and volume which will result from the proposed subdivision. The subdivider, prior to the submission of the plat for approval by the Planning Commission, must receive the prior written approval for the extension or installation of the central water system and central sanitary sewer system from the City Development Engineer, the Ohio Department of Health, and particular private or public utilities involved. All sanitary sewer pipes shall be coupled with a gasket to conform with the requirements of ASTM (American Society Testing Material) Designation C 700 71 T or the latest revision thereof. Sewer joints shall be designed to minimize infiltration and to prevent the entrance of roots. The leakage outward or the infiltration should not exceed 500 gallons per inch of pipe diameter per mile per day for any section of the system.
(2) Every manhole installed in this City, whether the same shall be of precast concrete or brick, shall have underneath an eight inch concrete base slab.
(3) The base slab, shall be SHD Class "C" concrete.
(4) Where a precast concrete manhole is used, the base ring shall be blocked up in the excavation with concrete brick and an eight inch concrete base slab shall be poured into the excavated bottom so that the concrete flows under, in back of and outside of the precast base ring.
(5) The provisions hereof shall apply whether the base slab is installed by this City, other governmental agency, contractor, individual, partnership or corporation. (Ord. 1973-72. Passed 6-6-73.)
(d) Public Sites.
(1) The Planning Commission shall require the dedication of land, parks, playgrounds, open space and/or school sites as specified in Chapter 1191. Where the Land Use and Thoroughfare Plan shows the planned location of such public sites, the Planning Commission shall require that such dedication be in conformance with that Plan.
(2) Any land dedicated for a public park or open space (other than buffer areas which separate industrial or business areas from residential areas) shall be graded, fertilized and seeded as listed as the following:
Fertilizing - Commercial fertilizer, 12-12-12 applied at the rate of twenty-pounds per 1000 square feet
Seeding - 40% Kentucky Blue Grass
15% Saturn Perennial Rye
15% Prizm Perennial Rye
15% Manhattan 3 Perennial
15% Affinity Perennial Rye
Applied at the rate of 5 lb/m
(e) Monuments. Monuments shall be one inch pipe or steel rods set in and running through a concrete block at least six inches in diameter and at least thirty inches long and the bottom of such block shall be set at least thirty inches deep, below finished grade in the plat, and the points at which they may be found shall be designated on the plat. All monuments set in pavements shall be set in standard type monument boxes. Where new streets intersect existing highways, monuments shall be placed on the center line of the new road at the right of way of the existing road. Four monuments shall be set in each plat of ten lots or less, and not less than six shall be set in each plat containing over ten lots. Iron pins shall be set at all lot corners and in all changes in lot line direction. Monuments shall be set on center line and right of way line and all P. C., P. T. and street intersections with additional monuments to be placed at the direction of the Deputy Service Director/Superintendent of Engineering.
(Ord. 2002-106. Passed 11-6-02)