(a) Improvements. All streets and utilities shall be designed by a registered professional engineer. In making the improvements referred to in this section within the City, the subdivider shall comply with all applicable laws, ordinances and regulations, shall furnish all supervision, labor and materials and shall construct the same in accordance with specifications and rules and regulations established by the Director of Public Service and subject to inspection approved by him at the expense of the subdivider. Such specifications shall be the same as those required of contractors doing similar work for the City. In the case of improvements made on subdivisions located outside of the corporate limits, the inspection and specifications shall be controlled by the County Engineer.
(b) Grading.
(1) All lots shall be graded so that all storm water shall drain therefrom.
(2) Finished grade of lots located in platted subdivisions, where such elevations are recorded on plat drawings, shall substantially comply with the approved grade elevations.
(3) The finished grade at the base of a dwelling shall conform with the adjacent dwellings but shall not be less than twelve inches (12") above the curb, nor less than twelve inches (12") above the crown of the pavement of streets without curbs.
(4) Along streets without curbs, front yards shall be graded so as to maintain roadside drainage. Where there is a storm sewer, yards must be graded to have a swale not less than six inches (6") below the pavement elevation and approximately in line and graded toward the nearest catch basin. Driveway tile shall not be less in size and strength than twelve inches (12") reinforced concrete pipe.
(5) Whenever a lot or plot is graded to a higher or lower level than adjacent property, suitable retaining walls, curbs or other protection approved by the Building and Zoning Inspector shall be provided, if necessary, to preserve such adjacent property from any damage.
(6) Erosion Control. All soil surface areas within the street rights of way shall be seeded to grass with a mixture of seed to be specified by the Director of Public Service. All disturbed soil areas outside the street right-of-way shall be seeded or planted to a quick growing ground cover of grass, shrubs or other vegetation to prevent erosion of the soil.
(c) Monuments and Benchmarks. All subdivision boundary corners and the four corners of all street intersections and the center of all street intersections shall be definitely marked with permanent monuments.
(1) A permanent marker shall be deemed to be concrete, six inches (6") by six inches (6") by thirty inches (30"), with iron pipe cast in the center.
(2) Should conditions prohibit the placing of monuments on line, off-set marking will be permitted; provided, however, that exact off-set courses and distances are shown on the subdivision plat.
(3) One such monument shall be placed at each change in direction of the boundary, and one such monument shall also be placed at the beginning and end of curves, on one side of the street.
(4) A permanent bench mark shall be established in an accessible location.
(d) Streets. Roadway surfacing shall be at least twenty-five (25) feet, including curb.
(1) Curbs. Curbs or curbs and gutters shall be constructed along all streets.
(2) Street Lights. Provision shall be made for installing street lights on all minor streets except streets serving lots of 20,000 square feet or more.
(3) Trees. Trees of one and one-half to two inches (1 ½" to 2") minimum diameter shall be planted between the street pavement and right-of-way line on both sides of the street to conform with the tree planting schedule as established by the Director of Public Service.
(e) Sidewalks. Concrete sidewalks having a minimum width of four feet (4') in residential zoning districts and five feet (5') in commercial and industrial zoning districts shall conform to construction specifications of the City. Such sidewalks shall be constructed along both sides of all public primary and secondary, half, and minor streets. Curb ramps shall be constructed from the sidewalk to the street to service all sides of an intersection in accordance with the then current standards established by the Federal Government under the American with Disabilities Act.
(f) Poles and Wires.
(1) All electrical, telephone and other poles and wires shall be located, where practical, within the easements provided therefore. Electrical service for street lights located on the street shall be located, where practical, within the easement on side lot lines.
(2) In all subdivisions containing more than five (5) lots, all wires and cables, including electrical and telephone wires and cables, and those wires and cables used for street lighting, shall be installed underground, in accordance with standards and regulations promulgated by the Public Utilities Commission of Ohio.
(g) Water Supplies.
(1) Where an approved public water supply is within reasonable access of the subdivision, water facilities shall be installed in accordance with all applicable requirements of the political subdivision having jurisdiction over the same.
(2) When a subdivision is located where no approved public water supply is reasonably accessible or procurable, the subdivider shall provide wells or a private water supply in such a manner that an adequate supply of potable water will be available to each lot in the subdivision.
(h) Sanitary Sewers.
(1) Where public sanitary sewers are within reasonable proximity of the subdivision, they shall be installed in accordance with all applicable requirements of the political subdivision having jurisdiction over the same.
(2) Where sanitary sewers are not within a reasonable distance of the subdivision, the subdivider shall either install a sanitary sewer system and treatment plant or shall provide individual septic tanks for each lot.
(i) Storm Drainage.
(1) All necessary facilities, including underground pipe, inlets, catch basins or open drainage ditches shall be installed to provide for the adequate disposal of surface water and to maintain any natural drainage course.
(2) Existing drainage ditches located within a subdivision shall be realigned, widened, deepened, reverted, paved or replaced with an underground pipe as required for the adequate handling of storm run-off.
(3) When lots are to be provided with septic tanks, the storm drainage invert shall be at least three (3) feet below the natural ground level in the vicinity of the septic tank in order to facilitate subsurface drainage, provided that the effluent discharge shall not be connected to the storm drainage.