(a) Streets. Streets in major subdivisions shall be designed as follows:
(1) Arrangement. The arrangement, character, extent, width and location of all streets shall conform to the Parks and Open Space Plan and the Thoroughfare Plan of current adoption. The design of proposed streetsshall provide for the continuation of existing streets and access to adjacent unplatted lands so that the entire area can be served by a coordinated street system.
(2) Right of way widths. The width of a right of way on any street shall be as follows:
Street Type | Minimum Right-of-Way Width (in ft.) |
Expressway | As specified by the Ohio Department of Transportation |
Primary | 100 |
Secondary | 80 |
Collector | 60 |
Minor | 60 |
Private | 60
|
Where a street is planned as an extension of an existing street having a greater width than specified above, the Planning Commissionmay require that the new extension of the street have the same width as that of the existing section.
A minimum corner radius of twenty feet shall be provided at theintersection of the street right-of-way line.
(4) Design standards.
A. All new streets are to have curbs and gutters. The width of pavement and rights of way shall be designed to comply with thestandards set forth in the following table:
Class of Streets | Right of Way Width (in ft.) | Pavement Width (in ft.)* |
Primary | 100 | 48 |
Secondary | 80 | 40 |
Collector | 60 | 28 |
Minor | 60 | 28 |
*Pavement width dimensions are minimums and are measured from curb face to curb face. | ||
B. The maximum grade, the alignment and the vertical visibility on pavements shall comply with the standards set forth in the following table:
Class of Street | Maximum Grade 1 | Maximum Degree of Curvature | Minimum Radius of Curvature (2) (in ft.) | Vertical Visibility (3) (in ft.) |
Drives | 12% | |||
Alleys | 10 | 100 | ||
Minor | 7 | 20 | 290(4) | 200 |
Collector | 6 | 10 | 575 | 250 |
Secondary | 5 | 5 | 1150 | 300 |
Primary | 4 | 3 | 1910 | 500 |
1. The minimum allowable street grade shall be 0.50 percent.
2. The radius of curvature shall be measured along the centerline of the street.
3. The dimensions for the distance of vertical visibility shall be measured from a point 4.5 feet above the street surface on one side of the vertical curve to a point four inches abovethe street surface on the other side.
4. In the case of a minor street, angle turns may be permitted. For such turns, the minimum pavement radius shall be as set forth in paragraph (a)(7) hereof.
(4) Half streets. Half streets shall be prohibited.
(5) Cul-de-sacs. Streets designed to be used as cul-de-sacs shall not be longer than 800 feet and shall be provided at the closed end with a turn-around having an outside pavement diameter of at least 100 feet and a street right-of-way line diameter of at least 120 feet.
(6) Reserve strips. Reserve strips preventing access to streets from adjoining property shall be prohibited.
(7) Street alignment.
A. Horizontal.
1. Street jogs. Street jogs with a centerline offset of less than 150 feet shall not be permitted.
2. Intersections. Streets shall be laid out to intersect as nearly as possible at right angles, and no street shall intersect anyother street at an angle of less than eighty degrees. Multiple intersections involving junctions of more than twostreets shall be avoided.
3. Angle turns. Angle turns not complying with the standard for the radius of curvature as set forth in paragraph (a)(3) hereof may be permitted on minor streets where such alignment results in more efficient use of the land. Where an angle turn is permitted, there shall be provided on the outside of the turn, in alignment, an "eyebrow" or 'bubble" in the form of a segment of, a circle. The radius of such circle may be drawn from a point between the centerline andthe outside right-of-way line, as may be required to provide for adequate lot width at the street line. The right-of-way line on the inside of the turn (opposite the "eyebrow") shall have a minimum radius of twenty feet. The centerlines of street sections on either side of an angle turn shall form an angle of not less than eighty-five degrees. The pavement design at such turn shall be as follows:
a. The inside of the angle turn, the curb or the pavement edge shall have a minimum radius of twenty feet.
b. At the outside of the angle turn, a paved area shall be provided, such paved area having a minimum radius offifty feet.
4. Intersection approaches. Approaches to street intersections shall provide for a minimum stopping sight distance of 100 feet from the centerline of the street intersected.
5. Reverse curves. Reverse curves shall have a minimum tangent between them of 100 feet on all minor or collector streets, 500 feet on secondary streets and 100 feet on primary streets.
B. Vertical. Approaches to intersections shall be reduced to a grade not exceeding three percent for a distance of not less than 100 feet. The maximum grade at intersections may be exceeded due to steep topography or subsoil conditions in accordance with standard engineering practices.
(8) Streets names. No street names shall be used which will duplicate or be confused with the names of existing streets within the County. Street names shall be subject to approval by the Planning Commission.
(9) Boulevards. Whenever boulevard streets are proposed, the subdivider or developer shall submit to the Planning Commission a written agreement for the maintenance of all median strips and the lawn areas and plantings therein. Maintenance of such median strips, lawn areas and the plantings therein shall be the responsibility of the developer or an association of homeowners whose lots abut onto the proposed boulevard.
(b) Easements. Easements shall be provided as follows:
(1) Utility easements. Electrical and telephone lines may be buried if they are located at the front of lots. Easements centered on rear or side lot lines shall be provided for utilities and shall be at least twenty feet wide.
(2) Drainage way easements. Where a subdivision is traversed by a drainage way, a storm water easement or drainage right of way, a public easement conforming substantially with the lines of such drainage shall be provided. The easement or right of way shall be twenty feet wide or of such further width as is necessary and shall generally follow rear and side lot lines.
(c) Blocks. Blocks shall be designed as follows:
(1) Block lengths shall not exceed 1,800 feet or be less than 400 feet.
(2) Sidewalks shall be required on both sides of the street where the predominant width is equal to or less than 125 feet and on one side where the predominant lot width is greater than 125 feet, but less than 150 feet. Council may, by action of the Planning Committee, waive therequirements for sidewalks where the predominant lot width is greater than 150 feet.
(d) Lots. Lots shall be designed as follows:
(1) Conformity with Zoning Code. A lot's size, width, depth and minimum building setback line shall conform to existing Zoning Code regulations.
(2) Corner lots. Corner lots shall have extra width to permit appropriate building setback from, and orientation to, both streets.
(3) Access to Public streets. The subdivision of land shall provide ea
ch lot with satisfactory access to an existing public street.
(4) Double frontage lots. Residential lots shall not be laid out so that they have frontage on more than one street, except in the following circumstances:
A. Where lots are adjacent to the intersection of two streets; or
B. Where it is necessary to separate residential property from major arterial thoroughfares.
Where double frontage lots are created adjacent to an expresswayor a primary street, a reserve strip twelve feet wide along the street shall be deeded to the Village. The plat shall state that there shall be no right of access across such reserve strip. The Planning Commission may require that a ten-foot wide planting screen be provided along the boundary of the reserve strip.
(5) Lot depth. No lot depth shall exceed three times the lot width.
(e) Public Sites and Open Spaces. Public sites and open spaces shall be designed as follows:
(1) Open space subdivisions.Open space subdivision layout shall be encouraged with ownership and maintenance to be provided by a homeowner's association.
(2) Natural features preservation.Natural features, such as scenic views, water bodies and fine groves of trees shall be given due consideration for their preservation.
(f) Utilities. Utilities shall be designed and installed as follows:
(1) Storm sewers.The design of the subdivision shall provide the necessary means to assure complete drainage in and adjacent to the property to be developed or subdivided. The subdivider or his or her engineer shall submit all drainage calculations along with the improvement plans. A ten-year storm frequency is to be used along with suitable runoff factors for the completed development, both withinthe subdivider's property and all lands upstream from the subdivider's property.
If the design storm flow is calculated to be an amount which can be conducted adequately by a forty-eight inch conduit or less, then the developer shall install a conduit of sufficient capacity up to forty-eight inches in size to conduct this drainage on and through the subdivider's property. If the design flow is calculated to be an amountin excess of the capacity of the forty-eight inch conduit, then the subdivider must provide a conduit or an open drainage channel treatment designed as provided in Section 1119.04(h).
When necessary, outlet ditches or closed storm sewers of an approved type and size shall be required as part of storm sewer construction. If there is an easement or right of way to be obtained by the subdivider for construction and future maintenance, such right of way or easement shall be shown on the final plat. Two copies of the easement shall be furnished to the Village Engineer. All storm sewer pipe shall be a minimum of twelve inches in diameter, and the minimum cover over such pipe shall be two feet. All storm drainage under pavement and to a point three feet outside pavement shall be reinforced concrete tile or corrugated metal pipe, and the trench shall be backfilled with an approved porous material (ODOT 603).
(2) Sanitary sewers.
A. Sanitary sewers shall be designed and constructed by the subdivider as required for the proper disposal of wastes for each lot. The design shall be based on a population density of ten persons per acre (single-family, residential density) with a per capita flow of 100 gallons per day (gpd).
B. The sanitary sewer design shall be in accordance with the current edition of "Ten States - Recommended Standards for Sewage Works" and meet all requirements of the Ohio Environmental Protection Agency (Ohio EPA).
C. All sanitary sewer construction, including all service laterals and lines, shall meet all of the requirements of the Village's "Design and Detail Specifications" (available, at cost, from Village Clerk-Treasurer).
D. The subdivider shall provide the Village with all required Ohio EPA submittals and pay all the Ohio EPA fees.
E. The minimum line size shall be eight inches.
F. Lift stations shall be permitted only where gravity sewers are clearly not practical or cost effective.
G. The subdivider shall provide a map delineating the areas, in acres, contributing to the sanitary sewer system and indicating the location of the design areas entering the system.
H. Pretreatment of all industrial waste must be approved by the Ohio EPA before discharge of such waste into a Village sanitary sewerage system is permitted.
I. If it is determined by the Village, from the Master Plan, that the utility is to be sized larger than the minimum standard, the Village will participate in oversizing by reimbursing the developer as set forth in Section 913.10 of the Streets and Public Services Code.
(3) Water supply
A. A water system shall be designed and constructed by the subdivider for each lot in accordance with all Village ordinances, design specifications, rules and standards.
B. All water mains shall be of material meeting all applicable specifications of the American Water Works Association (AWWA)and the American National Standards Institute (ANSI).
C. Service connections shall be provided for each lot. At intersections and at cul-de-sac turnarounds, the service connections shall be installed and marked at the time the water main is installed.
D. The standard minimum size of mains used for hydrant supply shall be as follows:
1. In residential districts, eight inches.
2. In business and industrial districts, ten inches.
3. In general, all line sizes must conform with sizes as provided in the Master Plan of the Village and provide the needed fire hydrant flows.
E. The minimum cover over all water lines shall be forty-eight inches.
F. The separation of water mains and sewer lines shall be at least ten feet. Where it is not practical to maintain ten-foot separation, deviation will be permitted on a case-by-case basis approved by the Village.
(4) Fire protection.
A. Residential areas. For fire protection in a residential single-family area, there shall be a distribution of fire hydrants at a ratio of one to each 120,000 square feet of area. The distance between fire hydrants shall not exceed 400 feet. The placement of hydrants shall be approved by Village's Water Department and Fire Department.
B. Commercial, business, industrial and apartment areas. For fire protection in commercial, business, industrial and apartment areas, there shall be a distribution of fire hydrants at a ratio of one to each 80,000 square feet of area. A minimum of one hydrant shall be provided within 300 feet of every building or part thereof, and an additional hydrant within 500 feet of every building or part thereof. The placement of hydrants shall be approved by the Village's Water Department and Fire Department.
C. Fire hydrants. Fire hydrants shall be provided by the subdivider in all subdivisions. The fire hydrants shall meet all specificationslisted in the Village's "Design and Detail Specifications." Fire hydrants shall be placed two feet clear behind the back of the curb, whenever possible, or eight feet clear behind the edge of the pavement in uncurbed areas. Fire hydrant placement shall be approved by Village's Water Department and Fire Department.
D. Fire flows. Computations shall be provided to verify that the minimum fire hydrant flow in the proposed subdivision meets therequirements for the appropriate insurance ratings. The computations shall be based on a Hazen-Williams coefficient of 100. For residential single-family areas, the fire flow shall be 1,000 gpm at twenty pounds per square inch (PSI).
E. Valves. Valves shall be placed outside of pavement wherever practical.
F. Blocking. All tees, bends, plugs and hydrants shall be provided with reaction blocking, tie rods or joints designed to prevent movement. Blocking shall conform to the Village's "Design and Detail Specifications."
G. Meters. Meters shall be supplied by the Village and paid for by the customer.
H. Water system. Dead-end water lines shall be permitted only on a case by case basis. All water lines must be looped to provide proper flows of water and prevent sediment buildup. Private water sources (wells, etc.) may not be used unless proper backflow prevention devices are used. There shall be no commonwater piping between the Municipal water lines and a private well system. The design of water lines shall be in accordance with the current edition of "Ten States-Recommended Standardsfor Water Works." Water line construction shall meet all Village design specifications.
I. Electric street lights. The developer shall provide any and all utility-approved poles for street lighting purposes.
J. Flood plain. If any portion of the land within a proposed subdivision may be subject to inundation or flood hazard by storm water, such fact and that portion of land shall be clearly indicated on the subdivision plat. Land subject to flooding shall not be platted for residential occupancy or other such uses whichmay increase danger to health, life or property, or which may aggravate the flood hazard.
(Ord. 1222. Passed 12-16-91.)