(A) General statement.
(1) The regulations set forth below in divisions (B) through (V), inclusive, shall control the manner in which streets, lots, and other elements of a subdivision are arranged on the land. These design controls shall help insure convenient and safe streets, creation of usable lots, provision of space for public utilities, and reservation of land for recreational uses. The planning of attractive, energy efficient and functional neighborhoods shall be promoted, minimizing the undesirable features of unplanned, haphazard growth.
(2) New subdivisions should be planned to take advantage of the topography and features of the land; to economize on the construction of drainage facilities; to minimize the destruction of trees, ground cover, and topsoil; to preserve unusual rock formations, trees six inches or more in diameter, sites having historical significance and such other such features which, if preserved, will add attractiveness and value to the subdivision and the community.
(3) The Municipal Planning Commission has the responsibility for reviewing the design of each future subdivision early in its design development. The Commission shall insure that all of the requirements of divisions of (B) through (V) inclusive, below, are met.
(B) Conformity to development plans and zoning. The arrangement, character, width, and location of all arterial and collector thoroughfares or extensions thereof shall conform with the village's major thoroughfare plan. Thoroughfares not contained in the aforementioned plan shall conform to the recommendation of the Municipal Planning Commission based upon the design standards set forth in divisions (C) to (M) inclusive, below. In addition, no final plat of land within the area in which an existing zoning ordinance is in effect shall be approved unless it conforms with such an ordinance.
(C) Suitability of land. If the Municipal Planning Commission finds that the land proposed to be subdivided is unsuitable for subdivision development due to flooding; bad drainage; topography; high ground water; inadequate water supply, schools, transportation facilities; or other such conditions which may endanger health, life, or property; or, if from investigations conducted by the public agencies concerned, it is determined that in the best interest of the public that the land should not be developed for the purposes, the Commission shall not approve the land for subdivision unless adequate methods are advanced by the subdivider for solving the problems that will be created by the development of the land.
(D) Street design. The arrangement, character, extent, width, grade construction, and location of all streets shall conform to the major thoroughfare plan of the village, or subsequent amendments thereto, and shall be considered in their relation to existing and planned streets, topographical conditions, and public convenience and safety; and in their appropriate relation to the proposed uses of the land to be served by such streets. The street pattern shall discourage through traffic on the interior of a subdivision. The subdivider shall provide within the boundaries of the subdivision plat, the necessary right-of-way for the widening, continuance, or alignment of such streets in conformity with the major thoroughfare plan. Subdivisions which adjoin or include existing streets which do not conform to required street widths shall be required to dedicate additional right-of-way along either or both sides of such street, and shall construct such improvements as are necessary to bring such street up to the standards specified in these regulations.
(E) Street design standards for cul-de-sacs. All cul-de-sacs shall be designed and constructed in accordance with the standards specified herein at Table 1 for local (low volume) streets. No cul-de-sac shall be greater than 800 feet in length. The minimum cul-de-sac right-of-way radius shall be 50 feet. The minimum cul-de-sac pavement radius shall be 40 feet. The Planning Commission may required additional right-of-way for installation of utilities.
(F) Street design standards for loop type streets. The design and improvement standards contained herein at Table 1 for local (low volume) streets are the suggested minimums for all local loop type streets. In the case of commercial and industrial subdivisions, the Planning Commission may require greater pavement and right-of-way widths. The Planning Commission may require additional right-of-way for installation of utilities.
(G) Street design standards for local, collector, and arterial streets. The design and improvement standards contained in the following table are required minimums for all local, collector, and arterial streets. All such streets shall be designed and constructed in accordance with the standards specified herein at Table 1.
(H) Horizontal alignment. When there is an angle of deflection of more than 10° between two centerline tangent sections of a street, a curve of adequate radius shall connect them. Between reverse curves, a minimum tangent of 100 feet shall be introduced.
(I) Vertical alignment. Vertical curves and minimum vertical visibility shall conform to the Ohio Department of Transportation's Location and Design Manual, Volume 1, Roadway Design, dated December, 1990, or latest revision thereof.
Table 1 Recommended Street Standard Dimensions4 | |||||||
Street Functional Classifications | Minimum Lane Width | Parking1 | Minimum2 Sidewalk Width | Landscape Buffer | Median Including Left Bay | Back to Back Curb | Minimum3 Right-of-Way Widths |
Table 1 Recommended Street Standard Dimensions4 | |||||||
Street Functional Classifications | Minimum Lane Width | Parking1 | Minimum2 Sidewalk Width | Landscape Buffer | Median Including Left Bay | Back to Back Curb | Minimum3 Right-of-Way Widths |
Local (Low volume) | 2 at 11' 22' | yes | 2 at 4' 8' | 2 at 5.5' 11' | none | 31' | 50' |
Local (High volume) Collector | 2 at 11' 22' | yes | 2 at 4' 8' | 2 at 6' 12' | none | 37' | 60' |
Collector | 4 at 11' 44' | none | 2 at 4' 8' | 2 at 9' 18' | none | 45' | 70' |
Collector (Industrial & Commercial) | 4 at 12' 48' | none | 2 at 5' 10' | 2 at 5' 10' | 12' Painted | 61' | 80' |
Minor Arterial | 4 at 12' 48' | none | 2 at 5' 10' | 2 at 5' 10' | 14' Curbed | 2 at 25' 50' | 90' |
Principal Arterial (Low volume - 4 lanes) | 4 at 12' 72' | none | 2 at 5' 10' | 2 at 8' 16' | 16' Curbed | 2 at 25' 50' | 90' |
Principal Arterial | 6 at 12' 72' | none | 2 at 5' 10' | 2 at 10' 20' | 16' Curbed | 2 at 37' 74' | 120' |
Notes: 1. Whenever a public thoroughfare which does not permit on-street parking has been approved, the Village Council shall adopt a no on-street parking ordinance specific to such thoroughfare. 2. The Planning Commission shall reserve the right to require sidewalks on only one side of a street and to modify the sidewalk width requirements if necessary. 3. Additional right-of-way may be required for utility easements. 4. The village reserves the right to deviate from the above recommended street standards when appropriate, specific data warrants deviation. | |||||||
(J) Intersection design standards.
(1) The design and improvement standards for intersections are suggested minimums for all street intersections in subdivisions. All such intersections shall be designed and constructed in accordance with the standards as specified herein at Table 2, below.
(2) Multiple intersections involving junctions of more than two streets shall be avoided.
(3) Four-way intersections of local streets should be avoided and three-way or T intersections should be encouraged wherever possible.
TABLE 2 INTERSECTION DESIGN STANDARDS | |||
TERRAIN CLASSIFICATION | LEVEL | ROLLING | HILLY |
TABLE 2 INTERSECTION DESIGN STANDARDS | |||
TERRAIN CLASSIFICATION | LEVEL | ROLLING | HILLY |
Development Density | All densities | All densities | All densities |
Maximum Approach Speed (M.P.H.) | 25 | 25 | 25 |
Clear Sight Distance (Length along each approach leg) | 90 | 90 | 70 |
Vertical Alignment with Intersection | Flat | 2% (max) | 4% (max) |
Minimum Angle of Intersection | 75° (90° preferred) - all cases | ||
Streets shall remain in the angle of intersection for at least 100 feet beyond the point of intersection. | |||
Minimum Curb Radius | |
(A) Local - local | 25 - all cases |
(B) Local - collector | 25 - all cases |
(C) Collector - collector | 30 - all cases |
(D) Collector, marginal access - arterial | 35 - all cases |
Minimum centerline, offset of adjacent intersections | |
(A) Local - local | 150 - all cases |
(B) Local - collector | 200 - all cases |
(C) Collector - collector | 300 - all cases |
(D) Collector, marginal access - arterial | 1,320 - all cases |
(K) Special street types. The following requirements shall apply to special street types:
(1) Permanent dead-end streets shall not be permitted. Temporary dead-end streets shall be permitted only as part of a continuing street plan, and only if a temporary turnaround satisfactory to the Commission in design is provided, and provisions for maintenance and removal are advanced. Temporary dead-end streets longer than 200 feet shall not be permitted.
(2) Dedication on new half-streets shall not be permitted. Where a dedicated or platted half-street exists adjacent to the tract being subdivided, the other half shall be platted.
(3) Where a subdivision adjoins an arterial street, a marginal access street shall be designed, if the subdivision design is such that residential lots would require direct vehicular access onto the arterial highway. Points of access to the arterial street shall be spaced a minimum of 1,320 feet. A planting strip having a minimum width of 20 feet shall be provided between the pavement of the arterial street and the pavement of the marginal access right-of-way which shall be 50 feet.
(4) Alleys shall not be approved in residential subdivisions, except where justified by extreme conditions. Alleys may be required in commercial and industrial districts if other provisions cannot be made for adequate service access. The minimum widths for alleys shall be 20 feet for the right-of-way and 20 feet for the pavement width. Alleys shall have two points of access from one or more streets and traffic flow shall be in one direction.
(L) Streets for commercial subdivisions. Streets serving business developments and accessory parking areas shall be planned to connect with arterial streets so as not to generate traffic on local streets. The intersections of driveways from parking areas with arterial or collector streets shall be located so as to cause the least possible interference with traffic movement on the streets, and shall be located not less than 100 feet from the intersection of an arterial or collector street with any other street, and shall be spaced not less than 200 feet from each other. The Commission may require marginal access streets to provide maximum safety and convenience.
(M) Streets for industrial subdivisions. Collector streets for industrial subdivisions shall be planned to serve industrial areas exclusively and shall connect with arterial streets so that no industrial traffic will be directed into any residential streets. The intersections of service streets from parking areas with arterial or collector streets shall not be less than 100 feet from the intersection of the arterial or collector street with any other street. Streets shall be planned to be extended to the boundaries of any adjoining land planned for industry, except for severe physical conditions or if the Commission finds such extension is not in accord with the approved plan of the area.
(N) Sidewalks.
(1) Sidewalks shall be required on both sides of the street in all residential subdivisions.
(2) All sidewalks shall have curb cuts and ramps to street grade suitable for use by wheelchairs at the intersection of any sidewalk or walkway with a thoroughfare.
(3) Public sidewalks shall be required for all commercial lots.
(4) Public sidewalks may be required for industrial lots, subject to the approval of the Municipal Planning Commission.
(O) Blocks. The following regulations shall govern the design and layout of blocks:
(1) The arrangement of blocks shall be such as to conform to the street planning criteria set forth in divisions (D) to (N), inclusive, and shall be arranged to accommodate lots and building sites of the size and character required for the district as set forth in these subdivision regulations or the Zoning Code and to provide for the required community facilities.
(2) Irregularly shaped blocks, those intended for cul-de-sacs or loop streets, and those containing interior parks or playgrounds may be approved by the Commission if properly designed and located and if the maintenance of interior public spaces is covered by agreements.
(3) No block shall be longer than 1,500 feet and the block width shall accommodate two tiers of lots, except where unusual topography or other exceptional physical circumstances exist.
(4) Where blocks are over 900 feet in length a crosswalk easement not less than 10 feet in width at or near the halfway point may be required, if necessary, to provide proper access to schools, recreational areas, shopping centers, and other facilities.
(P) Lots. The following regulations shall govern the design and layout of lots.
(1) The lot arrangement and design shall be such that all lots will provide satisfactory building sites, properly related to topography and the character of surrounding developments.
(2) All lots shall conform to or exceed the requirements of these subdivision regulations and the zoning district requirements for the district in which they are located and the use for which they are intended.
(3) Each lot shall front on a public street. The minimum lot sizes, widths, and setbacks shall be specified in the Zoning Code, Chapter 152.
(4) All side lot lines shall be at right angles to street lines and radial to curved street lines, except where the Commission determines that a variation to this rule would provide a better layout.
(5) Lots with double frontage shall be avoided except where the Commission determines that it is essential to provide separation of residential development from arterial streets.
(6) No corner lot shall have a width at the building line of less than 75 feet and shall conform to § 152.177 of the zoning code.
(7) No lot shall have an average depth which is more than three times its average width, nor shall it have a depth of less than 120 feet except that whenever a lot fronts upon an exterior curved portion of a street, the centerline radius of which is 100 feet or less, then the required minimum lot depth may be reduced to not less than 100 feet.
(Q) Access control. The following shall further regulate proposed development. The Planning Commission shall limit access in the following manner:
(1) A maximum of one curb cut shall be permitted for each lot having frontage of 199 feet or less. The Commission reserves the right to permit two one-way curb cuts with one-way driveways in lieu of one curb cut with two-way traffic.
(2) A maximum of two curb cuts shall be permitted for those non-residential lots having frontage of 200 feet or more.
(3) No curb cut shall be permitted to be located within 100 feet (50 feet for residential lots) of a street intersection. However, the Planning Commission shall reserve the right, in certain instances, to require that such a distance be increased to a maximum of 200 feet.
(4) The minimum distance permitted between curb cuts on adjoining non-residential lots shall not be less than 100 feet unless otherwise authorized by the Planning Commission.
(5) No residential, commercial, or industrial use shall be permitted to create a continuous curb cut or driveway along its property line.
(R) Large private parking lots. Where a parking lot is proposed to consist of 50 or more spaces, it shall include, as a minimum, one decorative or ornamental tree for every 10 parking spaces to be provided. Such plantings may be placed either within the required setback area or the interior parking lot or both. Whenever 100 or more parking spaces will be provided, at least ½ of the required number of trees shall be placed within the interior of the parking lot. Regardless of parking lot size, the number of trees required may be planted in clusters, or may be planted in evenly spaced or staggered rows.
(S) Easements. Easements of at least 20 feet in width centered along rear or side lot lines shall be provided where necessary for sanitary sewers, gas mains, water lines, and electric lines. Easements shall also be provided along every water course, storm sewer, drainage channel, or stream within a subdivision, as provided for herein at division (T) of these regulations.
(T) Flood areas, areas of high ground water, and storm drain ditches.
(1) In order to protect the health, safety, and general welfare of the people, the Municipal Planning Commission shall reject any proposed subdivision located in an area subject to periodic flooding or having high ground water problems. If the proposed subdivision is located in an area known to have poor drainage, high ground water problems, or other adverse physical characteristics, the Commission may approve the subdivision provided the subdivider agrees to perform such improvements as will render the area safe for the intended use. In lieu of improvements, the subdivider shall furnish a surety or certified check covering the cost of required improvements.
(2) Flood control, ground water control, or storm drainage facilities shall be provided as follows:
(a) Access to flood control, ground water control, or storm drainage ditches and channels shall be by means of easements. Such easements shall not be less than 30 feet in width, exclusive of the width of the ditch, or channel, and an easement of this type shall be provided on one side of a flood control, ground water control, or storm drainage ditch, channel, or similar type facility;
(b) Flood control, ground water control, or storm drainage easements containing underground facilities shall have a minimum width of 15 feet;
(c) Whenever a flood control, ground water control, or storm drainage ditch or channel has a depth of five feet or more, or a bank slope of two feet horizontal to one foot vertical or steeper, a five-foot high masonry wall or a five-foot high chain link fence may be required by the Commission.
(U) Public sites, open space, and natural features.
(1) Where a park, playground, school, or public access to water frontage which is shown in the comprehensive development plan is located in whole or in part in the proposed subdivision, the Commission shall request the dedication of such area within the subdivision. The subdivider shall pay for only that portion of the cost of the public site that benefits his or her subdivision as determined by the Commission. Every subdivider of land for subdivisions not containing public sites shall be requested to provide land or payment in lieu thereof for that portion of benefits from public sites accruing his or her land as determined by the Commission. The Commission shall wherever possible, establish the preservation of all natural features which add value to residential developments and to the community, such as large wooded areas, water courses, beaches, areas of historical significance, and similar irreplaceable assets.
(2) The Planning Commission shall require the dedication of 5% of the gross area of a proposed residential subdivision in order to better meet the future open space and public site needs of the village. Where such dedication is required, steep slopes, streams, lakes, water courses, and flood plains shall constitute a maximum of 40% of the dedicated land. In addition, all land proposed for dedication must have public access by adjoining street frontage of not less than 100 feet, or by a public easement of equal size. In no instance shall the Planning Commission require the dedication of park land where the size of the proposed parcel would amount to less than ½ acre.
(3) In any residential subdivision where the dedication of land for park purposes is deemed by the Planning Commission not to be in the best interest of the general public, the Commission shall require, as a condition of approval, fees to be paid according to the following schedule:
(a) $50 for each dwelling unit containing one bedroom.
(b) $100 for each dwelling unit containing two bedrooms.
(c) $200 for each dwelling unit containing three bedrooms.
(d) $300 for each dwelling unit containing four bedrooms.
(e) $400 for each dwelling unit containing five bedrooms.
(4) Where a fee in lieu of dedication is required as a result of the construction of new housing within the village, such money shall be payable upon issuance of a zoning permit. All fees collected as a result of new residential subdivision development shall be used for the purpose of either park land acquisition or development, but shall not be used for maintenance.
(V) Exterior building wall materials.
(1) General guidelines.
(a) When four or more new single-family or two-family residential dwellings are erected on contiguous lots or condominium home sites, they shall, at a minimum, consist of face brick materials on front exterior walls as follows:
1. Front exterior wall of single story structures shall be 100% face brick.
2. Front exterior walls of multiple story structures shall be a minimum of 50% face brick, said brick commencing from the ground level upwards.
(b) In the case of three or less one, two or multiple residential dwelling buildings, exterior building walls shall be of a material so as to take on the same or similar appearance as a majority of the homes in the surrounding neighborhood. The surrounding neighborhood shall mean all the principal residential buildings within 300 feet, measured in all directions from the subject property lines. If no residential building exists within 300 feet of the subject parcel, the exterior walls of the new residential building shall consist of face brick as defined in § 151.02(B), on front exterior walls, consistent with division (V)(1)(a) above.
(c) In the case of a nonresidential building permitted in a residential district, the exterior building walls shall consist of face brick materials, as defined in § 151.02(B), on all exterior walls.
(d) In the case of all other nonresidential buildings, the exterior walls of the nonresidential building shall consist of face brick materials, as defined in § 151.02(B), on all exterior walls.
(e) A detailed description of proposed exterior building materials shall be included with all site plans.
(2) New residential dwellings.
(a) New residential buildings shall consist of a minimum of front exterior wall consisting of face brick as follows:
1. Front exterior wall of single story structure shall be 100% face brick.
2. Front exterior walls of multiple story structures shall be a minimum of 50% face brick. The additional stories may consist of an acceptable material consistent with the majority of the surrounding homes in the area.
(b) New residential building basement and/or chimneys shall have exterior walls above grade consisting of the same cementitious materials as the first floor front exterior wall of the building. In the case of a basementless new residential building, the first floor (ground floor) shall be elevated to take on the same or similar appearance as a majority of the homes in the surrounding area, if those homes have basements.
(3) Nonresidential buildings.
(a) The exterior building walls of a nonresidential building and any related accessory building shall consist of face brick, as defined in § 151.02(B), on all exterior walls.
(b) Materials other than those specifically outlined shall be prohibited. Materials specifically prohibited include:
1. Concrete masonry units (CMU), such as block, pattern, fluted and split face block.
2. Tarred paper, tin, corrugated iron and felt;
3. Pressed or laminated wood products; and
4. Similar products or materials.
(4) Approval procedures; alternate materials. After review and approval by the Municipal Manager, or his/her designee, other materials not specifically prohibited herein above may be substituted in place of, or in combination with, the materials set forth. The Municipal Manager, or his/her designee may approve alternative materials only when he/she determines that such materials will:
(a) Be in direct harmony with the intent and purpose of this section and will stand to further promote the uniform and qualitative visual environment of the village;
(b) Meet all applicable requirements of the Building and Zoning Codes; and
(c) Any person may appeal the decision of the Municipal Manager or his/her designee in this division (V)(4) to the Municipal Planning Commission as outlined in § 152.11.
('80 Code, § 151.04) (Ord. 83-18, passed 12-20-83; Am. Ord. 95-17, passed 9-19-95; Am. Ord. 99-16, passed 5-18-99) Penalty, see § 151.99