(a) Any developer who desires to present a major subdivision to the City shall make application to the City Engineer. The City Engineer shall supply the developer with all the rules and regulations of the Planning and Design Commission, as well as any pertinent ordinances dealing with the subdivision or land. Any person submitting a proposed subdivision shall submit with his application a preliminary plan and location map, a topographic map, a plat, improvement plans (unless the developer intends to submit a petition described in Section 1101.11 for acceptance by Council) and other necessary documents, such as easements and title insurance documents.
(b) A preliminary plan and location map shall show the type of zoning of areas contiguous to the land to be platted. Such preliminary plan and location map shall contain the following information:
(1) A certification showing that the preliminary plan was prepared by a professional land surveyor registered in Ohio.
(2) The preliminary plan shall be accurately drawn to the scale of one inch equals 100 feet unless waived by the City Engineer. Dimensions from the County Auditor's map may be used.
(3) The preliminary plans shall show all existing streets, including intersections, forming the periphery of land to be developed; the street and lot lines for the area to be developed; the existing and proposed location of drainage ditches; the existing structures on the parcel to be subdivided; the existing structures on properties immediately adjacent and within twenty feet of the boundary line; and the location and description of plugged, capped or active gas wells, within the subdivision and within 100 feet of the boundaries of the proposed subdivision.
(4) The location map shall show the location of all peripheral streets and subdivisions within approximately one mile of the land to be developed and showing the proposed subdivision and proposed streets shall be drawn on the preliminary plan or the proposed subdivision shall be drawn on a copy of the City Zone Map and submitted along with the preliminary plan.
(5) The City shall be provided with twelve (12) copies of the preliminary plan and one copy of the location map. The North Olmsted Board of Education shall be provided with one copy of the preliminary plan.
(c) A topographic map shall be prepared by a professional land surveyor registered in Ohio. Such topographic map shall contain the following:
(1) It shall be accurately drawn to a scale of one inch equals fifty (50) feet with a contour interval of one foot unless waived by the City Engineer. The elevations shall conform to sea level elevations established by the Cleveland Regional Geodetic Survey. The Geodetic Bench Mark used shall be indicated thereon.
(2) The topographic map shall show the location of houses on the lots, finished ground elevation at the house and lot corners, existing improvements on adjoining streets and proposed block and lot drainage.
(3) The City shall be provided with at least three copies of the topographic map, and one reproducible mylar transparency.
(d) The plat shall be prepared by a professional land surveyor registered in Ohio and his signature, registration number and seal shall appear thereon. Such plat shall contain the following information:
(1) The plat shall be drawn on linen cloth or equal material with India ink to the scale of one inch equals fifty (50) feet. Scale may be waived by the City Engineer. The linen shall not be smaller than one (1) foot by two (2) feet or larger than two (2) feet by three (3) feet. Large plats may require more than one sheet. If so, the sheets shall be numbered consecutively and indexed.
(2) Dimensions shall be expressed in feet and decimal parts thereof to the nearest hundredth of a foot. Angles shall be expressed in degrees, minutes and seconds to the nearest second.
(3) The plat shall be complete and consistent in itself as to all measurements. Bearings shall be assumed to show angles.
(4) The plat shall show north arrow, date, names and addresses of owners, surveyors and developer.
(5) The plat shall show an acceptance and dedication clause and approvals by City officials, which acceptance and dedication shall be for record purposes only unless the developer submits, and Council accepts, a petition described in Section 1101.11. Approval clauses for Director of Law, City Engineer, Director of Public Service, Planning and Design Commission and Council shall be provided on the plat.
(6) Monuments shall be indicated on the plat at all angles in the boundary of the subdivision and at all intersections of streets within the subdivision; at all points of curvature, points of tangency, points of intersection and corporation lines for street centerlines within the subdivision. These monuments shall be set in the field at all points indicated on the subdivision plat before the plat is approved for records purposes except monuments in areas to be paved. Monuments in areas to be paved shall be set during or immediately after the pavement is constructed. Municipal, Township, section lines, original lot lines and other survey control lines shall be accurately tied to lines of subdivision.
(7) Streets in the subdivision shall be given names different from existing street names within the City, and shall be checked with the North Olmsted Post Office to prevent area duplication of names.
(8) Building setback lines shall be shown on the plat.
(9) Property adjacent to the subdivision shall show the owner's name and either the volume and page of his deed or the County Auditor's Permanent Parcel Number.
(10) Existing streets terminating near the subdivision boundary shall be shown.
(11) Easements for utilities and drainage shall be shown naming the utilities. The City Engineer shall approve the width and location of the easements.
(12) Streets:
A. Minimum right-of-way width shall be sixty (60) feet, whether streets are intersection streets or periphery streets abutting lands adjacent to the area to be subdivided.
B. No reserve strips abutting streets are permitted.
C. Location of streets shall conform with the City's General Plan. Turnout radius at the intersection of right-of-way lines shall be a minimum of thirty (30) feet.
D. Street intersections shall be at ninety (90) degrees where practicable, however, never less than sixty (60) degrees. The maximum length of a street between intersections shall be 1,300 feet. No street centerline shall intersect a thoroughfare less than 250 feet from another street centerline on either side of the thoroughfare unless recommended by Planning and Design Commission and approved by Council.
E. If possible, streets shall be continuous. If a continuous street cannot be fitted into the overall street plan, a cul-de-sac is permitted whose length is less than 2,000 feet and whose termination diameter is a minimum of 120 feet, unless larger dimensions are recommended by the Planning and Design Commission and approved by Council.
F. Design criteria governing profile grades, horizontal curves and cross sections shall be of sound engineering practice subject to approval by the City Engineer.
(13) Sublots:
A. All sublots shall front on a public street.
B. The minimum frontage shall be determined at the right-of-way or the building setback line which ever requires the larger lot size.
C. Minimum frontage on a cul-de-sac shall be determined at a curved line concentric with the cul-de-sac and no more than fifty (50) feet from the right-of-way line of the cul-de-sac. The measurement shall be along the chord.
D. Corner lots shall have a minimum of fifty (50) feet setback on any street that the house fronts upon, and a minimum of twenty-five (25) feet setback for the side yard requirements. Any setback shall be measured according to the standard established in Section 1125.62 of the Zoning Ordinance entitled "Setback".
E. Whenever practicable, side lot lines shall be straight lines perpendicular to the street or radial to the centerline curvature.
F. No sublots, parcels or blocks without access to a public street shall be permitted.
G. Lots may not be sold until the City finally accepts the plat or accepts the plat for record purposes only.
(14) The City shall be provided with three copies of the plat including the original. The Board of Education shall be provided with one copy of the plat.
(e) Upon receiving an application for a major subdivision, a preliminary plan and location map, a topographic map, a plat, improvement plans (unless the developer intends to submit a petition described in Section 1101.11 for acceptance by Council) and any other necessary documents from a developer, the City Engineer shall submit the application to the Secretary of the Planning and Design Commission for review of the proposed development to determine its compliance with the provisions of these Subdivision Regulations and the provisions of the Zoning Code.
In the event that the developer proposes to create any lot or parcel which does not fully conform with the provisions of the Zoning Code, then the Planning and Design Commission shall refer the application to the Building and Zoning Board of Appeals with the request that the Board determine whether the developer should be entitled to a variance from strict compliance with the provisions of the Zoning Code which his proposed subdivision violates. Upon review and decision by the Board of Zoning Appeals, the proposed subdivision application shall be returned to the Planning and Design Commission for its final review and approval, disapproval or modification.
(Ord. 88-60. Passed 6-7-88; Ord. 2016-36. Passed 8-2-16; Ord. 2024-28. Passed 6-18-24.)
(Ord. 88-60. Passed 6-7-88; Ord. 2016-36. Passed 8-2-16; Ord. 2024-28. Passed 6-18-24.)