(a) General Statement.
(1) The regulations in this section 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, the creation of usable lots, the provision of space for public utilities and reservation of land for recreational uses. The planning of attractive and functional neighborhoods shall be promoted, minimizing the undesirable features of unplanned, haphazard growth.
(2) All improvements must meet the minimum requirements of the State of Ohio Department of Transportation Construction and Material Specifications, the latest edition, and of the Ohio Environmental Protection Agency.
(b) Conformity to Comprehensive Plan and Zoning. The arrangement, character, width and location of all arterial and collector thoroughfares, or extensions thereof, shall conform to the Comprehensive Plan. Thoroughfares not contained in the aforementioned Plan shall conform to the recommendation of the Planning Commission, based upon the design standards set forth herein. No plat shall be approved unless it conforms to the requirements of the Zoning Code.
(c) Suitability of Land. No land shall be subdivided which is held unsuitable for its intended use by the Planning Commission for reasons of flooding, inadequate drainage, soil and rock formations with severe limitations for development, severe erosion potential, unfavorable topography, inadequate water supply or sewage disposal capabilities or any other feature harmful to the health, safety or welfare of the future residents of the proposed subdivision or community. However, the Planning Commission may approve a final plat if the subdivider improves the land consistent with the standards of these Regulations and other applicable ordinances to make the area, in the opinion of the Planning Commission, suitable for its intended use.
(d) Street Design.
(1) Relation to adjoining street system. The proposed street system shall be an extension of existing streets at the same or greater width, but not less than the required minimum width.
(2) Street widths. The minimum width of a right-of-way, measured from the lot line to the opposite side lot line, shall be based upon functional classification and as shown in Tables 1 and 2 hereof, or as shown on the Comprehensive Plan.
(3) Additional width on existing streets. Subdivisions that adjoin existing streets shall dedicate additional rights-of-way to meet the minimum street width requirements, as described herein. The entire right-of- way shall be provided where any part of the subdivision is on both sides of the existing street. When the subdivision is located on only one side of an existing street, at least one-half of the required right-of- way, measured from the center line of the existing roadway, shall be provided. In no case shall the resulting right-of-way width be less than sixty feet.
(4) Restriction of access. When a tract fronts on an arterial street or highway, the Planning Commission may require such lots to be provided with frontage on a marginal access street.
(5) Intersections. Street intersections shall be as nearly at right angles as possible, and no intersection shall be at an angle less than as specified in Table 1. Multiple intersections involving junctions of more than two streets shall be avoided. Property line radii at street intersections shall not be less than twenty feet and, where the angle of the street intersection is less than seventy-five degrees, the Planning Commission may require a greater right-of-way radius. Wherever necessary to allow the construction of a curb having a desirable radius without curtailing the sidewalk at a street corner to less than normal width, the property line at such street corners shall be rounded or otherwise set back sufficiently to permit such construction.
TABLE 1
INTERSECTION DESIGN STANDARDS
INTERSECTION DESIGN STANDARDS
Minimum approach speed (m.p.h.) | 25 |
Clear sight distance (ft.) - (length along each approach leg) | 90 |
Maximum grade differential | 3% |
Minimum angle of intersection | 75 degrees |
Streets shall remain on tangent for at least 100 feet beyond the point of intersection | (90 degrees preferred)* |
Minimum curb radius (ft.) (a) Local-local (b) Local-collector (c) Collector-collector (d) Collector, marginal access-arterial | 25 - all cases 25 - all cases 30 - all cases 35 - all cases |
Minimum centerline offset of adjacent intersections (ft.)# (a) Local-local (b) Local-collector (c) Collector-collector (d) Collector, marginal access-arterial | 150 - all cases 200 - all cases 300 - all cases 1,320 - all cases |
*The angle between the center line shall be 90 degrees whenever possible.
#Centerline offsets shall be avoided whenever possible.
(6) Street jogs. Street jogs with centerline offsets of less than 125 feet shall not be allowed.
(7) Private streets. There shall be no private streets platted in any subdivision. Every subdivided property shall be served from a publicly dedicated street.
(8) Alleys. Alleys may be provided to the rear of all lots used for commercial or industrial purposes and shall not be provided in residential subdivisions, except where the subdivider produces evidence, satisfactory to the Planning Commission, of the need for alleys.
(9) Street layout. The arrangement, character, extent, width, grade construction and location of all streets shall conform to the Comprehensive Plan and to the construction standards of the municipality, 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 in 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 Comprehensive Plan. The finished elevation of proposed streets shall be no more than one foot below the l00-year flood elevation. The Planning Commission may require, where necessary, profiles and elevations of streets to determine compliance with this requirement. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
(10) Street design standards for local streets. The design and improvement standards contained in the following table are minimum standards for local streets in residential subdivisions. All such streets shall be designed and constructed according to the standards specified in Table 2 hereof.
TABLE 2
STREET DESIGN STANDARDS FOR LOCAL STREETS
STREET DESIGN STANDARDS FOR LOCAL STREETS
Right-of-way (ft.) | 60 |
Right-of-way (ft.) | 60 |
Pavement width (ft.)* | 29 |
Sidewalk width (ft.) | 4 |
Minimum stopping sight distance (ft.) | 200 |
Minimum grade | 0.4% |
Maximum grade | 4% |
Maximum cul-de-sac length (ft.) | 500 |
Minimum cul-de-sac radius (ROW) (ft.) | 50 |
Minimum cul-de-sac radius (pavement)(ft.) | 50 |
Minimum centerline radius of streets with an angle of turn of: (a) Between 80 and 100 degrees (b) Less than 80 or more than 100 degrees | 100 ft. 200 ft. |
NOTE: Exceptions to the standards contained in this table may be permitted under certain conditions relating to planned development density upon recommendation of the City Engineer.
*Pavement width is inclusive of curbs or combination curbs and gutters
(11) Collector street design standards. The design and improvement standards contained in the following table are minimum standards for all collector streets. All such streets shall be designed and constructed according to the standards specified in Table 3 hereof.
TABLE 3
COLLECTOR STREET DESIGN STANDARDS
COLLECTOR STREET DESIGN STANDARDS
Right-of-way (ft.) | 80 |
Right-of-way (ft.) | 80 |
Pavement width (ft.)* | 41 |
Sidewalk width (ft.)** | 4 |
Minimum stopping sight distance (ft.) | 250 |
Minimum grade | 0.4% |
Maximum grade | 4% |
Minimum spacing when intersecting with an arterial (ft.) | 1,320 |
Minimum centerline radius (ft.) | 350 |
NOTE: Exceptions to the standards contained in this table may be permitted under certain conditions relating to planned development density upon recommendation of the City Engineer.
*Pavement widths are inclusive of combination curbs and gutters.
**Sidewalk width shall be five feet in all areas zoned commercial.
(12) Horizontal alignment. When there is an angle of deflection of more than two degrees 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.
(13) Vertical curves. No vertical curve shall be established unless the algebraic difference in grades is greater than two percent. On any vertical curve, the grade shall be at least 0.4 percent between adjacent points. Minimum vertical visibility shall conform to the regulations of the Ohio Department of Transportation in effect on the date of the approval of the preliminary drawing. No street grade shall be more than three percent within 100 feet of an intersection.
(14) Special street types. The following requirements shall apply to special street types:
A. 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, is designed, and provisions for maintenance and removal are provided. Temporary dead-end streets longer than 700 feet shall not be permitted.
B. Dedication of 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 also be platted.
C. Where allowed, the minimum widths for alleys shall be twenty feet for the right-of-way and eighteen feet for the pavement width.
(15) Streets for commercial subdivision. 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 those streets. The Planning Commission may require marginal access streets to provide maximum safety and convenience.
(16) 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. 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. The Planning Commission reserves the right to increase any street design standard provided herein so as to adapt to an anticipated high level of heavy traffic in an industrial development.
(17) Sidewalks and pedestrian access. Sidewalks shall be required on both sides of the street in all residential subdivisions. Public sidewalks shall also be required in all commercial subdivisions and along all commercial lots. The Planning Commission may waive this requirement, on one or both sides of the street, if the requirement for curbs and gutters is waived, and if the Planning Commission also finds that the proposed residential density is such that sidewalks are not desirable. Regardless of whether sidewalks are required, the Planning Commission may also require perpetual unobstructed easements, up to twenty feet in width, to facilitate pedestrian access between a development and nearby schools, parks, playgrounds or other community facilities. Such pedestrian easements shall be shown on the plat, and a vegetated screening shall be provided as a buffer between the pedestrian easement and all adjacent lots.
At the option of the Planning Commission, the installation of sidewalks in a subdivision may be delayed until seventy-five percent of all building sites are built upon, or within two years from final plat approval, whichever comes first. Under such circumstances, the developer shall provide a bond, a letter of credit or cash escrow, which is independent from any guarantees provided in Section 1222.07, to guarantee the installation of the sidewalks. The amount of the guarantee shall be approved by the City Engineer and shall reflect the estimated cost of the improvements at the end of the two-year period. The guarantee shall be approved as to form by the City Attorney and formally accepted by Council.
When an owner of a lot or parcel in a subdivision owns a lot or parcel adjacent to a lot or parcel where a house is being constructed shall be required to install the sidewalk on that adjacent lot or parcel when the sidewalk is installed on the lot or parcel where the house is located.
(18) Blocks. The following regulations shall govern the design and layout of blocks:
A. The arrangement of blocks shall conform to the street planning criteria set forth in this section, and shall be arranged to accommodate lots and building sites of a size and character required for the district, as set forth in the Zoning Code.
B. 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.
C. No block shall be longer than 1,200 feet or shorter than 400 feet and the block width shall accommodate two tiers of lots, except where unusual topography or other exceptional physical circumstances exist.
(19) Street surfaces. The surface course of the street shall be constructed of either asphaltic concrete, bituminous mix or Portland cement concrete. At a minimum, three and one-half inches of asphaltic concrete on eight inches of 304 base is required, or if concrete streets are proposed, a minimum of six inches of pavement thickness is required. Alternative materials and thicknesses may be approved or required as determined by the City Engineer.
(20) Additional pavement lanes. Additional pavement lanes and/or signalization may be required for commercial or other special developments or conditions to provide acceleration, deceleration or left turn lanes, or to handle or control excessive traffic that may be generated by a particular development.
(21) Curbs and gutters. Curbs and gutters are required in all subdivisions. The Planning Commission may waive this requirement if it finds that the proposed residential density, specific development type or hydrologic conditions are such that improvements are not necessary.
(22) Street lighting. All streets within a subdivision shall be improved by installing street lights at the sole cost of the developer, with ornamental poles and underground wiring following approved modern intensities, as recommended by the electric company.
(23) Street trees. Street trees shall be provided in the right-of-way by the subdivider. At least one street tree shall be provided on each residential lot in residential subdivisions. The trees shall be located in such a manner as to not block visibility along any street or affect any underground utilities or street lights. Tree species shall be approved by the Public Service Director following the Tree Commission's rules and regulations.
(e) 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 which are properly related to the topography and the character of the surrounding development.
(2) All lots shall conform to or shall 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 thoroughfare. The minimum lot sizes, widths and setbacks shall be as specified in the Zoning Code.
(4) All side lot lines shall be at right angles to street lines and radial to curved street lines, except where the Commission decides that a variation to this rule would provide a better layout.
(5) Lots with double frontage shall be avoided, except where the Commission decides 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 in each direction of less than that which is consistent with the Zoning Code.
(f) Site Grading. All lots shall be graded to carry surface water away from all proposed building sites and to an approved watercourse or storm sewer . Preliminary lot grading shall be completed at the time of street and utility installation to prevent water from ponding on undeveloped lots. The finished grade at the building foundation for all structures shall be a minimum of one foot above grade at the sidewalk or front lot line and shall be shown on the site grading plan for each lot. Retaining walls shall be constructed on side or rear lot lines where the grade varies across lot lines by one foot or more, within three feet of a side lot line. All structures are to be constructed at elevations that conform to the floodplain regulations.
A grading and drainage plan shall be submitted, showing all existing and proposed storm sewers, manholes, catch basins, watercourses, culverts and other underground structures within the tract and immediately adjacent thereto, with pipe sizes and grades or waterway openings shown. Topographic contours to one foot shall be shown thereon. The plan shall show the method to be used for adequate disposal of all storm sewer water, including drainage outlets, and shall include a typical lot cross-section drawn perpendicular to the street indicating lot grading and such other data as may be required by the City Engineer. Such plans shall be drawn at a scale of not less than 50 feet to the inch.
(g) Easements. Easements at least ten 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 thirty feet in width from the top of the bank on each side of every watercourse, drainage channel or stream shall be provided within a subdivision. This is the minimum easement; larger easements may be required for multiple utilities. Public utility companies shall be consulted for input on easement locations and widths, so as to minimize future difficulties in servicing.
(h) Storm Drainage. Storm sewer improvements are required, except where the Planning Commission decides that swales or drainage ditches are acceptable, due to specific circumstances, upon the recommendation of the City Engineer. Additionally, the following requirements apply:
(1) Access to storm drainage ditches and channels shall be by means of easements. Such easements shall be of a width determined by the City Engineer.
(2) Storm drainage easements containing underground facilities shall have a minimum width of twenty feet. The Planning Commission may require wider easements, upon the recommendation of the City Engineer, based on the size of the storm sewer.
(3) Whenever a storm drainage ditch or channel has a depth of five feet or more and 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.
(4) In accordance with EPA regulations, a stormwater permit may be required for the discharge of stormwater. Evidence of compliance with this requirement shall be provided.
(5) Drainage laterals, which include an adequate outlet, shall be designed and constructed to provide for disposal of all surface water. Such design shall accommodate a five-year frequency storm with the sewer pipe flowing full and a ten-year frequency hydraulic grade line below the pavement low-point. The drainage system shall, in addition, provide a drainage outlet which shall be a minimum of three feet below the mean ground level for each lot. Drainage ditches shall be enclosed to accommodate the estimated ten-year storm when the enclosure is equivalent in capacity to forty-eight inches in diameter or less. Such enclosures shall be constructed, installed and paid for by the subdivider. All ditches shall be enclosed within the new street right-of-way. Such enclosures shall be adequate to handle the storm drainage and shall be constructed, installed and paid for by the subdivider. Copies of calculations illustrating estimated volumes and peak flows of runoff shall be provided for review by the City Engineer.
(6) Detention of stormwater runoff on-site may be required, if, in the opinion of the City Engineer, such detention is required to prevent downstream flooding.
(7) Where floodplains are being reduced or eliminated by the site grading of the proposed subdivision, approval shall be obtained from the applicable agency as to the adequacy of the watercourse to handle the additional water due to the altered land use collections. The l00-year floodplain elevation shall be shown on the preliminary plan as well as on the final plat. The lowest finished floor elevations shall be a minimum of one foot above the regulatory l00-year floodplain.
(8) A storm water management plan shall be required meeting the City and EPA requirements.
(i) Community Assets. In all subdivisions, due regard shall be shown for all natural features such as large trees, watercourses, historical spots and similar community assets, which, if preserved, will add attractiveness and value to the property.
(j) Large Tracts or Parcels. When land is subdivided into parcels larger than ordinary building lots, such parcels shall be arranged to allow for the opening of future streets and logical further resubdivision.
(k) Utilities. All utilities shall be placed underground.
(l) Water Supply. When an adequate public waterline is within 1,000 feet of a subdivision, such line shall be extended so that each lot is accessible to the public water supply. When an adequate public waterline is not available, a well may be the source of water for each lot, if such a well and the water quality thereof meet the requirements of the Health Department having jurisdiction.
(m) Sewage Disposal. When a proposed subdivision is located within 300 feet of an adequate sanitary sewer line, a connection to the line shall be provided for each lot by the developer. On-site sewage disposal may be approved if such disposal meets the requirements of the Health Department having jurisdiction.
(n) Dedication of Park Lands or Payments of Fees in Lieu Thereof. As a condition of approval of a final plat of a subdivision, or of a final plat of a planned development, the City may require that land for park and recreational purposes, or cash contributions in lieu of land, or a combination of both, at the option of the City, be provided to serve said needs specifically and uniquely attributable to the residents of such subdivision or planned development. This land or cash or a combination thereof shall be provided in accordance with the following criteria and formula:
(1) Criteria for park and recreational land requirements.
A. Land requirements and population ratio. The amount of land required for dedication for park and recreational purposes shall be a direct function of the ultimate population density of a proposed development. The total requirement shall be seven acres of land per 1,000 of ultimate population. Ultimate population shall be computed on the basis of two and one-half persons per unit, unless it can be shown that a lesser number of persons can reasonably be expected as a result of the type of development proposed.
B. Location. The location and configuration of the site within the development to be dedicated shall be determined by the Planning Commission, based upon recommendations contained in the Comprehensive Plan and in consultation with any applicable municipal park and recreation committees. The Planning Commission shall also consider the suitability of the site for park purposes or development, its relationship to population concentrations and its proximity to other park or recreational lands.
C. Minimum size. The minimum size of any land to be dedicated for park and recreational purposes shall be no less than 10,000 square feet, one dimension of which cannot be less than 100 feet, except that the Planning Commission may recommend that Council accept the dedication of a smaller size, when required by the specific plans of the development, and when the usefulness of the smaller area for park and recreational purposes is demonstrated.
D. Use of detention areas for required dedications. Detention areas for stormwater control shall not qualify as land for park and recreational purposes, unless the use of the property for such purposes is clearly demonstrated.
E. Private open spaces and recreational areas. No more than forty percent of the land required for park and recreational purposes shall be privately owned and maintained. The City shall approve the detailed plans for all improvements for such park and recreational land which is privately owned and maintained, and guarantees of the permanency of the use and maintenance of such privately-owned and maintained park and recreational open space, satisfactory to and enforceable by the City, shall be entered into by the subdivider or developer, which guarantees may include covenants and/or express provisions in the articles of condominium ownership, or in the constitution and by-laws of a homeowners' association.
(2) Criteria for requiring a contribution in lieu of park sites. Where the development is small and the resulting land dedication is too small to be practical, or when the available land is inappropriate for park and recreational purposes, as determined by the Planning Commission, the subdivider or developer shall pay a cash contribution in lieu of the land required.
A. Cash contribution in lieu of park and recreational land dedications. The cash contributions in lieu of park and recreational land dedications shall be held in trust by the City, or other public body designated by the City, solely for the acquisition of park and recreational land, which will be available to serve the immediate or future needs of the residents of that subdivision or development or for the improvement of any existing local park and recreational land that already services such needs.
B. Refund of cash contribution. If any portion of a cash contribution in lieu of park and recreational land dedication is not expended for the purposes set forth herein within seven years from the date of receipt of such contribution by the City, such contribution shall be refunded to the subdivider or developer who made such contribution, along with any accrued interest earned on such funds.
C. Basis for determining cash contribution. The cash contribution in lieu of land dedication shall be based on the fair market value of the acres of undeveloped land in the area to be improved, as specified herein, that otherwise would have been dedicated as park and recreational sites. Evidence of the value of the land shall be provided by a third party and deemed acceptable by the Planning Commission.
(Ord. 2002-45. Passed 8-22-02; Ord. 2005-13. Passed 3-24-05; Ord. 2018-53. Passed 2-24-19; Ord. 2023-03. Passed 2-9-23.)