(a) Major Subdivisions and Minor Subdivisions. There are two types of subdivisions, major subdivisions, which require the submission and approval of a plat, and minor subdivisions, which have an abbreviated approval process. Minor subdivisions, or subdivisions that occur without a plat, involve the division of parcels along existing public roads with no more than five lots, after the original tract has been completely subdivided. Section 1222.08 defines the process for approval of a minor subdivision or approval without a plat. Major subdivisions involve more than five lots and/or the construction of new streets, new public improvements, condominium developments or other developments involving easements of access. Subsections (b) through (v) hereof, define the process for approval of a major subdivision plat.
(b) Preapplication Meeting. The subdivider is encouraged to meet with the City Engineer or his or her designated representative before submitting any subdivision plan or plat. The purpose of this meeting is to discuss, early and informally, the purpose and effect of these Regulations and the criteria and standards contained herein, and to familiarize the developer with the Comprehensive Plan, the Zoning Code and the drainage, sewerage and water systems for the City.
(c) Sketch Plan Content. The subdivider may submit to the Planning Commission a sketch plan legibly drawn at a suitable scale and containing the following information:
(1) The proposed subdivision in relation to existing community facilities, thoroughfares and other transportation modes, shopping centers, manufacturing establishments, residential developments and existing natural and man-made features, such as soil types, vegetation, contours and utilities in the neighboring area.
(2) The layout and acreage of streets, lots and any nonresidential sites, such as commercial, manufacturing, school or recreational uses within the proposed subdivision.
(3) The location of utilities in the proposed subdivision, if available, or the locations of the nearest sources for water and public facilities for the disposal of sewage and stormwater.
(4) The scale and title of the subdivision, a north arrow and the date.
(5) The names, addresses and telephone numbers of owners and developers.
The purpose of this sketch plan is not for approval or disapproval, but rather to provide the developer with an opportunity to discuss a proposed development with the Planning Commission at a more conceptual stage. Review of a sketch plan can provide guidance to the developer in terms of desired subdivision design and general requirements before more detailed engineering is performed.
(d) Preliminary Drawing. After the preapplication stage, the subdivider shall submit a preliminary drawing of the proposed subdivision, which shall conform to the requirements set forth in this chapter. The preliminary drawing shall be prepared by a qualified registered engineer or surveyor.
(e) Submission to State Highway Director. Before any plat is approved that affects any land within 300 feet of the centerline of a proposed new highway or a highway for which changes are proposed, as described in the certification to local officials by the State Department of Transportation (ODOT) of any land within a radius of 500 feet from the point of intersection of said centerline with any public road or highway, the Commission shall give notice, by registered or certified mail, to ODOT. The Commission shall not approve such plat for 120 days from the date the notice is received by ODOT. If the Highway Director notifies the Commission that it shall proceed to acquire the land needed, the Commission shall refuse to approve the plat. If ODOT notifies the Commission that acquisition at this time is not in the public interest, or upon the expiration of the 120-day period or any extension thereof agreed upon by ODOT and the property owner, the Commission shall, if the plat is in conformance with all provisions of these Regulations, approve the plat.
(f) Application for Tentative Approval. An application, in writing, for the tentative approval of the preliminary drawing, together with fifteen copies of the preliminary drawing and the supplementary information specified in subsection (i) hereof, shall be submitted to the Planning Commission.
(g) Preliminary Drawing Form. The preliminary drawing shall be drawn at a scale of not less than 100 feet to the inch and shall be on one or more sheets twenty-four by thirty-six inches in size.
(h) Preliminary Drawing Contents. The preliminary drawing shall contain the following information:
(1) The proposed name of the subdivision, which shall not duplicate or closely approximate the name of any other subdivision in the Municipality.
(2) The location by section, range and township, or other surveys.
(3) The names, addresses and telephone numbers of the owner or owners of record, subdivider or developer, the engineer or surveyor and the person who prepared the drawing, if other than the engineer or surveyor.
(4) The date of the survey.
(5) The scale of the plat, not more than 100 feet to the inch, and the north point.
(6) The boundaries of the subdivision and its acreage.
(7) The names of adjacent subdivisions, the names of owners of adjoining parcels of unsubdivided land and the location of the boundary lines of such adjacent lands.
(8) The locations, widths and names of existing streets, railroad rights-of- way, easements, parks, permanent buildings and corporation and township lines; and the location of wooded areas and other significant topographic and natural features within and adjacent to the plat, for a minimum distance of 200 feet.
(9) The zoning classification of the tract and adjoining properties and a description of proposed zoning changes, if any.
(10) The existing contours, at an interval of not greater than two feet.
(11) The existing sewers, water lines, culverts and other underground structures and power transmission poles and lines both within and adjacent to the tract.
(12) The 100-year flood elevations and boundaries, including the floodway, if defined.
(13) The locations, names and widths of proposed streets and easements.
(14) The building setback lines, with dimensions.
(15) The locations and dimensions of all proposed utility and sewer lines, showing their connections with the existing system.
(16) The layout, numbers and approximate dimensions of each lot. When a lot is located on a curved street, or when side lot lines are not at ninety degree angles, the property line shall be shown.
(17) The parcels of land, in acres, to be reserved for public use or to be reserved by covenant for residents of the subdivision.
(18) A vicinity map, at a scale of not less than 400 feet to the inch, shown on or accompanying the preliminary drawing. This map shall show all existing subdivisions, roads and tract lines and the nearest existing thoroughfares.
(i) Supplementary Information. The following information shall be supplied in addition to the above described requirements:
(1) A statement of the proposed use of lots, giving the type and number of dwelling units and the type of business or industry.
(2) The locations and approximate dimensions of all existing buildings.
(3) For commercial and industrial developments, the locations, dimensions and approximate grades of proposed parking and loading areas, alleys, pedestrian walkways, streets and the points of vehicular ingress and egress to the development.
(4) A description of any proposed covenants and restrictions.
(5) The names and addresses of all property owners who adjoin the proposed subdivision, including those across the street from the site.
(j) Filing. The preliminary drawing shall be considered officially filed when all required information is submitted to the authorized representative of the Planning Commission, along with the applicable filing fee.
(k) Public Meeting and Consideration of Preliminary Drawing. Upon receipt of a formal and complete application for preliminary drawing approval, the Planning Commission shall consider such preliminary drawing at a public meeting to be held not less than twenty nor more than fifty days following such submission. A notice of such public meeting shall be sent by regular mail to all adjoining property owners at least fifteen calendar days before such meeting.
(l) Approval of Preliminary Drawing. The Planning Commission shall forward copies of the preliminary drawing to such officials and agencies as are deemed necessary, for study and recommendation. After the receipt of reports, if any, from such officials and agencies, the Planning Commission shall decide whether the preliminary drawing shall be approved, approved with modifications or disapproved. If a drawing is disapproved, the reasons for such disapproval shall be stated in writing. The Planning Commission shall act on the preliminary drawing within fifty days after filing, unless such time is extended by agreement with the subdivider. When a preliminary drawing has been approved by the Planning Commission, the Chairperson shall sign all copies and return one to the subdivider for compliance with final approval requirements. Approval of the preliminary drawing shall be conditional upon compliance with all other applicable statutes, ordinances and regulations of the Municipality, but shall not constitute acceptance of the final plat.
(m) Approval Period. The approval of the preliminary drawing shall be effective for a maximum period of twelve months and shall guarantee that the terms under which the approval was granted will not be affected by changes to these Regulations, unless such changes are mandated by Federal or State law.
(n) Final Plat Required. The subdivider must submit a final plat, including detailed construction plans and specifications of the improvements required therein. The final plat shall have incorporated all changes in any plan previously reviewed by the Planning Commission. The final plat and the supplementary information shall be prepared by a qualified, registered engineer or surveyor.
(o) Application for Approval of the Final Plat. An application for approval of the final plat shall be submitted on forms provided by the Planning Commission, together with five copies of the plat and the supplementary information specified.
(p) Regulations Governing Improvements. The final detailed plans and specifications of improvements shall be prepared and submitted two weeks before a regularly scheduled meeting of the Planning Commission by a registered professional engineer. The plans shall be drawn on tracing cloth or other material of equal permanence and shall be on one or more sheets twenty-four by thirty-six inches in size. The plans shall include typical sections, plans and profile views, cross sections, a site grading plan, construction details and estimates of quantities. All final detailed plans and specifications of the improvements shall meet the approval of the City Engineer and applicable State and County agencies, before commencement of the installation of the required improvements. Before the granting of approval of the final plat, the subdivider shall have installed the required improvements or shall have furnished a surety or certified check for the estimated construction cost of the ultimate installation and the initial maintenance of the improvements. Before the surety is accepted, it shall be approved by the City Attorney.
(q) Final Plat Form. The final plat shall be prepared by a registered professional surveyor and shall be legibly drawn in waterproof ink on tracing cloth or other material of equal permanence. It shall be drawn at a scale not less than 100 feet to the inch and shall be on one or more sheets twenty by thirty inches in size.
When possible, a scale of one inch equals fifty feet should be used. When more than one sheet is required, an index sheet of the same size shall be filed showing the entire subdivision, with the sheets lettered in alphabetical order as a key.
(r) Final Plat Contents. The final plat shall contain the following information:
(1) Identification.
A. The name of the subdivision.
B. The location of the subdivision, by section, town and range, and any other legal description, as necessary.
C. The names of owners and the signature and seal of a registered surveyor, to be lettered and signed in black opaque ink.
D. The scale, shown graphically.
E. The date.
F. The north point.
G. If applicable, a subdivision or development plat sign.
1. Not more than two ground-mounted/low profile signs at any entrance identifying the residential subdivision or multi-family subdivision and shall contain only the name of the subdivision.
2. The subdivision plat sign can be installed at any public road or street entrance to the subdivision at the following locations:
a. The subdivision plat sign can be located within a proposed public right-of-way boulevard island of the public road or street entrance of the subdivision. The sign shall be set back a minimum of ten feet from the existing right-of- way of the existing intersecting road or street. The sign location shall be located in a manner so as to not a create traffic hazard from the standpoint of adequate sight distance.
b. The subdivision plat sign can be located within a sign easement area a minimum of ten feet behind the right-of-way of both the proposed public road or street entrance of the subdivision and the existing intersecting road or street. The sign location shall be located in a manner so as to not create traffic hazard from the standpoint of adequate sight distance.
c. The Planning Commission shall have final approval of the location of the subdivision plat sign.
3. The subdivision plat sign shall be constructed of at least 40% stone or brick. The Planning Commission shall have final approval of the design of the sign.
4. The total sign area including all faces of the sign shall not exceed 50 square feet of a single sign located at a proposed public road or street entrance of a subdivision.
5. The subdivision plat sign shall not exceed 42 inches in height.
6. It shall be the responsibility of the homeowner's association of the subdivision and/or the developer of the subdivision to construct and maintain all subdivision plat signs per the applicable building code regulations, City regulations and Planning Commission requirements.
(2) Delineation.
A. All delineation in black opaque ink on the tracing, including signatures.
B. The boundary of the plat will be shown as a heavy line to indicate the limits of the plat. All plat boundary lines shall be shown with the lengths and bearings of course. The boundaries shall be determined by an accurate survey in the field, which will be balanced and closed with an error of closure not to exceed one to 10,000. A computation sheet may be submitted with the plat, upon request.
C. The true bearings and distances tied to the nearest established street lines and/or official monuments, which shall be accurately described on the plat.
D. The municipal, township, county and/or section lines accurately tied to the lines of the subdivision by distances and bearings.
E. The accurate locations of all monuments. One Type A monument shall be placed at each change in direction of the boundary of the plat. One Type B monument shall be placed at the points of intersection of the centerline of streets and on the centerline of streets at the points of curvature.
F. The exact locations, widths and names of all streets within and adjoining the plat and the exact locations and widths of all alleys and crosswalkways. The name of a street shall not duplicate that of any existing street. Proposed street names shall be checked with the proper municipal and county officials.
G. The exact locations and widths of all easements and rights of way provided for public services or utilities, with any limitation of the easement rights definitely stated on the plat.
H. All lot or parcel numbers and lines, with accurate dimensions in feet and hundredths.
I. The accurate designation of any areas to be dedicated or reserved for public use, with the purpose indicated thereon.
J. The radii, internal angles, points of curvature, the point of tangency and the lengths of all acres.
K. The elevation for the 100-Year floodplain.
L. The building setback lines, accurately shown with dimensions.
M. In case the subdivision is traversed by a watercourse, channel, stream or creek, the existing or prior location, and/or the proposed location, of such watercourses with the top of the bank shown.
N. A legal description of the boundaries of the plat.
O. The total acreage in the plat, the total acreage in the street rights of way and the total acreage in lots.
P. A certification by a registered surveyor to the effect that the plat represents a true and accurate survey made by him or her shall be included. (See sample wording for the certification.)
Q. A space for approval by signature of the owner and City and County officials, according to the following:
1. Owner's Certification
I/We, the undersigned, owners of the property hereon described, do hereby adopt this subdivision into lots as shown, establish setback lines as shown and dedicate to public use rights of way as shown, and we do further grant easements as shown hereon and designated as utility reservations, roadway easements and drainage easements.
WITNESSES: OWNERS:
____________________________________________________
Private restrictions, if any, will be noted:
(1) Boundaries of each type of use restriction; and
(2) Other private restrictions for each definitely restricted section of the subdivision.
2. Notary.
State of Ohio )
) ss
County of Wood )
On this _______ day of 200___, before me personally appeared and acknowledged the signing of this plat to be his (their) free act and deed for the purposes mentioned.
Witness my hand and seal the day and year first above written.
Notary Public in and for ________________, Ohio
My commission expires: ____________________
3. Surveyor.
I hereby certify this is a true and accurate plat of survey made by me on ______________ ,200____, of the hereinbefore described property, subdividing the same into lots numbered __________ through __________ inclusive. I also hereby certify that all other lot corners are set, or will be set, upon completion of the improvements.
Registered Surveyor Number: __________________
4. Engineer.
I hereby certify that pavements, utilities, and other required land improvements for the subdivision herein approved have been designed in accordance with the regulations and standards in effect, and that I have inspected the installation of the same and find that all improvements have been installed in accordance with the drawing and specifications therefor, and that the utilities and pavements (including sidewalks) are in good repair.
______________________, 200____
____________________________________________
City Engineer
(OR)
I hereby certify that the pavements, utilities and other required improvements for the subdivision herein approved have been designed in accordance with the regulations and standards in effect, that I have estimated the cost of materials and construction and performance guarantees in the amount of $______________, and that this amount has been posted with the ________________________ to assure completion of all improvements in case of default.
__________________________, 200____
________________________________________________
City Engineer
5. Planning Commission.
We hereby approve and accept this plat according to the subdivision rules and regulations for __________________, Ohio, this ___________ day of _____________________, 200____.
________________________ __________________________
Chairperson Secretary
6. Office of the Wood County Auditor.
Transferred this _______ day of ____________________, 200____.
_______________________________________
Wood County Auditor
7. Office of the Wood County Recorder.
This plat filed for Record this ________ day of, 200_____, at ___.m.
Recorded this _________ day of __________________, 200___, in Plat Book _________ , Page _____________.
________________________________________
Wood County Recorder
(s) Supplementary Information. The following information shall be supplied in addition to the above requirements:
(1) If a zoning change is involved, certification from the Zoning Inspector, indicating that the change has been approved and is in effect;
(2) Certification showing that the final detailed plans and specifications for the improvements have been approved by the City Engineer and other proper State and County agencies;
(3) Certification showing that all required improvements have been either installed and approved by the proper officials or agencies, or that a bond or other surety has been furnished assuring installation and initial maintenance of the required improvements;
(4) The names and addresses of all property owners who adjoin the proposed subdivision, including those across the street from the site.
(t) Filing. The final plat shall be considered officially filed when all required information is submitted to the authorized representative of the Planning Commission, along with the applicable filing fee.
(u) Approval of Final Plat. The Planning Commission shall approve or disapprove the final plat within thirty days after it has been filed. The plat will not be considered to be filed until it is found to be complete by the Commission at a public meeting. Failure of the Commission to act upon the final plat within such time shall be deemed approval of the plat. If the plat is disapproved, the grounds for disapproval shall be stated in the records of the Commission and a copy of said record shall be forwarded to the subdivider. The Commission shall not disapprove the final plat if the developer has complied with all applicable regulations and has proceeded in accordance with the conditions and standards specified in the approved preliminary drawing. If disapproved, the subdivider shall make the necessary corrections and resubmit the final plat within sixty days to the Commission for its final approval. If a plat is refused by the Commission, the person submitting the plat shall be entitled to such appeal as is provided in the Ohio Revised Code.
(v) Signing and Recording of Final Plat. When a subdivision improvement agreement and security are involved, the Chairperson of the Planning Commission and the Secretary shall endorse the approval on the final plat only after the subdivision improvement agreement has been approved by Council and the security has been approved by the City Attorney. When the installation of improvements is required prior to the recording of the final plat, the Chairperson of the Planning Commission and the Secretary shall endorse approval on the plat only after all improvements have been satisfactorily completed. Written evidence shall be provided from the City Engineer that all improvements have been installed in a manner satisfactory to the City. The City Attorney shall review the proper dedication of the improvements and the land.
(w) Resubdivision of Land. Whenever a developer or property owner desires to resubdivide an already approved final subdivision plat, the developer or property owner shall first obtain approval by the same procedures and according to the same requirements described for new subdivisions. Resubdivision includes any change in street layout or other public improvement, any change in lot lines, changes in any land used for public purposes or any change in easements. Whenever the Planning Commission, in its sole discretion, finds that, due to the minor nature of the proposed change to the existing subdivision, waivers of specific procedural requirements contained herein would not be contrary to the purpose and intent of this chapter, then such requirements may be waived.
(x) Lot Combinations. Any existing lot may be combined with an adjoining existing lot to form a single new lot, provided that no lot combination results in an adjoining lot or lots being reduced in size or dimension so as to conflict with the applicable zoning regulations, such as minimum lot size or minimum front, side or rear yard requirements and must be recorded in Wood County records.
(Ord. 2002-45. Passed 8-22-02; Ord. 2005-15. Passed 4-14-05; Ord. 2018-53. Passed 2-24-19.)