(a) Streets.
(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 the proposed streets shall provide for the continuation of existing streets and access to adjacent unplatted lands so that the entire area can be served with a coordinated street system.
(2) Street right-of-way width. The widths of the right-of-way on any street shall be as follows:
Street Type | Minimum Right-of-Way Width (feet) |
Expressway | As specified by Ohio Department of Transportation |
Primary street | 100 |
Secondary street | 80 |
Collector street | 60 |
Minor street | 60 |
A. Where a street is planned as an extension of an existing street having a greater width than specified above, the Planning Commission may require that the new extension of the street have the same width as that of the existing section.
B. A minimum corner radii of twenty feet shall be provided at the intersection of the street right-of-way line.
C. Where a boulevard type street is proposed, the minimum right-of- way shall be increased by an amount equal to the width of the proposed median.
(3) Street design standards.
A. Widths of pavement and rights-of-way shall comply with the standards set forth in the following table:
Class of Street | Right of Way Width (feet) | Pavement Width (feet)(*) |
Expressway | As specified by the Ohio Department of Transportation | |
Primary street | 100 | 52 |
Secondary street | 80 | 40 |
Collector street | 60 | 28 |
Minor street | 60 | 28 |
* Pavement width dimensions are minimums and are measured from curb face to curb face.
B. The maximum grade, the alignment and vertical visibility on pavements shall comply with the standards set forth in the following table:
(c)
Alignment | ||||
Class of Street | Maximum Grade (a) (Percent) | Maximum Degree of Curvature | Minimum Radius of Curvature (b) (in feet) | Vertical Visibility (in feet) |
Drives |
12 | |||
Alleys |
10 |
100 | ||
Minor |
7 |
20 |
290(d) |
200 |
Collector |
6 |
10 |
575 |
250 |
Secondary |
5 |
5 |
1150 |
300 |
Primary |
4 |
3 |
1910 |
500 |
Expressways | As specified by Ohio Department of Transportation | |||
a. Minimum allowable street grade is 0.50 percent.
b. Radius of curvature is measured along the centerline of street.
c. Dimensions for distance of vertical visibility shall be measured from eye height 3.5 feet above the street surface on one side of the vertical curve to object height 0.5 feet above the street surface on the other side.
d. In the case of a minor street, angle turns may be permitted. For such turns, the minimum pavement radius shall be observed as set forth in Section 1117.04(a)(7).
(4) Half streets. Half streets shall be prohibited.
(5) Cul-de-sac and dead-end streets. 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) 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 streets shall intersect any other street at an angle of less than eighty degrees. Multiple intersections involving junctions of more than two streets shall be avoided.
3. Angle Turns - angle turns not complying with the standard of radius of curvature set forth in Section 1117.04(a)(3) above 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 and 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 no 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 pavement edge shall have a minimum radius of twenty feet.
b. At the outside of the angle turn, a paved area shall be provided having a minimum radius of fifty 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 on all minor or collector streets have a minimum tangent between them of 100 feet, 500 feet on secondary streets and primary streets.
B. Vertical. Grade at intersection - approaches to intersections shall be reduced to a grade not exceeding three percent (3%) for a distance of not less than 100 feet.*
Maximum grade at intersection may be exceeded due to steep topography or subsoil conditions in accordance with the application of standard engineering practice.
(8) Street 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. All new streets shall be named in the following manner:
General Direction | Long Street | Short Street |
North and south | Streets | Courts |
East and west | Avenues | Places |
Diagonal | Roads | Ways |
Curving | Drives | Circles or lanes |
*Less than 1,000 lineal feet in length.
Note: The use of the name "boulevard" may be used by new streets having a median strip separating the opposing flow of traffic.
(9) 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 shall be the responsibility of the developer or an association of home owners whose lots abut onto the proposed boulevard.
(10) Private streets.
A. Private streets shall meet all requirements for minor public streets. The Planning Commission may require certain streets within a development to be public if it is determined that the projected density necessitates the use of public streets and that traffic connections to adjacent plats or developments are required for adequate circulation.
B. Where private streets are proposed the developer or persons seeking approval of such plat shall, prior to such approval provide and submit to the Commission copies of protective covenants, easements and documents to be recorded, providing for the ownership, maintenance, repair and financing of the private streets. Reference to these protective covenants shall be included in all deeds conveying the lots and lands described within the subdivision plat. The maintenance and repair of private streets shall not be the responsibility of the public.
(Ord. 07-27. Passed 8-16-07.)
(b) Easements.
(1) Utility easements. Electric and telephone lines may be buried if located at the front of the 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 necessary and shall generally follow rear and side lot lines.
(c) Blocks.
(1) Block lengths shall not exceed 1,800 feet or be less than 400 feet.
(2) Pedestrian walkways, with right-of-way, not less than twelve feet wide, may be required across blocks where the Planning Commission deems that pedestrian access to schools, playgrounds, parks, open space shopping centers and other community facilities are necessary.
(d) Lots.
(1) Zoning conformance. The lot size, width, depth and the minimum building setback lines shall conform to the existing zoning and Health Department 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 each 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:
A. Where lots are adjacent to the intersection of two streets, or
B. Where it is necessary to separate residential from major arterial thoroughfares.
Where double frontage lots are created adjacent to an expressway or a primary street, a reserve strip twelve feet wide along the street shall be deeded to the City. 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 and one-half times the lot width.
(e) Public Sites and Open Spaces.
(1) Public facilities. The subdivision design shall provide land areas for public use as provided in Section 1119.04
.
(2) Open space subdivisions. Open space subdivision layout shall be encouraged with ownership and maintenance of Homeowner's Association.
(3) Natural features preservation. Natural features such as scenic view, water bodies, fine groves of trees shall be given due consideration for their preservation.
(f) Utilities.
(1) Storm sewers.
A. Storm drainage. 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 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 within the subdivider's property and all lands upstream from the subdivider's property.
The design storm flow is calculated in 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 the forty-eight inches in size to conduct this drainage on and through the subdivider's property. If the design flow is calculated in amount in excess of the capacity of fourty-eight inch conduit, then the subdivider must provide a conduit or an open drainage channel treatment designed as provided in Section 1119.03(i).
When necessary, outlet ditches or closed storm sewers of an approved type and size shall be required as part of the construction. If there is an easement or rights of way to be obtained by the subdivider for construction and future maintenance, these rights of way or easements shall be shown on final plat. Two copies of the easement shall be furnished to the City Engineer.
(Ord. 77-19. Passed 6-2-77.)
(Ord. 77-19. Passed 6-2-77.)
A storm sewer shall be a minimum of twelve inches in diameter and a minimum cover as listed in ODOT 603 and as approved by the Engineer.
(Ord. 97-57. Passed 9-25-97.)
All storm drainage under pavement and to a point three feet outside pavement shall be reinforced concrete pipe and the trench shall be back filled with an approved porous material (ODOT 603).
(Ord. 02-24. Passed 5-2-02.)
(Ord. 02-24. Passed 5-2-02.)
(2) Sanitary sewers.
A. Sanitary facilities shall be designed and constructed by the subdivider as required for the proper disposal of wastes for each lot.
B. If a subdivision can be reasonably served by the extension of an existing public sanitary sewer as determined by the City Engineer, the subdivider shall provide a system of sanitary sewer mains and shall provide lateral connections for each lot.
C. If a subdivision cannot be reasonably served by the extension of an existing public sanitary sewer, as determined by the Planning Commission, then the Commission may permit individual sanitary facilities which may be installed on lots of the size as required by the Richland County Health Department and the Ohio Environmental Protection Agency.
D. Pretreatment of all industrial waste must be as prescribed by the City and will require approval of the City for discharge of the effluent into a City sanitary sewer system in accordance with the Mansfield-Ontario sewer agreement.
(3) Water supply.
A. A water system shall be designed and constructed by the subdivider as required for each lot.
B. Where public water supply is within reasonable distance as determined by the City Engineer, the subdivider shall construct a system of water mains and connect with such public water supply and provide a connection for each lot.
C. Where public water supply is not available, the subdivider of a subdivision shall provide for individual water wells for each lot in the subdivision if approved by the Ohio Environmental Protection Agency and the Richland County Health Department.
(g) 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 shall be clearly indicated on the subdivision plat. Land subject to flooding shall not be platted for residential occupancy or other such uses which may increase danger to health, life or property, or which may aggravate the flood hazard.
(Ord. 77-19. Passed 6-2-77.)