CHAPTER 1177
Improvements
1177.01   Standards and requirements for the construction of improvements.
1177.02   Grading.
1177.03   Streets.
1177.04   Water.
1177.05   Sanitary waste disposal.
1177.06   Storm sewers.
1177.07   Sidewalks.
1177.08   Monuments.
1177.09   Bond or petition in lieu of improvements.
1177.10   Design and construction standards.
1177.11   Street lights.
1177.12   Administration by Planning Commission.
1177.13   Underground utilities.
 
CROSS REFERENCES
Cornerstones and permanent markers - see Ohio R.C. 711.03, 711.14
Council to hold public hearing on platting rules and regulations - see Ohio R.C. 711.101
Street grade levels and change of street name - see PRELIM. Table G
Monument defined - see P. & Z. 1173.20
Principles of acceptability - see P. & Z. Ch. 1175
 
1177.01  STANDARDS AND REQUIREMENTS FOR THE CONSTRUCTION OF IMPROVEMENTS.
   In the corporate limits of the City and within three miles of the corporate limits subject to the limitation thereon provided in Ohio R.C. 711.09, all plats and subdivisions of land shall conform to the rules and regulations contained in this chapter as adopted by Council and the Planning Commission, and the subdivider shall provide, construct, install and pay for the minimum improvements required by the City and as specified herein.
(Ord. 164-1984.  Passed 1-28-85.)
1177.02  GRADING.
   (a)   All lots shall be graded so that all storm water shall drain therefrom.
   (b)   The proposed storm sewer system shall then be evaluated for a storm hydraulic grade line based on a ten year storm frequency.
(Ord. 175-1995.  Passed 9-25-95.)
1177.03  STREETS.
   (a)   All streets within a subdivision shall be improved with a hard surface pavement with adequate drainage at a minimum width of twenty-eight feet, and there shall be a curb along each side of such surfacing.
   (b)    Additional pavement lanes may be required for residential, commercial and industrial developments to provide acceleration-deceleration lanes, and/or left turn lanes.
   (c)   A greater width of pavement not to exceed forty feet may be required in commercial, industrial or special apartment developments.
   (d)   Minimum pavement elevations should be at a hydraulic grade line of a ten-year frequency storm.
(Ord. 164-1984. Passed 1-28-85.)
1177.04  WATER.
   (a)    When an adequate public water line is within 1,000 feet of the subdivision, such line shall be extended, so that each lot is accessible to the public water supply.
 
   (b)   When a public water supply system is used, sanitary sewers shall be provided, and connected to a public system or an approved treatment plant, except as provided in Section 1177.05(c)(2).
   (c)    Where an adequate public water line is not available, a well may be the source of water supply for each lot, if such well and water quality meet the health standards of the appropriate Board of Health and the lots are one acre or more in size.
(Ord. 164-1984. Passed 1-28-85.)
1177.05  SANITARY WASTE DISPOSAL.
   (a)    Public System. When the proposed subdivision is located within 500 feet of an adequate sanitary sewer line, a connection to the line shall be provided for each lot by
the developer.
(b)    Independent System.
      (1)    When lots are less than one acre and a sanitary sewer is not available, except as provided in subsection (c)(2) hereof, an adequate sanitary treatment plant and necessary sanitary sewer lines accessible to each lot shall be provided by the developer. The system is to be designed so it can be integrated into the Master Plan of Sanitary Sewers when the public sewers are installed
      (2)    Where a number of subdivisions are proposed to be on adjacent tracts and/or sufficient buildable property is in close proximity to each other, Council may cause to have constructed a sanitary treatment plant and the necessary lines, except laterals, to serve the plats and assess the costs to the benefited owners.
   (c)    Septic Tanks.
      (1)    Septic tanks may be used for lots of one acre or more in area if soil percolation tests as prescribed by the appropriate Board of Health, have indicated a reasonable useful life for such disposal methods. other methods of disposal may be approved by the appropriate Board of Health.
      (2)    Subject to approval of the appropriate Board of Health, septic tanks may be used when the plat is in an area that can expect trunk sewers to be extended to it within a two-year period as determined by the Director of Public Service, but sanitary lateral sewers serving each lot properly installed and blocked off shall be provided.
         (Ord. 164-1984.  Passed 1-28-85.)
1177.06  STORM SEWERS.
   (a)    Storm sewers shall be designed to flow just full for the five (5) year intensity-duration-frequency storm using the Rational Method. The minimum pavement gutter elevations shall be at or above the hydraulic grade line for a ten (10) year frequency storm.
   For the ten (10) year hydraulic gradient checks, minimum starting point elevation, when a proposed storm drainage system outlets into a nearby stream or ditch, shall be based on the twenty (20) year high water elevation as per "Comprehensive Ditch Plan", the approved storm sewer and ditch survey for the City. If information is unavailable the high water elevation shall be determined by following sound engineering principles subject to approval by the Director of Public Service.
   (b)    All structures within a new street right of way shall be designed to adequately handle the storm drainage of the proposed improvement as determined by the Director of Public Service.
   (c)   All site development involving one (1) acre or more of property, shall be required to include on-site storm water detention/retention per the City’s current Storm Water Management Plan (SWMP).  The minimum detention volume for the site shall be equivalent to the storage volume produced from a twenty-five (25) year frequency (post-developed) storm inflow with an allowable discharge of a five (5) year frequency (pre-developed) storm outflow.  The storm water detention calculations for the site shall be submitted with the site grading plans and shall be subject to approval by the Director of Public Service.
   (d)   All storm water collection systems shall be designed to include, but not be limited to, storm water treatment for the removal of sediment.  The type of storm water treatment shall be in accordance to the applicable best management practice(s) (BMPs) as listed in the City’s current SWMP.  All construction and maintenance of storm water collection system shall be in accordance to the Ohio Environmental Protection Agency’s Permit No.: OHC000002, or most current permit update.  All construction details, involving storm water treatment and maintenance, shall be shown on the Erosion Control Plan for the site, which shall be submitted with the site grading plans subject to review and approval from the Director of Public Service.  All developers or property owners shall maintain any post-construction structural BMPs according to the maintenance requirements of said BMP.  All post- construction structural BMPs will be inventoried and subject to inspection by the Department of Public Service.  Failure to properly maintain the BMP will result in penalties according to subsection (f) hereof.
   (e)   Notification of Violation; Time Limit.  Any person found to be violating any provisions of subsection (d) hereof shall be served by the City with a written notice, stating the nature of the violation, sent by first class mail to the person apparently guilty of the violation.  This notice shall be deemed sufficient, in the event of violation, if sent to the address of that person as shown on the Lucas County tax records or water account records.  The notice shall, in all cases, set forth a time limit during which all noted violations shall cease and be abated, and appropriate corrective action taken, and if the violator shall not thus comply, the provisions of the following paragraph shall then apply.
   (f)   Violation Beyond Time Limit; Penalty.  Any person who continues any violation beyond the time limit provided for in subsection (d) hereof is guilty of a misdemeanor of the second degree and shall be punished as provided in Section 501.99 of the General Offenses Code. 
(Ord. 014-2006.  Passed 3-13-06.)
1177.07  SIDEWALKS.
   Sidewalks not less than four feet in width shall be installed on both sides of the street. Installations may be deferred for a period of two years or more by posting bond to permit the building of houses prior to installation of sidewalks.
(Ord. 164-1984.  Passed 1-28-85.)
1177.08  MONUMENTS.
   A monument shall be placed at each change in direction of the boundary of the plat, and one such monument shall be placed at the corner of each street intersection on one side of the street right of way, and at the beginning and end of all street curves.
(Ord. 164-1984.  Passed 1-28-85.)
1177.09  BOND OR PETITION IN LIEU OF IMPROVEMENTS.
   In lieu of the installation of the above improvements prior to the appropriation and rewarding of the final plat, the subdivider may:
   (a)    Post a surety bond or escrow agreement or letter of credit as provided for in Chapter 905 of the Streets, Utilities and Public Services Code, and otherwise fully comply with the provisions of that chapter. No surety bond or escrow agreement or letter of credit shall be released until all requirements of Chapter 905 have been met.
      (Ord. 175-1995.  Passed 9-25-95.)
   (b)    In any C or M District, file with Council a petition and waiver of objection in a form approved by the Director of Law signed by all of the owners of the lots and lands bounding and abutting the street, alley or way requesting that the required improvements be performed, constructed or installed and the cost thereof assessed against the abutting property in accordance with the provisions of Ohio R.C. 727.06. Any subdivider proceeding under this subsection shall also fully comply with the provisions of Chapter 905.
      (Ord. 164-1984.  Passed 1-28-85.)
1177.10  DESIGN AND CONSTRUCTION STANDARDS.
   The required improvements outlined in this chapter are to be designed, constructed and installed in conformance with the standards and specifications of the following designated appropriate agency or agencies.
 
   Required Improvements       Appropriate Agency
Grading
Streets
Street drainage
Sidewalks             Oregon Director of Public Service
Storm drainage, except natural
   watercourses any part of which
   lies outside the Oregon corporate
   Limits.
_______________________________________________
 
Water lines             Oregon Director of Public Service
               Oregon Commissioner of Water and
                  Wastewater Treatment
_______________________________________________
 
Sanitary sewer lines          Oregon Director of Public Service
_______________________________________________
 
Sanitary treatment plant       Board of Health
               Ohio State Department of Health
               Oregon Director of Public Service
_______________________________________________
Septic tanks             Board of Health
Wells
_______________________________________________
 
Natural watercourses any part of    Lucas County Engineer
   which lies outside the
   Oregon corporate limits.
(Ord. 164-1984. Passed 1-28-85.)
1177.11  STREET LIGHTS.
   All streets within a subdivision shall be improved by installing street lights with ornamental poles and underground wiring in accordance with the lighting standards as previously adopted by Council.
(Ord. 164-1984. Passed 1-28-85.)
1177.12  ADMINISTRATION BY PLANNING COMMISSION.
   The foregoing rules and regulations adopted by the City of Oregon shall be administered by the Planning Commission and may be modified by the Planning Commission in specific cases where unusual or exceptional factors or conditions require such modifications.
(Ord. 164-1984. Passed 1-28-85.)
1177.13  UNDERGROUND UTILITIES.
   All public utilities including but not limited to water, sewer, telephone, electric, cable television, and natural gas service, shall be installed underground in any subdivision subject to the provisions of this chapter.
(Ord. 164-1984. Passed 1-28-85.)