(a) Compliance Required. All subdivisions within the City and those subdivisions outside the City but within the jurisdiction of the Planning Commission shall be submitted for review and approval and shall meet the standards of this Chapter. Standards are as follows:
(1) Streets.
A. Streets shall conform to the Comprehensive Plan as adopted and shall be accessible to existing or proposed parks, schools or other open public grounds shown on the Comprehensive Plan.
B. The street layout shall be in general conformance to any tentative or suggested plan or plat for the area that has been made by the Planning Commission.
C. Arrangement of streets in new subdivisions shall provide for the continuation of the principal existing streets in adjoining areas or their proper projection where adjoining land is not subdivided if the streets are deemed necessary for public requirements.
D. Streets that are obviously in alignment with others already existing and named shall bear the names of the existing streets.
E. The street arrangement shall be such as not to cause a hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it and shall further the development of a coherent neighborhood street pattern in the vicinity of the subdivision.
F. Frontage on high volume trafficways shall be provided with parallel service streets or such other means of minimizing access as may be appropriate to the conditions.
G. Residential streets should be designed to discourage through traffic.
H. The angle of intersection between minor streets and major streets should not vary by more than ten degrees (10°) from a right angle. All other streets should intersect each other as near to a right angle as possible and no intersection of streets at angles of less than sixty degrees (60°) shall be permitted.
I. Dedication of half (½) streets is not permitted.
J. The width of streets in new subdivisions shall be not less than the minimum widths established herein.
(2) Alleys.
A. Alleys shall not be used in residential subdivisions except where approved by the Planning Commission.
B. Alleys are required in the rear of all commercial and industrial lots if no other provisions are made for adequate service access or for parking. The rights-of-way of such alleys shall not be less than twenty (20) feet and dead-end alleys shall not be permitted.
(3) Cul-De-Sacs And Temporary Dead-End Streets.
A. Maximum Length. The maximum length of a permanent dead-end street shall be eight hundred (800) feet.
B. Temporary Dead-End Streets. Where a street is extended to a boundary of a subdivision to provide for its proper extension at such time as the adjacent land is subdivided, the street shall be provided with a type "B" turn-around as shown in the Wood County Construction Standards. The pavement in the turn-around shall be the same as the street pavement. Guardrail and reflective signs approved by the Director of Public Service or his/her designee shall be placed at the street terminus by the subdivider.
1. If the street extends a distance of not more than one (1) lot depth past a street intersection, no turn-around is required. Guardrail and reflective signs approved by the Director of Public Service or his/her designee shall be placed at the street terminus by the developer.
C. Circular Cul-De Sacs. The terminal shall be a circular area with a minimum right-of-way radius of sixty seven and one half (67 ½) feet or the back of the curb radius plus fifteen and one half (15 ½) feet, whichever is greater, and a minimum pavement of fifty-two (52) feet, outside radius. The back of the curb of the fifty-two (52) foot radius terminal and the back of the curb of the street shall be joined by tangent arcs of a seventy-five (75) foot radius. The street right-of-way lines and the sixty seven and one half (67 ½) foot radius terminal shall be joined by tangent arcs of fifty nine and one half (59 ½) foot radius. The interior of the terminal shall have a minimum radius of twenty-five (25) feet to the back of the curb. The minimum pavement width around the cul-de-sac shall be twenty-five (25) feet, twenty-seven (27) feet for commercial, measured from the back of the curb to the back of the curb.
D. Elongated Cul-De-Sacs. The ends of an elongated cul-de-sac shall be circular segments which shall have a minimum right-of-way radius of sixty- nine and one half (69 ½) feet or the back of curb radius plus fifteen and one half (15 ½) feet, whichever is greater, and a minimum outside back of curb radius of fifty-two (52) feet. The back of the curb of the fifty-two (52) foot radius portion and the back of the curb of the street shall be joined by tangent arcs of a seventy-five (75) foot radius. The street right-of-way lines and the sixty-nine and one half (69 ½) foot radius portion shall be joined by tangent arcs of fifty-nine and one half (59 ½) foot radius. The minimum pavement width around an elongated cul-de-sac shall be twenty-nine (29) feet, measured from the back of the curb to the back of the curb. The central portion of an elongated cul-de-sac shall be straight and tangent to the ends.
E. "Eyebrows". The central portion of an "eyebrow" shall be a circular segment and shall have a minimum right-of-way radius of sixty-nine and one half (69 ½) feet or the back of curb radius plus fifteen and one half (15 ½) feet, whichever is greater, and a minimum outside back of curb radius of fifty-two (52) feet. The back of the curb of the fifty-two (52) foot radius portion and the back of the curb of the street shall be joined by tangent arcs of a seventy-five (75) foot radius. The street right-of-way lines and the sixty-nine and one half (69 ½) foot radius portion shall be joined by tangent arcs of fifty-nine and one half (59 ½) foot radius. The minimum pavement width around an "eyebrow" shall be twenty- nine (29) feet, measured from the back of the curb to the back of the curb. The ends of the interior of an "eyebrow" shall be circular segments, shall have a minimum back of curb radius of twenty-five (25) feet and shall be tangent to the adjoining curb sections. An "eyebrow" shall be located at least one hundred and fifty (150) feet, measured along the pavement centerline, from a street intersection. "Eyebrow" locations along curves of the adjoining street shall be as approved by the Director of Public Service or his/her designee.
(4) Dimensions of Rights-of-Way and Pavements. Public right-of-way and pavement width shall conform to the following minimum requirements:
Classification | Minimum Right of Way (ft.) | Minimum Pavement Width (ft.) (back to back of curbs) |
Principal arterial street | 140 | 12 per travel lane |
Minor arterial street | 100 | 40 |
Marginal access street | 60 | 29 |
Collector street | 80 | 35 |
Local street | 60 | 29 |
Alley | 25 | 20 (no curbs required) |
Crosswalkway | 15 | 4 (sidewalk) |
Utility easement (on each side of property line) | 8 | |
Utility easement (minimum total width) | 16 | |
Ditch easement (on each side of ditch measured from top of slope) | 30 | |
Bike Path/Multi-Use Non- Vehicular | 15 | 10 |
(5) Blocks.
A. The maximum length of blocks shall generally be one thousand three hundred twenty (1,320) feet. Block(s) over nine hundred (900) feet shall be provided with a crosswalkway at approximately the midway point of the block at the discretion of the Planning Commission.
B. Where all or part of a subdivision is adjacent to or in the vicinity of an arterial street, the greater dimension of blocks shall be generally parallel to the arterial street to avoid unnecessary ingress and egress.
C. Irregularly shaped blocks, including super-blocks, indented by cul- de-sacs and containing interior spaces, shall be encouraged when properly designed and fitted to the overall plan and when there is adequate provision for the maintenance of public areas.
D. Blocks intended for business and industrial uses shall be designed specifically for such purposes with adequate space set aside for off- street parking and delivery facilities.
(6) Lots. The minimum dimensions of lots intended for residential use shall be according to the following rules. When two (2) rules apply to a subdivision or lot, that rule which requires the greater lot size or dimension shall govern.
A. When a subdivision is located within a zoning district of the City of Perrysburg or of a zoned township or portion thereof of Wood County, Ohio, the minimum area and dimensions of lots shall be no less than is required by this Zoning Code.
B. In no case shall a lot have a width at the building line of less than sixty-five (65) feet or a lot area of less than nine thousand five hundred (9,500) square feet unless otherwise approved by the City for developments provided for in Section 1240.01 (Planned Unit Development) or in Section 1240.13 (Open Space Plan).
C. Corner lots intended for residential use shall have extra width sufficient for maintenance of building lines on both streets.
D. All lots shall be designed to provide desirable building sites, properly related to topography, high water levels and surrounding streets, railroads, watercourses and land use. A larger lot size may be required in particular cases in order to meet the desirable requirements for the subdivided area.
E. All lots shall abut on and have not less than sixty-five (65) feet of frontage on a public right-of-way unless otherwise approved by the Planning Commission and shall have a minimum set-back line of at least thirty-five (35) feet in residential areas and fifty (50) feet on collector streets and streets of higher classifications, to be measured from the right-of-way line. Greater distances shall be provided if required by applicable development standards.
F. Side lines of lots shall be approximately at right angles or radial to the street line.
G. A lot shall not have an average depth which is more than three (3) times its average width, nor shall it have a depth of less than one hundred twenty (120) feet unless otherwise approved by the Planning Commission.
(7) Public Spaces.
A. Where the subdivision contains a street, park, school or other public area which is shown on the Comprehensive Plan as intended for public ownership, all or part of such area shall either be dedicated to the proper public agency or it shall be reserved for acquisition thereby, within a specified period by a purchase or other means. An agreement shall be entered into between the subdivider and the proper public agency regarding the time and method of acquisition and the cost thereof or an agreement shall be made by the appropriate public agency upon an alternate location that is satisfactory to the Planning Commission.
B. Due regard shall be shown for the preservation of outstanding natural and cultural features, such as scenic spots, watercourses and historic sites.
C. Where future parks or other open spaces are not specifically shown on the Comprehensive Plan to be within a proposed residential subdivision of ten (10) acres or more, the Planning Commission shall determine which of the following options shall be required to best meet the needs of the community:
1. Dedicate to the City a minimum of five percent (5%) of the area of the subdivision as open space. Open space shall not be considered to include required detention/retention areas.
2. Dedicate to the City other suitable land outside the subdivision equal to five percent (5%) of the area of the proposed subdivision.
3. Deposit in escrow with the City a fee equivalent to the “before developed” appraised fair market value of seven and one-half percent (7.5%) of the land in the subdivision immediately prior to its development, plus one hundred dollars ($100.00) per recorded lot in the final plat. Such deposit shall be allocated for acquisition and improvement of open space and recreational lands and may be expended only for such purposes at the discretion of the City. Fair market value with respect to this paragraph shall be determined as follows:
a. A fair market value shall be determined by the Planning Commission based upon “before developed” current appraisals.
b. If the subdivider rejects the amount of the evaluation, he or she may, at his or her expense, obtain an appraisal by a qualified real estate appraiser approved by the Planning Commission. The Planning Commission may accept or reject this appraisal or may negotiate for a final value.
c. If the Planning Commission rejects the owner's appraisal, then he or she shall refer the determination of a fair market value to the Court of Common Pleas of Wood County.
4. In the event of exercise of the requirements of paragraph C. hereof, improvement of the open space as required shall occur prior to the recording of any lot in the second (2nd) fifty percent (50%) of the lots to be recorded in the subdivision. Such improvement shall include completion of any street or road necessary to provide access to the open space.
5. Lands that become available for open space through this Chapter shall be dedicated to the City unless otherwise determined, where appropriate, to be retained as private open space.
(8) Easements for Drainage and Utilities.
A. Utility easements shall meet the minimum requirements and access to utility easements shall be provided from streets and alleys.
B. Open ditch easements equal to the width of the required cross- section of such ditch plus thirty (30) feet on each side shall be provided.
C. Easements for enclosed drainage systems shall be a minimum of sixteen (16) feet in width.
D. A sixteen (16) foot storm drainage easement shall be required at rear lot lines (eight [8] feet on each side of the rear lot line) whenever rear lot drainage is provided and a plat recitation shall be required which prohibits alteration of established drainage flow by other than the maintaining authority.
E. A five (5) foot utility easement shall be required on one (1) side of all alleys.
(9) Standards of Improvements. The following minimum improvements shall be completed to the satisfaction of the City before the recording of the final plat:
A. Monuments. All subdivision boundary corners and the four (4) corners of all street intersections shall be marked with permanent Wood County Type A monuments. A permanent marker shall be deemed to be concrete, six (6) inches diameter by thirty (30) inches, with one-quarter (¼) inch iron pipe cast in the center. Should conditions prohibit the placing of monuments on line, offset marking will be permitted, provided that exact courses and distances are shown on the subdivision plat. One (1) monument assembly in accordance with the most recent revision of the Ohio Department of Transportation, Division of Highways, Standard Construction Drawing RM - 1.1, shall be placed at the intersection of the centerlines of rights-of-way of all streets and at the beginning and end of all centerlines of right-of-way curves.
B. Benchmarks. A permanent benchmark shall be established in an accessible location.
C. Street Improvements.
2. All street pavements shall slope from the crown to each gutter at three-sixteenths (3/16) of an inch per foot minimum; one-fourth (¼) of an inch per foot is preferred.
(Ord. 47-2017. Passed 5-2-17.)
3. Pavement designs for all street classifications, except local, shall be submitted to the Director of Public Service or his/her designee for approval. The following pavement design shall be used for all local streets. All materials shall be in accordance with the current edition of the State of Ohio Department of Transportation Construction and Material Specification Manual or as is subsequently revised.
Local Streets
Description
ODOT Item Number
Thickness
Asphalt Pavement
Subgrade compaction
204
Aggregate base
304
10 inches
(2-5 inch lifts)
Bituminous prime coat
408
0.35 gallon/square yard
Asphalt concrete
(Intermediate course)
448
2 inches
Asphalt concrete
(surface course)
448
1 ½ inches
Concrete Pavement
Subgrade compaction
204
Plain Portland cement concrete
452
7 inches
Bike Path/Multi-Use
Non-Vehicular Subgrade compaction
204
Aggregate base
304
10 inches (1 lift)
Bituminous prime coat
408
0.35 gallon/square yard
Asphalt concrete
(intermediate course)
448
1 3/4 inches
Asphalt concrete
(Surface)
448
1 1/4 inches
4. The minimum centerline curve radius for all local streets shall be one hundred twenty-five (125) feet. The minimum centerline curve radius for all other street classifications shall be as approved by the Director of Public Service or his/her designee.
5. The minimum back of the curb radius at all residential intersections shall be twenty-five (25) feet. Commercial/ Industrial shall be thirty-five (35) feet minimum.
6. A street intersection shall be at least one hundred fifty (150) feet, measured along the centerline from another street intersection.
7. Approaches to intersections shall be straight for a distance of at least one hundred (100) feet from the centerline of the street intersected.
8. Streets shall intersect as nearly as possible at right angles. No street shall intersect any other street at an angle of less than sixty degrees (60°).
9. A tangent of at least one hundred (100) feet in length shall be provided between reverse curves on all but marginal access streets.
10. Approaches to intersections shall not exceed a grade of three percent (3%) for a distance of at least one hundred (100) feet.
11. Curbs shall be constructed along all streets except principal arterials or minor arterials where the pavement is intended to be widened in the future. Curbs on all local streets shall be mountable type "F" as shown in the Wood County Construction Standards. Curbs for all other street classifications shall be as approved by the Director of Public Service or his/her designee.
12. Improvements constructed in subdivisions outside the City shall be inspected by the Wood County Engineer. Prior to the approval of the final plat, the subdivider shall provide the City with a written statement from the Wood County Engineer certifying that all improvements have been constructed in accordance with the plans and specifications approved by the City.
13. The maximum street gradient shall be seven percent (7%) and the minimum street gradient shall be one-half percent (½%). When establishing road, street or alley gradients, consideration shall be given to the abutting property.
14. Vertical curves shall be used at all points on the gradient where the algebraic difference is one and one-half percent (1-1/2%) or greater. The minimum length of any vertical curve shall be one hundred (100) feet. The minimum non- passing sight distance shall be two hundred (200) feet on vertical curves. (Ord. 34-2006. Passed 3-7-06.)
D. Preparation of Improvement Plans.
1. The subdivider or developer shall submit for approval to the City’s Planning and Zoning Division, three (3) sets of construction plans and specifications prepared by a registered professional engineer (P.E.) pursuant to Ohio Revised Code 4733.17. At least thirty (30) days must be allowed for review of the plans. The construction plans shall include a title of the plan, typical sections, plan and profile views, miscellaneous engineering details and estimates of quantities with calculations. Cross-sections shall be submitted upon request by the Director of Public Service or his/her designee. All typical sections and major engineering details to be used on any particular parcel or street shall be approved in advance by the Director of Public Service or his/her designee before completion of the construction plans. (Ord. 115-2010. Passed 7-6-10.)
2. When the subdivider or developer submits for approval a construction plan for street improvements for a part of the proposed subdivision area, preliminary street grades and proposed drainage facilities for the entire subdivision area shall also be presented.
3. Drawings. The construction drawings shall be made with India ink or some other equally substantial and distinct material such as mylar from which clear and legible prints may be obtained, using the principles of good surveying, engineering or draftsmanship. The construction drawings shall be made measuring twenty-four (24) inches by thirty- six (36) inches. A poorly-drawn or illegible plan is sufficient cause for rejection. The original mylar set of drawings, seven (7) sets of twenty-four (24) inches by thirty-six (36) inches prints, and four (4) sets of eleven (11) inches by seventeen (17) inches reductions and one (1) electronic copy shall be provided to the City upon the City's approval of such drawings.
4. Title of plan. The title of the plan must contain the name of the subdivision, the City of Perrysburg, the Township, Wood County, and the location plat. Space shall be provided on the title sheet or the first sheet of the plan for approval by the Director of Public Service or his/her designee and other individuals if applicable.
5. Typical sections. Typical street cross-sections are required and shall meet the current requirements as set forth in this Chapter.
6. Plan and profile. The plan view shall be drawn to a scale of one (1) inch equals fifty (50) feet or larger. The plan view shall show the proposed road, street or alley alignment, right-of-way and pavement widths, centerlines, bearings, stationing, curve or radius data, existing and proposed drainage, sanitary sewers and waterlines. Any other significant feature shall also be shown on the plan. The centerline of road, street or alley construction shall coincide with the centerline of the right-of- way. The profile view shall have a horizontal scale equal to the plan scale and a vertical scale of one (1) inch equals five (5) feet or larger. The existing and proposed centerline profile, elevations, gradient, drainage lines and vertical curves shall be shown.
E. Poles and Wires. Unless otherwise determined, all electrical, telephone and other poles and wires shall be located within the easement at the rear of the lots. In all subdivisions containing more than five (5) lots, except along an existing paved street, all wires and cables, including electrical and telephone wires and cables and those wires and cables used for street lighting, shall be installed underground, in accordance with standards and regulations promulgated by the Ohio Public Utilities Commission and in accordance with the specifications of the City. Where utilities are installed underground, the location of same shall be distinctly identified through the use of permanent colored identification tape over the line or other suitable means.
F. Water Supplies. Where an approved public water supply is within reasonable access to the subdivision, water facilities shall be installed in accordance with all applicable requirements of the City and/or the Northwestern Water and Sewer District. When a subdivision is located where no approved public water supply is reasonably accessible or procurable, the subdivider shall construct wells or a private water supply in such a manner that an adequate supply of water will be available to each lot in the subdivision. Construction of water supply facilities shall not begin until the construction plans have been approved by the Ohio Environmental Protection Agency.
G. Sanitary Sewers. Where public sanitary sewers are within reasonable access to the subdivision, they shall be installed in accordance with all applicable requirements of the City and/or Northwestern Water and Sewer District. Where sanitary sewers are not within a reasonable distance of the subdivision, the subdivider shall either install a sanitary sewer system and treatment plant or provide individual septic tanks for each lot, in accordance with all applicable requirements of the City and/or the Northwestern Water and Sewer District. Construction of sanitary sewer facilities shall not begin until the construction plans have been approved by the Ohio Environmental Protection Agency.
H. Storm Drainage.
1. All necessary facilities, including underground pipes, inlets, catch basins or open drainage ditches, shall be installed to provide for the adequate disposal of surface water and to maintain any natural drainage course.
2. Existing agricultural drainage ditches located within a subdivision shall be realigned, widened, deepened, revested, paved, or replaced with an underground pipe as required for the handling of storm run-off from roofs and paved surfaces.
3. When lots are to be provided with septic tanks, the storm drainage invert shall be at least three (3) feet below the natural ground level in the vicinity of the septic tank in order to facilitate subsurface drainage, provided that the effluent discharge shall not be connected to the storm drainage.
4. An overall drainage layout plan showing the limits of the contributing run-off area, broken down into areas contributing to each drainage pick-up point, shall be submitted with the paving and drainage plans. Drainage design within the development shall be adequate to handle the entire contributing watershed area and its existing, proposed and probable future development and not the area under submission only. When the design makes use of an existing storm sewer or open ditch, cross-sections and profiles shall be submitted which show the existing conditions at least five hundred (500) feet downstream from the plat being considered. If existing downstream storm sewer facilities are not adequate, downstream improvements or retention ponds within the plat being considered shall be required at the expense of the subdivider.
5. If future plat extensions will utilize the same drainage system, the overall drainage plan shall be submitted with the first plat paving plans.
6. Complete drainage calculations must be submitted for pipe size determinations, ten (10) year hydraulic gradient checks and catch basin type and spacing designs.
7. The overall drainage layout plan shall show the proposed grading of each lot, the proposed ground elevation at the building on each lot and all existing and proposed drainage facilities.
8. Each lot in a subdivision shall have direct access to a storm sewer.
9. The minimum diameter for any storm sewer which receives water from a surface water inlet shall be twelve (12) inches. The minimum diameter for any storm sewer which receives water from only subsurface foundation drains shall be eight (8) inches.
10. Downspouts and foundation drains shall not be extended through the curb to outlet into the gutter. Water from downspouts and foundation drains shall be directed over the ground using splash blocks or other erosion control devices.
11. Storm drainage facilities shall, in general, be installed in accordance with all applicable requirements of the City and/or the Wood County. Storm sewer standards, construction and specifications shall conform to the Requirements and Procedures for Storm Drainage Design as published in the Wood County Construction Standards.
12. Headwalls, as approved by the Director of Public Service or his/her designee, shall be constructed at both ends of all culverts. Where possible, culverts shall be in accordance with a standard Ohio Department of Transportation design. Erosion control may be required at culverts or other locations along open ditches.
I. Sidewalks.
1. Portland cement concrete sidewalks having a minimum width of five (5) feet and conforming to construction specifications of the City shall be constructed along both sides and for the full length of all streets.
2. Curb ramps in accordance with the Ohio Department of Transportation Standard Construction Drawings shall be provided at all locations where the sidewalk intersects the curb.
3. Sidewalks shall, in general, be located within the public right-of-way, one (1) foot from the right-of-way line. Sidewalks may be located on private property if the necessary easements are shown on the final plat.
J. Inspection of Sanitary and Storm Sewers. All public sanitary sewer construction by a subdivider shall be inspected at the expense of the subdivider. Such inspections shall be accomplished following normal infiltration and air testing of newly installed sanitary sewers and supervised television inspection on DVD. All public storm sewer construction shall be inspected by such methods as are approved by the Director of Public Service or his/her designee. Such inspections shall be completed in a satisfactory manner as a condition precedent to the acceptance of such sewers by the City.
K. Location of Taps. All necessary taps authorized by the City into a sanitary sewer that is connected to the wastewater treatment plant shall be extended a minimum of three (3) feet into each abutting lot. The intent of this regulation is to eliminate excavation in the City right-of-way to complete tapping, thus preventing the elimination of established property line monuments.
L. Streetlights. Streetlights shall be provided in all subdivisions. Within residential subdivisions, only the City will prepare the street lighting plan, with the developer bearing the costs associated with such plan preparations. (Ord. 34-2006. Passed 3-7-06.)
M. Street Trees.
1. Street trees shall be planted along all street frontages.
2. The number, size, species and location of the street trees shall be in accordance with a plan approved by the Street Tree Commission. The plan shall be prepared by a registered landscape architect. Six (6) copies of the plan shall be submitted with the subdivision plans for approval.
(Ord. 47-2017. Passed 5-2-17.)
N. Street Signs. Street signs shall be provided in all subdivisions, including street name signs, stop signs, speed limit signs, no parking signs and no outlet, etc. A sign plan shall be submitted with the subdivision improvement plans for approval by the City, the Township and/or Wood County. Signs shall be installed by the City, the Township and/or Wood County at the expense of the developer.
(10) Variances. Whenever the tract to be subdivided is of such unusual size or shape or is surrounded by such development or unusual conditions that the strict application of the requirements of these regulations would result in substantial hardship or injustice, such requirements may be or modified by the Planning Commission so that the subdivider may subdivide his property in a reasonable manner, provided that the public welfare and interest of the City and the surrounding areas are thoroughly protected and the general intent and spirit of these regulations are enforced.
(11) Inspection Fees. Each subdivider and developer of land shall pay the City the actual cost of control testing, checking, investigating, and inspecting all improvements during construction as required by law and these subdivision regulations. Such cost shall be determined to be the moneys expended by the City, plus a thirty percent (30%) surcharge required to defray the cost of City inspection functions. Failure of the subdivider or developer to assume and pay charges contemplated by this Chapter shall be cause for the City to refuse to accept the dedication of streets and ways and to refuse to issue zoning and occupancy permits.
(Ord. 34-2006. Passed 3-7-06.)