§ 1246.04 MAJOR SUBDIVISIONS.

   (a)   Streets.

      (1)   Arrangement. The arrangement, character, extent, width and location of all streets shall conform to the Open Space and Thoroughfare Plan and the Parks and Transportation Plan of current adoption (see Subdivision Appendices V and VI following the text of Chapter 1250 of these Subdivision Regulations). The design of the proposed streets shall provide for both 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 classifications.

         A.   Major arterial thoroughfares shall be planned for the continuation of movement of fast traffic entering or leaving the urban area, or between points of heavy traffic generation, and from one section of a community to another. Major arterials should have few intersections with local streets and collector thoroughfares. These thoroughfares should be spaced at least one and one-half miles apart.

         B.   Minor arterial thoroughfares should interconnect with and augment the major arterial system. Minor arterials should provide for intra-community trips and movement of traffic from heavy traffic generators to major arterial thoroughfares. Minor arterials should contain few intersections with local streets. These thoroughfares should be spaced at least three-fourths of a mile apart.

         C.   Collector thoroughfares shall provide a traffic route from local streets to arterial thoroughfares. Collector streets normally contain a relatively large number of intersections with major or minor arterial streets. These streets should be spaced at least one-fourth of a mile apart.

         D.   Local streets shall provide direct and full access to each lot and shall be laid out so their use by through traffic will be discouraged.

         E.   Service drives may be required along existing or proposed major or minor arterial streets to provide access to lots along such thoroughfares. Service drives shall be designed to provide a secondary means of access.

      (3)   Street right-of-way widths and grades. See Table 1 following the text of this division (a).

      (4)   Half streets. Half streets shall be prohibited.

      (5)   Cul-de-sacs. Streets designed to be used as cul-de-sacs shall not be longer than 600 feet and shall be provided at the closed end with a pavement turn-around diameter of at least 100 feet, and a street right-of-way line diameter of at least 120 feet.

      (6)   Reserve strips. Reserve strips controlling access shall be prohibited, except where their control is definitely placed in the city under conditions approved by the City Planning Commission.

      (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 street shall intersect any other street at an angle of less than 80 degrees. Whenever possible, four-way intersections of local residential streets should be avoided, and T-type intersections are to be encouraged. Multiple intersections involving junctions of more than two streets shall be avoided.

            3.   Intersection approaches. Approaches to street intersections shall provide for a minimum stopping sight distance of 100 feet from the centerline of the street intersected.

         B.   Vertical. Approaches to intersections shall be reduced to a grade not exceeding 3% for a distance of at least 100 feet.

      (8)   Street names. No street names shall be used which will duplicate or be confused with the names of existing streets within the city. Street names shall be subject to approval by the City Planning Commission.

      (9)   Medians. Whenever boulevard streets are proposed, the subdivider or developer shall submit to the City Planning Commission a written agreement for the maintenance of all median strips and the lawn areas and planting therein. Maintenance shall be the responsibility of the developer or an association of homeowners whose lots abut onto the proposed boulevard.

Table 1
Street Design Standards

Street Classification	Minimum Right-of-Way (ft.)	Minimum Pavement Width (ft.) e.	Maximum Degree of Curvature	Minimum Radius of Curvature (ft.)	Maximum Percent of Grade	Minimum Percent of Grade	Minimum  Corner Radii (ft.) d.
Major Arterial Thoroughfare	100 a.	b.	3	1,910	4.0	0.6	30
Minor Arterial Thoroughfare	80 a.	b.	5	1,150	5.0	0.6	30
Collector Thoroughfare	60 a.	35	8	717	6.0	0.5	20
Local Street (Commercial or Industrial)	60 a.	35	10	575	7.0	0.5	20
Local Residential (Multiple Family)	50 a.	27	10	575	7.0 c.	0.5	20
Local Residential Streets and Cul-de-Sacs	50 a.	27	20	290	7.0 c.	0.5	20
NOTES TO SCHEDULE:
a.   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.
b.   Requirement will vary with design speed and capacity. To be determined by the engineer of jurisdiction.
c.   Maximum may be greater due to topography if in accordance with the application of standard engineering practice. To be approved by the City Engineer.
d.   Right-of-way line of street.
e.   Extra width pavement may be required for parking or turn lanes.

 

   (b)   Easements.

      (1)   Utility easements. Electric, cable television and telephone lines shall be buried if located at the front of lots. If utilities are located at the side or rear of lots, easements shall be provided for utilities and shall be at least 20 feet wide (ten feet per lot). Utilities may be buried at the side or rear of lots. Electric, cable television and telephone shall be buried, if at front, within a ten-foot easement adjacent to right-of-way.

      (2)   Drainageway easements. Where a subdivision is traversed by a drainageway (a storm sewer easement or drainage right-of-way), a public easement conforming substantially to the lines of such drainage shall be provided. The easement or right-of-way shall be 15 feet wide, or of such further width as is necessary, and shall generally follow rear and side lot lines.

   (c)   Blocks.

      (1)   Block lengths shall not exceed 1,320 feet or be less than 400 feet.

      (2)   Pedestrian walkways, with right-of-way, not more than eight feet wide, may be required across blocks where the City Planning Commission deems that pedestrian access to schools, playgrounds, parks, open space, shopping centers and other community facilities is necessary.

   (d)   Lots.

      (1)   Zoning conformance. The lot size, width and depth, and the minimum building setback lines, shall conform to existing zoning and Health Board regulations of the appropriate jurisdiction. For lots within the city, the following minimum requirements shall be met:

         A.   Lot width. Sixty feet at minimum building setback line.

         B.   Building setback.

 

Yard Type		Setback
1.	Front yard
	a.   State highways and major thoroughfares	40 feet
	b.   Collector streets	35 feet
	c.   All other streets	30 feet
2.	Side yards	5 feet
3.	Rear yard	30 feet

 

      (2)   Corner lots. Corner lots shall have extra width to permit the appropriate building setback from, and orientation to, both streets.

      (3)   Access to public streets. The subdivision of land shall provide each lot with frontage on a public or private street.

      (4)   Double frontage lots.  

         A.   Residential lots shall not be laid out so that they have frontage on more than one street, except:

            1.   Where lots are adjacent to the intersection of two streets; or

            2.   Where it is necessary to separate residential developments from arterial thoroughfares.

         B.   Where double frontage lots are created adjacent to major or minor arterial thoroughfares, a reserve strip 12 feet wide along the major thoroughfare shall be deeded to the appropriate governmental unit. The plat shall state that there shall be no right of access across the reserve strip. The City 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. The width, for this purpose, shall be at the building setback line.

   (e)   Public sites and open spaces.

      (1)   Public facilities. The subdivision design may provide land areas for public use as provided in § 1248.04, which areas conform to the City Planning Commission's Open Space and Thoroughfare Plan.

      (2)   Natural features. Natural features, such as scenic views, water bodies and fine groves of trees, shall be given due consideration for their preservation.

   (f)   Utilities.

      (1)   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.

         A.   The subdivider or his or her engineer shall submit all drainage calculations along with the improvement plans. A ten-year storm frequency is to be used based on sound engineering judgment.

         B.   When necessary, outlet ditches or closed storm sewers of an approved type and size shall be required as part of the construction. If there are easements 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 the final plat. Two copies of the easements shall be furnished to the engineer of jurisdiction.

         C.   Any roadway ditches having a grade in excess of 2% shall have an approved type of ditch using concrete, stone, sod or underground drainage, with sufficient inlets spaced at intervals so as to keep the volume of water at a low level.

         D.   All storm drain tile shall be a minimum of 12-inch diameter concrete tongue and groove, C-14-86-CLIII, State of Ohio Department of Transportation Construction and Material Specifications, or an approved equal (minimum bury with two-foot cover).

         E.   If the subdivision is in an area where a public storm sewer system is not available, the subdivider shall perform such grading and provide such drainage structures, including rain water drainage, for each individual building on each lot as required by the City Engineer.

         F.   Where a storm sewer system is reasonably accessible and adequate, as determined by the City Engineer, the subdivision shall extend and connect with the storm sewer system and shall perform the grading and provide such drainage structures to connect each building on each lot to the storm sewer system as required by the City Engineer.

         G.   All storm drainage under pavement and at a point three feet outside pavement shall be reinforced concrete tile or approved equal, and the trench shall be backfilled with approved material (ODOT 603).

         H.   All storm sewer manholes shall be constructed to conform to the State of Ohio, Department of Transportation Standard Drawings or the city Standard Construction Drawings or an approved equal.

         I.   All catch basins shall be built of concrete cast-in-place or precast concrete. Castings shall be Neenah R-3451 or an approved equal.

      (2)   Sanitary sewers.

         A.   Sanitary sewer facilities shall be designed and constructed by the subdivider, as required for the area in which the proposed subdivision is located, for the proper disposal of wastes for each lot.

         B.   If a subdivision can be reasonably and adequately 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 a lateral connection for each lot in accordance with § 1248.03.

         C.   If a subdivision cannot be reasonably or adequately served by the extension or an existing public sanitary sewer, as determined by the City Engineer and the Ohio Environmental Protection Agency, then the City Division of Health or the County Health Department, the City Engineer and the Ohio Environmental Protection Agency may permit the design and construction of a temporary independent sanitary treatment plant providing complete treatment and a house connection for each lot. The temporary treatment plant shall be abandoned when public trunk sewers are installed in that area.

         D.   If individual sanitary sewer facilities must be installed, they are to be on lots of a size as required by the City Division of Health, the County Health Department and/or the Ohio Environmental Protection Agency, whichever has jurisdiction, provided that such requirements are established by published statute, law or regulation duly enacted.

         E.   1.   Pretreatment of all industrial waste shall be as prescribed by the city and will require approval by the city for discharge of the effluent into a city sanitary or storm sewer system.

            2.   If effluent from a wastewater treatment plant is discharged into any public watercourse, approval shall be obtained from the Ohio Department of Health and the Ohio Environmental Protection Agency.

      (3)   Water supply.

         A.   A water supply system shall be designed and constructed by the subdivider, as required for the area in which the subdivision is located, and a water tap provided 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 to connect with the public water supply and provide a water tap for each lot.

         C.   If a subdivision cannot be reasonably served by the extension of an existing public water supply, the Ohio Environmental Protection Agency may permit the installation of a community supply to serve each lot. The subdivider must show reasonable proof that there is a dependable water source available from which this supply can be drawn.

      (4)   Individual systems. Where public or community water supply and sanitary sewer facilities are not available, individual water wells and sanitary disposal facilities shall be provided for each lot in the subdivision if approved by the Ohio Environmental Protection Agency and the City Division of Health or the County Health Department, whichever has jurisdiction.

   (g)   Flood plain.  

      (1)   If any portion of the land within a proposed subdivision may be subject to inundation or flood hazard by storm water, and/or if any portion is within an area designated as flood prone, such fact and that portion shall be clearly indicated on the subdivision plat, provided that the requirements are established by published statute, law or regulation duly enacted.

      (2)   Land subject to flooding shall not be platted for residential occupancy or for other such use which may increase the danger to health, life or property, or which may aggravate the flood hazard.

(Ord. 17-83, passed 6-6-1983; Ord. 1-2004, passed 2-2-2004)