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The improvement standards and specifications shall be as follows, except that any variations or additional requirements from these specifications, which may be required because of adverse site characteristics, will be determined by the City Engineer. All materials and construction methods shall be in accordance with the appropriate section of the current edition of the Ohio Department of Transportation specifications, herein abbreviated as ODOT, and Appendix 7, Standard Drawings. All streets and utility improvements, both public and private, shall conform to these specifications:
(1) Major and minor arterial thoroughfares. The type and thickness of pavement will vary with design capacity, speed and loading. The developer will be responsible for costs associated with all curb and gutters and necessary pavement widths as required by Table 1, Street Design Standards. Major and minor arterial thoroughfares shall be constructed from plans furnished by the engineer of jurisdiction and to the standards and specifications established therein.
(2) Collector, commercial and industrial streets.
A. The type and thickness of pavement shall be as follows (depths are minimum requirements):
1. Ten inches (ODOT 304) limestone aggregate base, bituminous prime and three inches of (ODOT 448-2) asphaltic concrete base surface and one and one-half inches of (ODOT 448-1) asphaltic concrete surface;
2. Four inches of (ODOT 304) limestone aggregate base, seven inches of (ODOT 301) asphaltic concrete base and two inches of (ODOT 448-1) asphaltic concrete surface;
3. Four inches of (ODOT 304) limestone aggregate base, eight inches of (ODOT 452) portland concrete pavement designed to ODOT Pavement Design and Rehabilitation Manual requirements.
B. Six inch underdrains (ODOT 605) shall be installed on both sides of street for options A.1., A.2. and A.3.
(3) Local residential; cul-de-sacs.
A. The type and thickness of pavement shall be as follows (depths are minimum requirements):
1. Eight inches (ODOT 304) limestone aggregate base, bituminous prime, one and three-quarter inches of (ODOT 448-2) asphaltic concrete base surface, and one and one-quarter inches (ODOT 448-1) asphaltic concrete surface;
2. Four inches (ODOT 304) limestone aggregate base and six inches of (ODOT 301) asphaltic concrete base and one and one-half inches of (ODOT 448-1) asphaltic concrete surface;
3. Four inches (ODOT 304) limestone aggregate base, seven inches (ODOT 452) portland concrete pavement designed to ODOT Pavement Design and Rehabilitation Manual requirements.
B. Six inch underdrains (ODOT 605) shall be installed on both sides of street for options A.1., A.2. and A.3.
(4) Pavement drainage.
A. Roadway ditches having a grade in excess of 2% shall have an approved type gutter using concrete, stone, sod or underground drainage, with sufficient inlet spaces at intervals.
B. All driveways where ditches are used shall be provided with a drive pipe having a minimum diameter of 12 inches final size per developer's design engineer and as approved by the City Engineer and being a minimum of 20 feet long, or at least eight feet longer than the width of the driveway. The invert of the pipe shall be 18 inches below the centerline of the pavement, shall be provided with at least one foot of cover, and shall be RCP per ODOT 706.02, or as approved by the City Engineer.
C. All street pavements shall slope from the crown to each gutter at three-sixteenths of an inch per foot minimum.
D. The subdivider shall show the cross-sections and centerline profile of all existing pavements and intersections and a profile at the stub end for future extensions of pavement and drainage.
(b) Curbs and gutters. Integral curbs may be constructed with concrete pavements. Curbs and gutters shall be constructed of portland cement (ODOT 609).
(1) Gutter plate minimum width: 18 inches; minimum thickness: eight and one-half inches.
(2) Minimum curb height: six inches (front); 13 inches (back).
(3) Minimum curb width: six inches.
(4) Type of material: concrete (see Appendix 7, Standard Drawings).
(c) Driveways.
(1) Minimum width: 18 feet at curb and ten feet at sidewalk. Minimum apron: four feet on each side of driveway.
(2) Material and thickness shall be extended to the right-of-way line or beyond (depths are minimum requirements):
A. Residential: Six inches plain concrete (ODOT 452).
B. Commercial: Eight inches plain concrete (ODOT 452).
(1) Minimum width: five feet.
(2) Minimum thickness: four inches.
(3) Minimum thickness at driveways: six inches for residential and eight inches for commercial and industrial.
(4) Material: plain portland concrete (ODOT Class QC Misc. or QC1)).
(5) Sidewalks shall be constructed pursuant to R.C. § 729.12 to provide ramped curbing.
(e) Storm sewer systems. Storm sewer systems and other drainage improvements shall be in accordance with the standards and specifications of, and subject to approval by, the City Engineer.
(f) Electric lines. In all subdivisions, electric current conductors may be buried as per § 1246.04 and as per power supplier specifications. Above ground pads for transformers will be permitted.
(g) Gas mains. Gas mains, when proposed, shall be installed in the green belt between the sidewalk and the curb, with a minimum 30-inch cover. Service lines shall be installed with a minimum 18-inch cover as per specifications of Columbia Gas of Ohio, Inc. Locations are to be approved by City Engineer.
(h) Street name and traffic control signs. Street name signs (to be provided by the developer) shall be installed at all intersections, and traffic-control signs (to be provided by the city) shall conform to ODOT standards.
(1) Minimum size of sign: six inches high, 18 inches long.
(2) Minimum height above ground: eight feet.
(3) Sign plates: sign plates shall conform to standards set forth by the City Engineer.
(4) Posts: sign posts shall conform to standards set forth by the City Engineer.
(i) Water supply.
(1) If the city water supply is not available, a water supply distribution system, if required, shall be designed, located and constructed in accordance with the requirements of the Ohio Environmental Protection Agency and city regulations.
(2) The following minimum standards and specifications shall apply:
A. Main size: eight inches in diameter (minimum).
B. Waterline material shall be as follows:
1. Ductile case iron water main specifications, ANSI-A21.52, Class 2, including mechanical joint fitting (AWWA-specification C153).
2. Polyvinyl chloride (PVC) water main specifications AWWA/ANSI C900 DR18, including mechanical joint fitting (AWWA- specification C153).
C. Fire hydrants shall be installed as follows:
1. Location: At each intersection and a maximum distance of 500 feet between hydrants.
2. Type of hydrant: city standard, with a six-inch gate valve on hydrant lead, per specification AWWA-C502.
D. Valves: 16-inch and larger: butterfly type; smaller than 16-inch: gate type.
E. Depth: four and one-half foot cover over water main (minimum).
F. Tap: One required for each residence as follows:
1. Three-quarter inch diameter, Type K copper, 160 pounds per square inch rating, ASTM D-2737, known as service pipe or municipal pipe that can be flared for use with compression fittings, or other equivalent material approved by the City Engineer.
2. Three-quarter inch corporation stop.
3. Three-quarter inch curb stop and box located at the right-of-way.
4. a. All waterlines shall be constructed in a continuous loop system meeting city and Ohio EPA regulations and specifications by connecting to new or existing water lines so that no line shall be a dead end; or
b. The developer must provide plans and calculations certified by an Ohio registered engineer demonstrating that the proposed extension will cause no decrease of flow or pressure for both domestic and fire flow supply situations from the point of the last documented continuous looping in the existing city's distribution system. Proposed plans must meet City of Shelby and Ohio EPA regulations and specifications.
c. In either case, plans and calculations must be approved by the Deputy Director of Public Services (Utilities Director), Water Superintendent and City Engineer.
5. Larger taps shall be approved by the Water Division and installed at the expense of the developer.
(j) Sanitary sewers.
(1) If the city sanitary sewer is not available, a sanitary sewer collection system, if required, shall be designed, located and constructed in accordance with the requirements of the Ohio Environmental Protection Agency and city regulations.
(2) The following minimum standards and specifications shall apply:
A. Main size: eight-inch diameter.
B. Material: PVC pipe, current ASTM C-425.
C. Pipe joints: premium current ASTM C-425.
D. House tap: one required for each lot to the right-of-way line, as follows:
1. Six-inch diameter minimum.
2. Installed by a "T" or "Y" connection method.
E. Manholes:
1. Wall sections: four-foot minimum diameter precast concrete, ASTM Designation C-478;
2. Joints between sections: ASTM Designation C-443;
3. Frame and cover: as approved by the City Engineer, or other approved equivalent;
4. Maximum distance between manholes: 400 feet (see Appendix 7, Standard Drawings).
(k) Testing of water and sewer lines. Testing of water lines and sanitary sewer lines after installation shall be done by the subdivider in accordance with the procedures and requirements of the City Engineer.
(Ord. 17-83, passed 6-6-1983; Ord. 1-2004, passed 2-2-2004; Ord. 15-2004, passed 5-17-2004; Ord. 14-2005, passed 5-2-2005; Ord. 13-2019, passed 7-15-2019; Ord. 23-2024, passed 11-18-2024)
(a) Public building sites.
(1) At the preliminary plan stage, the City Planning Commission shall notify governmental and public agencies and the political subdivision having jurisdiction within the area to be platted that a subdivision is being proposed. The City Planning Commission shall designate a period of 21 days within which such agencies and political subdivision shall determine if land within the subdivision is required for their use as a public building site and so advise the City Planning Commission in writing of the proposed use and the area required. If, within the designated time, this requirement is deemed to exist, the subdivider shall be notified during the preliminary plan stage.
(2) If there is no response from an agency or political subdivision within the designated time, then the preliminary plan stage shall continue without further consideration of the sites.
(3) If an agency or political subdivision responds with a need for land within the designated time, then the City Planning Commission shall forthwith assist with negotiations for the same between the subdivider and the agency or political subdivision in this regard, and sites shall be available to the requesting entity by one of the following methods:
A. Statutory dedication without compensation to the subdivider;
B. Statutory dedication with reasonable compensation to the subdivider;
C. Appropriation by the agency or political subdivision (eminent domain);
D. Reservation by the appropriate legal instrument for acquisition of a defined area by the governmental agency having authority to accept, develop and maintain the same for the specific use for a period of one year after the approval or the preliminary plan or for such additional time as may be mutually negotiated. The reservation shall provide for the specific release of the land from these requirements, reverting full legal title to the subdivider or his or her successors or assigns if the agency or political subdivision has not obtained a contract to acquire the land or has not filed appropriate proceedings within the one-year limitation; or
E. Any other method arrived at by mutual agreement.
(4) Failure of the City Planning Commission to notify an agency or political subdivision under division (a)(1) hereof shall not create any rights in such body and shall have the same effect as making no response after being notified and shall not make defective the subsequent subdivision proceedings hereunder.
(b) Open space and parks.
(1) There shall be no requirements for a subdivider to provide parks or other open space except as required or specified in applicable zoning regulations or by the Open Space Plan adopted by the City Planning Commission.
(2) When a governmental agency (city, village, county or township) having jurisdiction over the land proposed to be subdivided, which land is not designated for open space or parks pursuant to the City Planning Commission Open Space Plan or applicable zoning regulations, desires land within the subdivision for that use, then the governmental agency, within the time designated in the notice under division (a)(1) hereof, shall notify the subdivider through the City Planning Commission.
(3) The governmental agency desiring such land shall specify the quantity, description, location and use (passive or active) of the land so desired and designate the public entity that would be responsible for the development and maintenance of the use and the expense thereof.
(4) If a governmental agency specifies its desire, as set forth in division (b)(3) hereof, then the City Planning Commission shall forthwith assist with negotiations for the same between the subdivider and the governmental agency and land shall be available by one of the following methods:
A. Statutory dedication, without compensation to the subdivider, to the governmental agency qualified to accept the same and to maintain and develop the land;
B. Statutory dedication, with reasonable compensation to the subdivider, to the governmental agency qualified to accept the same and to maintain and develop the land;
C. Reservation by the appropriate legal instrument for acquisition of a defined area by the governmental agency having authority to accept, develop and maintain the same for the specific use for a period of one year after the approval of the preliminary plan. The reservation shall provide for the specific release of the land from these requirements, reverting legal title to the subdivider or his or her successors or assigns if the governmental agency so authorized has not obtained a contract proceeding within the one-year limitation;
D. Any other method arrived at by mutual agreement, including the reservation or grant of land by private deed or covenant for the use of the property owners, with provision being made for the development and maintenance thereof;
E. The governmental agency may encourage open space subdivisions wherein private property owners, through the use of a homeowners' association, will conserve and maintain open space and recreation areas for the private use of property owners within the subdivision (see § 1250.06);
F. Failure of the City Planning Commission to notify a governmental agency under division (b)(2) hereof shall not create any rights in such agency and shall have the same effect as making no response after being notified and shall not make defective the subsequent subdivision proceedings hereunder; or
G. Any reservation of property for a period of one year, referred to above, shall be null and void if the subdivision plat of which it is part does not receive final approval or is withdrawn by the subdivider before final approval. It is the intent of this division not to create a burden on the land if it is not to be subdivided. Any legal instrument creating such a reservation shall state this intent.
(Ord. 17-83, passed 6-6-1983)
When streets or utilities are not available at the boundary of a proposed subdivision, thereby necessitating off-site extensions or improvement of streets or utilities, and when extra size (greater in size than is required to serve the proposed subdivision) utility lines and streets are required for the proper future growth of an area, the City Planning Commission may require, as a condition precedent to approval of a preliminary plan and subdivision plat assurances that such off-site extensions and extra size improvements will be provided in accordance with the following:
(a) Utility extensions from the proposed subdivision shall be installed and constructed in such a location, manner and size as to make their extension usable in accordance with governmental regulations for servicing adjacent areas, and, with reference to drainage utilities, the adjacent area shall include the downstream area of the particular drainage district and the uphill drainage and extra size line as determined by reasonable engineering standards.
(b) If the City Planning Commission, in conjunction with the applicable political subdivision having control of the area, finds that off-site extensions require crossing undeveloped lands and that a special assessment would not be guaranteed against such lands until some future time, or if a governmental expenditure for such purpose is not then warranted, and if this same condition exists on extra size facilities which will later benefit and enhance other property, then the developer may be required, as a condition of approval, to obtain all necessary easements or rights-of-way. Improvements so constructed shall be dedicated and granted to the public and not maintained under private ownership. All such improvements shall be available for connections by developers of adjoining lands.
(c) (1) To provide for reimbursement to the developer for the costs of the installation of off-site extensions and extra size facilities (such costs to include construction costs, all engineering costs properly allocated thereto, all costs for legal services allocated thereto, and any other costs necessary and proper in determining the entire cost of the improvement), contractual arrangements shall be made between the applicable political subdivision and the developer, to be approved by the City Engineer, setting forth the total amount of such reimbursement, together with a pro-rata usage reimbursement plan, including the nature and method of determining the amount of such reimbursement and the time or times at which the same shall occur. Such contractual arrangements shall be accomplished and completed prior to the improvements being started. It is the intent of this section to secure reimbursement to the developer at such time or times as connections to the off-site improvements are made and extra size facilities are used by developers of adjoining or benefitting lands.
(2) As future development occurs on adjoining or benefitting lands, the original developer shall be reimbursed in accordance with the contractual arrangements referred to above and each successive developer shall exhibit to the City Planning Commission a receipt showing reimbursement prior to final subdivision approval relating to such adjoining or benefitting lands.
(d) The governmental body having jurisdiction may construct and pay for the off-site extensions and extra size facilities, assess the costs to the owners who benefitted and require a deposit from the developer as described in § 1248.06(d)(1). The governmental body having jurisdiction may establish a rotary fund to pay the development costs and not collect assessments on the intervening land until it is developed.
(Ord. 17-83, passed 6-6-1983)
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