CHAPTER 1181
Design Standards
1181.01   Physical considerations.
1181.02   Streets.
1181.03   Easements.
1181.04   Blocks.
1181.05   Lots.
1181.06   Public sites and open space.
1181.07   Conformity with Land Use and Thoroughfare Plan.
CROSS REFERENCE
         Street acceptance - see Ohio R.C. 711.091
   1181.01  PHYSICAL CONSIDERATIONS.
   (a)    Natural Land Use. Subdivisions should be planned to take advantage of the topography of the land to economize in the construction of drainage facilities, to reduce the amount of grading and to minimize destruction of trees and topsoil.
   (b)    Flood Hazard. If any portion of the land within the subdivision is subject to flooding or other hazards, due consideration shall be given to such problems in the design of the subdivision. Land subject to flooding and land otherwise uninhabitable shall not be platted for residential occupancy nor for such other uses that may increase danger to health, life or property, or aggravate the flood hazard. (Ord. 1981-99. Passed 8-24-81.)
   1181.02  STREETS.
   (a)    Arrangement. The arrangement, character, extent, width and location of all streets shall conform to the locally adopted Land Use and Thoroughfare Plan. The design of 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.
   (b)    Street Classifications.
      (1)    Major arterial thoroughfares shall be planned for continuation of movement of fast traffic between points of heavy traffic generation and from one section of the community to another. They shall contain as few intersections with minor streets as possible. Such thoroughfares should traverse the community and should be spaced approximately one mile apart.
      (2)    Collector streets shall provide a traffic route from local streets to major arterial thoroughfares. These streets should be spaced at least one-fourth mile apart.
      (3)    Local streets shall provide direct and full access to each lot and shall be laid out so that their use by through traffic shall be discouraged.
      (4)    Parallel streets may be required along an existing or proposed major arterial thoroughfare to provide access to lots along such major arterial thoroughfares.
      (5)    Service drives shall be designed to provide only secondary access.
   (c)    Street Right-of-Way Widths and Grades and Standard Details. (Refer to Appendix H.)
 
Grades by Percent
Classification
Minimum Right of Way Width
(in feet)
Maximum
Minimum
Major Arterial Thoroughfare
100
5
.6
Collector Streets
  30
7
.5
Local Streets
Rural Residentail
60
8
.5
Urban Single-Family
60
8
.5
Urban Multi-Family
60
8
.5
Light Industrial
60
5
.5
   (d)    Half Streets. Half streets shall be prohibited except where there is an existing half street adjacent to the subdivision in which case the remaining half of the street shall be platted.
   (e)    Cul-de-Sacs and Dead-End Streets. Streets designed to be permanently dead- ended shall not be longer than 600 feet and shall be provided at the closed end with a turnaround having an outside pavement diameter of at least 100 feet and a street property line diameter of at least 120 feet. If such a street is of a temporary nature and a future extension into adjacent land is anticipated then the turning circle beyond the normal street width shall be in the nature of an easement over the premises included in such turning circle, but beyond the boundaries of the street proper. Such easements shall be automatically vacated to abutting property owners, when the dead-end street is legally extended into adjacent land, if such dead-end street is legally extended into adjacent land. If such dead-end street extends only one lot depth past a street intersection, no turnaround shall be required. Subdivider shall be required to reserve for public use a strip of land five feet in width at the end of all dead-end streets. No person or persons shall have access across this property until an adjacent subdivision is developed and streets in such development are dedicated for public use. The cost of paving such five foot strip shall be borne by the subdivider connecting into such street.
   (f)    Corner Radii. Property lines at street intersections shall be rounded with a radius of not less than fifty feet for major arterial thoroughfares, thirty feet for collector and industrial streets and twenty feet for local streets. Chords or cutoffs may be permitted in places of rounded corners. Industrial park road right-of-way corner radius shall be sixty-five feet with fifty foot curb corner radius.
   (g)    Horizontal and Vertical Curves. Angles in the alignment of street lines shall be connected by a curve with a radius on the center line of not less than 286.48 feet for local, collector and industrial streets, and 572.96 feet for major arterial thoroughfares. Between reverse curves there shall be a tangent at least 100 feet long on major arterial thoroughfares. Every change in street grade shall be made with a vertical curve to provide distance suited to the location which in no case shall be less than 300 feet from a height of four and one-half feet.
   (h)    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 sixty degrees. Three-way intersections are encouraged, but in no event shall an intersection containing streets in excess of four be approved.
   (i)    Street Jogs. Street jogs with centerline offsets of less than 125 feet shall be prohibited. If deemed necessary by the Planning Commission, the minimum distance between centerline offsets may be increased.
(Ord. 1981-99. Passed 8-24-81.)
   1181.03  EASEMENTS.
   (a)    Utility Easements. Electric and telephone lines should be located along rear or side lot lines wherever possible unless buried in conduit. Easements along rear and side lot lines shall be provided for utilities and shall be at least twenty feet wide on the rear line and ten feet wide on the side line.
   (b)    Drainage Easements. Where a subdivision is traversed by a drainage way, a storm water or drainage easement conforming substantially with the lines of such drainage way shall be provided. The easement shall be twenty feet wide or shall generally follow, but not be centered upon rear and side lot lines. (Ord. 1981-99. Passed 8-24-81.)
   1181.04 BLOCKS.
   (a)    Residential Block Lengths. The long dimension of a residential block shall not exceed 1,500 feet or be less than 800 feet.
   (b)    Pedestrian Walkways. Pedestrian walkways, with not less than a ten foot wide right of way, or of such greater width as deemed necessary by the Planning Commission, shall be required across blocks where the Planning Commission deems that pedestrian access to schools, playgrounds, shopping centers, transportation and other community facilities is necessary.
   (c)    Commercial or Industrial Blocks. Blocks intended to be used for commercial or industrial purposes shall be designed specifically for such use with adequate space set aside for off-street parking and loading facilities.
(Ord. 1981-99. Passed 8-24-81.)
   1181.05  LOTS.
   (a)    Zoning Conformance. The lot size, width, depth and the minimum building setback lines shall conform to the existing City zoning regulations.
   (b)    Corner Lots. Corner lots shall have a side yard setback equivalent to the front yard. (Ord. 1989-49. Passed 8-28-89.)
   (c)    Access to Public Streets. The subdividing of land shall provide each lot with access to an existing public street.
   (d)    Double-Frontage Lot. Lots shall not be laid out so that they have frontage on more than one street except: where the lots are adjacent to the intersection of two streets; or where it is necessary to separate residential lots from major arterial thoroughfares. Where double-frontage lots are created adjacent to major arterial thoroughfares, a reserve strip along the major arterial thoroughfare 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 six foot high solid board fence or masonry wall be constructed or that a ten foot wide planting screen be provided.
   (e)    Lot Lines. Lot lines shall be substantially at right angles or radial to street lines. Lot lines should follow municipal, township and County boundary lines rather than cross them insofar as possible. Lot lines shall not be established within 100 feet of an existing oil, gas or brine well, or storage tanks.
   (f)    Lot Depth. Except as otherwise authorized by the Planning Commission, no lot depth shall exceed three and one-half times the lot width.
   (g)    Building Locations. The minimum distance between all proposed buildings and existing oil, gas or brine wells, or storage tanks, shall be 100 feet.
(Ord. 1981-99. Passed 8-24-81.)
   1181.06 PUBLIC SITES AND OPEN SPACE.
   (a)    Public Facilities. The design of the subdivision shall provide for parks, playgrounds, schools and other sites for public use as provided in Section 1183.01(d) of these Regulations. Such public facilities shall conform to the Land Use and Thoroughfare Plan.
   (b)    Natural Features. Due consideration shall be given to preserving outstanding natural features such as scenic spots, water bodies or exceptionally fine groves of trees. Dedication to and acceptance by a public agency is usually the best means of assuring their preservation.
(Ord. 1981-99. Passed 8-24-81.)
   1181.07  CONFORMITY WITH LAND USE AND THOROUGHFARE PLAN.
   (a)    All proposed subdivisions shall conform to the adopted Land Use and Thoroughfare Plan where not in conflict with an official zoning ordinance. Whenever a tract to be subdivided embraces any part of a major thoroughfare, or collector street shown on the Land Use and Thoroughfare Plan, such part of the proposed public way shall be platted by the subdivider in the location and of the width indicated on the Land Use and Thoroughfare Plan.
   (b)    When a subdivision fronts on a dedicated street or highway that is not fully improved, including earthwork, drainage, storm sewerage, sanitary sewerage, central water supply with fire protection, curbs, sidewalks, acceleration or deceleration lanes, paving reconstruction or pavement overlay, such improvement shall be required as deemed applicable by the City Engineer (or PCSE by jurisdiction) of the subdivider under the provisions of Title Seven - Subdivision Regulations.
(Ord. 1986-19. Passed 3-24-86.)