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(a) The final record plat for minor subdivisions shall be clearly and legibly drawn by a registered surveyor or engineer. The size of the plat shall be eighteen by twenty-four (18 x 24) inches and shall be drawn to an appropriate scale. The material used shall be mylar with permanent ink.
(b) The final record plat shall contain the following information, unless not applicable:
(1) The name of the subdivision: such name shall not be so similar to the name of another subdivision as to cause confusion, or be considered, in the discretion of the City's Authorized Agent, to be inappropriate.
(2) The information shown on the final record plat shall be consistent with preliminary plan stipulations and improvements as indicated on the improvement drawings.
(3) The final record plat shall contain the minimum information required by Ohio R.C. 711.01 through 711.04 inclusive, and shall also contain the following information:
A. All plat boundary lines with lengths of courses to hundredths of a foot and bearings to half minutes. These boundaries shall be determined by an accurate survey in the field, which shall be balanced and closed with an error of closure not to exceed 1 to 10,000.
B. The exact location and the width along the property line of all existing recorded streets intersecting or paralleling the boundaries of the tract.
C. Bearings and distances to nearest established street bounds, recorded boundaries, or other established survey lines, or other official monuments, which monuments shall be located or accurately described on the plat. Any recorded boundary or other established survey or corporation lines shall be accurately monumented and named.
D. The accurate location and material of all permanent reference monuments.
E. The exact layout of the subdivision including:
1. Street and alley lines. Their names, bearings, length along centerlines, angles of intersection and widths, including widths along the line of any obliquely- intersecting street;
2. The lengths of all arcs, radii, points of curvature and tangent bearings, chord bearings and chord lengths;
3. The location of all easements and rights-of-way must be shown in such a manner to be re-established in the field. Deed book and page shall be referenced on any existing easement of record;
4. The location of all lot lines with dimensions in feet and hundredths, and bearings in degrees, minutes and seconds.
F. The accurate outline of all property that is offered for dedication for public use, and of all property that may be reserved by covenant in the deeds for the common use of the property owners in the subdivisions, with the purpose indicated thereon.
G. All easements, including utility and drainage, shall be shown.
H. Front setback lines as established by the appropriate zoning district and any other setback lines or street lines established by public authority, and those stipulated in the deed restrictions.
I. Boundaries of all areas affected by varying private restrictions and a description of those restrictions.
J. Names and locations of adjoining subdivisions and location and ownership of adjoining un-subdivided property, as well as the identification of deed book and page;
K. Names and addresses of the owner of record, the names, addresses, and phone numbers, for the developer, the engineer, surveyor and/or consultant.
L. A vicinity sketch showing the subdivision as it relates to the surrounding area at any scale.
M. A superimposed plan of the subdivision at a scale of 300 feet to the inch shall be drawn on the final plat and shall also show the section of the subdivision in which the developer wishes to be recorded. This sketch shall also show all street rights-of-way.
N. The total acreage of the subdivision, total acreage from each original lot, total area (in acres and square feet) of each lot created, the total linear feet of newly dedicated rights-of-way (ROW) as well as area of that ROW.
O. Stubbed streets shall be located on the plat to give adjoining un-subdivided property access. These streets shall also be labeled as "Street to be extended in the future" at the discretion of the Planning Commission.
P. Any information that the City's Authorized Agent considers to be appropriate to provide full disclosure to potential lot purchasers. These include, but are not limited to the location of the 100-year floodplains, wetlands, and rights-of-way for proposed highways which are journalized, etc. within the subdivision or abutting its borders.
Q. The minimum opening and/or minimum basement elevations and curb elevations (low side, top of curb) for new structures should also be stated on the final plat in order to keep them above the 100-year floodplain as determined by a flood study prior to planning.
R. 100-year drainage routes are to be labeled on the final plat.
S. Acknowledgment of the owners and witnesses before an officer authorized to take acknowledgment of deeds (Notary), which officer shall certify his or her official act on the plat.
T. Subordination of Liens that has the bank or whoever holds title to the mortgage on the property must sign the final record plat
U. List all reference surveys used;
V. Deed book and page by which the owner acquired said property;
W. The surveyor's signature and seal or stamp and certification to a field survey;
X. The error of closure of a survey may not be greater than 1:10,000;
Y. The location and size of all existing visible site structures and improvements;
Z, The location of street lights and post lamps shall be shown on the final record plat.
AA. Cluster mailboxes shall be shown in accordance with the United States Postal Service (USPS) latest regulations.
(Ord. 73-2021. Passed 1-18-22.)
(a) Fees are fixed by City Council and shall be due and payable at the time of submission and before review by the subdivision review staff.
(b) The final record plat shall be prepared by a registered surveyor or engineer. Upon approval of the final record plat, as applicable, by Planning Commission, City Council or the City Engineer, the record plat shall be recorded with the Miami County Recorder within 15 days. It is the responsibility of the developer to record the record plat and provide the City's Authorized Agent with a copy. (Ord. 73-2021. Passed 1-18-22.)
1117.01
General requirements.
1117.02
Preliminary plan requirements.
1117.03
Preliminary plan submittal.
1117.04
Information to be contained on the preliminary plan.
1117.05
Lots.
1117.06
Common open space/parkland.
1117.07
Traffic impact studies.
1117.08
Preliminary drainage.
1117.09
Approval/disapproval of preliminary plan.
1117.10
Recording processing and review fees for preliminary plans.
(a) Consultation. It is recommended that the developer and/or the developer's engineer consult with the subdivision review staff while the subdivision plan is still in sketch form and before a Preliminary Plan or Final Record Plat is prepared, in order to become better acquainted with the requirements of these Subdivision Regulations and related ordinances, including, but not limited to, the City Comprehensive Plan, subdivision design criteria, approval procedures, the subdivider's contract, performance and maintenance guarantees, related projects, relevant zoning, erosion control and street cleaning requirements.
(b) Drawing and Legal Description. A drawing based upon a survey showing the location of the property and giving dimension and other such information as may be necessary, and a legal description in writing must be submitted with the request.
(1) The requirements for final record plat submittal shall be in accordance with the standards of the Miami County Engineer's Office, Map Department. The map department shall review the final record plat before submission to the City.
(2) Electronic submission. Although not required, electronic submittal may expedite the process.
(c) Approval. Upon receipt of the drawing, legal description, and right-of-way conveyance, if applicable, the City's Authorized Agent shall determine to its satisfaction that the proposed lot split is not contrary to any applicable platting. The developer is responsible for the recording of plat. No plat of any subdivision shall be recorded with the County or have any validity until approved in the manner herein prescribed.
(d) Noncomplying Subdivisions. The City reserves the right to deny public services within its control to any subdivision, whether complete or incomplete, which is not in compliance with these regulations, including, but not limited to, the issuance of building permits, street maintenance, utility maintenance, sewer and water service, and refuse collection. The City may also deny connection to existing streets and utilities. No lot may be sold within the subdivision until the approved final record plat has been duly recorded in the records of the County.
(Ord. 73-2021. Passed 1-18-22.)
(a) The developer may submit a Preliminary Plan for review and tentative approval prior to the formulation and submittal of final record plat as set forth in Section 1119.02. The Preliminary Plan is reviewed for the developer's benefit and at his discretion, and its submission does not constitute a formal subdivision review pursuant to Section 711.09 of the Ohio Revised Code. With the submission of the Preliminary Plan, the applicant waives any right for an approval due to the passage of time under Section 711.09 of the Ohio Revised Code and Section 1119.02 of the Troy Codified Ordinances. Preliminary plan review is the recommended procedure.
(b) If developers choose not to utilize the process set forth in Section 1117.02 (a), the developer shall submit a complete design, meeting all requirements of these subdivision regulations, which shall include, but not be limited to, the Preliminary Plan, Final Record Plat, stormwater management system design, construction drawings, performance guarantee, dedication of any easements and Park Board approval for the proposed subdivision, and must be prepared by a registered surveyor or engineer.
(Ord. 73-2021. Passed 1-18-22.)
(a) Submission. The developer and his surveyor shall prepare a Preliminary Plan of the proposed subdivision and shall file with the City's Authorized Agent a written application for the review of said plat, which shall be accompanied by two (2) black-line or blue-line prints and an electronic copy, no later than ten (10) working days prior to the next regularly scheduled meeting of the Planning Commission. Any application which is deemed to be either incomplete or does not meet all subdivision requirements or is not timely filed shall not be placed on any Planning Commission agenda.
(b) The proper zoning for the subdivision must be in place prior to the consideration of the Preliminary Plan by the Planning Commission.
(c) Before presentation to the Planning Commission, the Preliminary Plan shall be reviewed by the subdivision review staff and the Park Board. Pertinent information regarding the application shall also be forwarded to any county, state or federal agencies responsible for issuing permits.
(d) Preparation of Report. The City's Authorized Agent shall prepare a written report evaluating the Preliminary Plan's conformance with the adopted subdivision design standards, the City's Comprehensive Plan, the City's Zoning Code, Preliminary Plan requirements, and/or any other reports or plans that may have been adopted. The City's Authorized Agent shall submit this report to the Planning Commission when it reviews the Preliminary Plan. Before presentation to the Planning Commission, the Preliminary Plan shall be reviewed by the subdivision review staff and the Park Board. Pertinent information regarding the application shall also be forwarded to any county, state or federal agencies responsible for issuing permits.
(Ord. 73-2021. Passed 1-18-22.)
The Preliminary Plan map shall be drawn to a scale of not more than 100 feet to the inch, and shall contain the following data and information:
(a) The name of the subdivision and its location in the City. The proposed name of the subdivision shall not be duplicated or closely approximate the name of any other subdivision in the City;
(b) The name and address of the owner of record, and the name, address, telephone and fax number of the developer and the engineer, surveyor, planning consultant or landscape architect for the project;
(c) The graphical scale, date of drawing submitted, and the north arrow;
(d) The boundaries accurate in scale of the tract to be subdivided with names of adjacent property owners or subdivisions;
(e) The locations, right-of-way widths and names of all existing or platted streets, easements, railroads, or other public ways within or adjacent to the tract, and other important features such as, existing permanent buildings, tree mass, watercourses, railroad lines, corporation lines, township lines, pipelines, pole lines, high tension lines, bridges, contours/grading, ponds, section lines, wetlands, etc.;
(f) The zoning districts, existing and proposed use of property and proposed building setback lines with dimensions. In some cases, rear and side yard setback lines, buffer strips (including planting details), or building footprints may be required;
(g) The layout, proposed names and right-of-way widths of all proposed streets, alleys, sidewalks and easements (including but not limited to water, sanitary sewer, stormwater and drainage). Such proposed names shall not be so similar to the name of other streets as to cause confusion, or be considered, in the discretion of the City's Authorized Agent, to be inappropriate.
(h) Where a newly constructed street will extend an existing street, the existing street name shall be used rather than assigning a different name to the new section.
(i) The layout, numbers and approximate dimensions of proposed lots and the total number of lots for the proposed subdivision.
(j) All parcels of land temporarily reserved or intended to be dedicated for public use, or to be reserved in the deeds for the common use of property owners in the subdivision, with the purpose, condition, or limitations of such reservation indicated;
(k) The location of existing sewers, water mains, culverts, 100-year drainage routes/boundaries, and other utilities or structures, above or below ground, with the tract and immediately adjacent thereto with pipe sizes and grades;
(l) The location and approximate sizes of proposed water, sewer and stormwater lines, culverts, adequate drainage outlets, and other drainage structures (including basins) immediately adjacent thereto;
(m) The total acreage of the proposed subdivision;
(n) Cluster mailboxes shall be shown in accordance with the United States Postal Service (USPS) latest regulations.
(o) A vicinity sketch showing the subdivision as it relates to the surrounding area at any scale. (Ord. 73-2021. Passed 1-18-22.)
The following requirements shall be taken into consideration when submitting the Preliminary Plan:
(a) In addition to meeting all minimum standards identified in the City's Zoning Code, the size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of the development planned.
(b) Excessive depth in relation to width shall be avoided unless authorized by the Planning Commission. A proportion of not less than three to one (3 to 1), nor more than three and one-half to one (3-1/2 to 1) shall normally be considered as appropriate.
(c) Every lot shall abut on a publicly dedicated street or public/private access easement.
(d) Dual access on double frontage residential lots shall not be permitted.
(e) Side lot lines shall be approximately at right angles to the right-of-way line of the street on which the lot faces or radial to the curve.
(f) In order to minimize curb cuts and improve traffic safety, lots which front on arterial streets shall establish access from a side street or alleyway whenever feasible.
(g) For lots on a cul-de-sac, lot frontage shall be not less than forty (40) feet at the right-of-way line and not less than the minimum lot width required by the Zoning Code at the front yard minimum setback line and at the rear yard minimum setback line.
(h) All lots in a subdivision must meet the applicable zoning requirements and be buildable lots. Detention and retention areas may be excluded from this requirement. (Ord. 73-2021. Passed 1-18-22.)
(a) The subdivision layout should conform to the City's Comprehensive Plan, Zoning Code and any other officially adopted long-range plans of the City.
(b) Where deemed appropriate by the Planning Commission, open space consisting of at least three percent (3%) of total acreage proposed for development, which is suitably located for future use as parks, playgrounds, and/or other recreational purposes for local or neighborhood use, shall be provided for in the proposed subdivision. The Planning Commission may agree to accept private open space in lieu of public parkland or fees-in-lieu-of. If such open space is not dedicated to the City, it shall be reserved for the common use of all property owners in the proposed subdivision by covenant on the final record plat or in individual deeds. Such private open space shall be maintained and operated by the Homeowners or Property Owners Association. Any portion of the water retention or detention areas that is in excess of the design requirements in the stormwater regulations may be included in calculating the open space requirement; provided those needs serve more than just the basic stormwater needs of the development.
(c) Where no open space is provided and no public parkland is dedicated, the developer shall pay fees-in-lieu of. This fee shall be determined by City Council.
(d) Public Parkland. Land dedicated as public parkland shall be left free of all building debris and shall be graded and seeded in a manner acceptable to the City's Authorized Agent.
(Ord. 73-2021. Passed 1-18-22.)
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