Loading...
(a) Streets shall conform to the Official Plan when and as adopted and shall be accessible to existing or proposed parks, schools or other open public grounds shown on the Official Plan.
(b) If a tentative or suggested plan or plat for the area has been made by the Planning Commission, the street layout shall be in general conformance thereto.
(c) Arrangement of streets in new subdivisions shall make provision for the continuation of the principal existing streets in adjoining areas (or their proper projection where adjoining land is not subdivided) insofar as they may be 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 and alley arrangement shall be such as not to cause hardship to owners of adjoining property in platting such land and in providing for convenient access thereto, and shall further the development of a coherent neighborhood.
(f) Where railroads or undesirable conditions exist, provision of buffer strips or other protective treatment shall be required to the extent and of the type under the circumstances.
(g) 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.
(h) Residential streets shall be designed to discourage through traffic.
(i) The angle of intersection between minor streets and major streets shall not vary by more than ten degrees from a right angle. All other streets shall intersect each other as near to a right angle as possible and no intersection of streets at angles of less than sixty degrees shall be permitted.
(j) Dedication of half-streets shall not be accepted unless exceptional circumstances are found by the Planning Commission and Council to justify the same. Where there exists a dedicated or platted half-street or alley adjacent to the tract being subdivided, the other half shall be platted if deemed necessary by the Planning Commission or Council.
(k) The width of streets in new subdivisions shall be not less than the minimum widths established herein.
(Ord. 385. Passed 9-6-61.)
(a) Alleys shall not be used in residential subdivisions except when deemed necessary by the Planning Commission and Council to meet unusual conditions.
(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 feet and dead-end alleys shall not be permitted.
(Ord. 385. Passed 9-6-61.)
Required rights of way for streets, alleys and easements shall have the following minimum width:
(a) Primary streets 100 feet (b) Secondary streets 80 feet (c) Minor streets 50-60 feet* (d) Alleys 20 feet
(e) Easements (on each side of property line) 5 feet |
* The 50-foot minimum shall be acceptable only for cul-de sacs, loop streets and short side streets which have no property frontage and with special permission of Council.
(Ord. 385. Passed 9-6-61.)
(Ord. 385. Passed 9-6-61.)
(a) The maximum length of blocks shall generally be 1,320 feet. Those of over 900 feet may require a crosswalkway at approximately the center.
(b) Where all or part of a subdivision is adjacent to or in the vicinity of a primary or secondary street the greater dimension of blocks shall be generally parallel to the primary or secondary streets to avoid unnecessary ingress and egress.
(c) A single tier of lots facing the minor street shall be the preferred practice where the proposed minor street is parallel to a major street. In other cases, the width of blocks shall generally be sufficient to allow two tiers of lots.
(d) 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 over- all plan and when adequate provision for the maintenance of public areas is allowed for.
(e) Blocks intended for business and industrial use shall be designed specifically for such purposes with adequate space set aside for off-street parking and delivery facilities.
(Ord. 385. Passed 9-6-61.)
The minimum dimensions and other characteristics of lots intended for residential use shall be as follows:
(a) When two rules apply to a subdivision or lot that rule shall govern which requires the greater lot size or lot dimension.
(b) When a subdivision is located within a zoning district of the City, the minimum area and dimensions of lots shall be no less than is required by the Zoning Code.
(c) A minimum lot size of 12,000 square feet shall be provided when public water is available but sanitary sewers are not provided.
(d) A minimum lot size of 20,000 square feet shall be provided when neither public water nor sanitary sewers are available.
(e) In no case shall a lot have a width at the building line of less than fifty feet or a lot area of less than 7,500 square feet and generally the depth-to-width ratio shall be a maximum of three to one.
(f) Corner lots intended for residential use shall have extra width sufficient for maintenance of building lines on both streets. The minimum width of such lots shall be seventy feet and the minimum building line from both streets shall be as required in the Zoning Code for such area, but the Planning Commission with the consent of Council may permit reduction of this distance along the side of a lot adjoining a minor street.
(g) 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 than set out in subsections (a) to (e) hereof, inclusive, may be required in particular cases in order to meet the desirable requirements for the subdivided area.
(h) Building lines shall be established on the plat but in no case shall the building line be closer to the street than twenty feet or some greater distance as required by the Zoning Code.
(Ord. 385. Passed 9-6-61.)
(Ord. 385. Passed 9-6-61.)
(i) All lots shall abut on a permanently reserved private place approved by the Planning Commission and Council or on a public street as the principal means of access to abutting property.
(Ord. 11-97. Passed 5-12-97.)
(j) Side lines of lots shall be approximately at right angles or radial to the street line.
(Ord. 385. Passed 9-6-61.)
(Ord. 385. Passed 9-6-61.)
(a) Where the subdivision contains a street, park, school or other public area which is shown upon the Official Plan as intended for public ownership, all or part of such area shad either be dedicated to the proper public agency or it shall be reserved for acquisition thereby, within a specified period by purchase or other means and 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 and Council.
(b) Due regard shall be shown for the preservation of outstanding natural and cultural features such as scenic spots, watercourses and historic sites.
(Ord. 385. Passed 9-6-61.)
(a) Whenever any stream or surface drainage course is located in an area that is being subdivided, the subdivider shall dedicate an adequate easement along each side thereof, for the purpose of widening, deepening, sloping, improving, protecting or maintaining the same for drainage, parkway or recreational use. The Official Plan shall be used as a guide for such dedication.
(b) Easements of at least five feet in width shall be provided at all rear lot lines and along side lot lines, where sideline easements are necessary for poles, wires, conduits, storm and sanitary sewers, gas, water or other conduits. Easements of greater width may be required along or across lots where necessary. A two-foot easement shall be required on one side of an alley to accommodate pole lines.
(Ord. 385. Passed 9-6-61.)
(a) Monuments. All subdivision boundary corners and the four corners of all street intersections shall be definitely marked with permanent monuments. A permanent marker shall be deemed to be concrete six inches in diameter by thirty inches or six inches by six inches by thirty inches, with three-fourths of a foot iron pipe cast in the center. Should conditions prohibit the placing of monuments on line, off-set marking will be permitted, provided that exact off-set courses and distances are shown on the subdivision plat.
One such monument shall be placed at each change in direction of the boundary, and one such monument shall also be placed on one side of the street at the beginning and end of each curve.
(b) Bench Marks. A permanent bench mark shall be established in an accessible location. This may be a boundary monument if suitably marked and designated.
(c) Improvements. All streets and utilities shall be designed by a registered professional engineer. In making the improvements referred to in this section within the City, the subdivider shall comply with all applicable laws, ordinances and regulations, shall furnish all supervision, labor and materials and shall construct the same in accordance with specifications and rules and regulations established by Council and subject to inspection approved by Council at the expense of the subdivider. Such specifications shall be the same as those required of contractors doing work with the City.
(Ord. 385. Passed 9-6-61.)
(Ord. 385. Passed 9-6-61.)
(d) Streets. Roadway surfacing shall be at least twenty-eight feet in width, including curb, provided that cul-de-sac streets shall terminate in a paved turn-around with an inside minimum radius of twenty feet.
(e) Curbs. Curbs and gutters shall be constructed along all streets.
(Ord. 18-68. Passed 7-1-68.)
(f) Street Lights. Provision shall be made for installing street lights on all streets.
(Ord. 385. Passed 9-6-61.)
(g) Wires and Cables. In all new major subdivisions and where deemed practicable by the Municipal Administrator in new minor subdivisions, as defined in Section 1113.03
, and new line extensions not in subdivisions, all distribution wires and cables, including electrical distribution, street lighting and communications wires and cables shall be installed underground in accordance with standards and regulations promulgated by the Public Utilities Commission of Ohio and by the public utility supplying such service which are not inconsistent with those promulgated by the Commission.
(Ord. 32-71. Passed 11-22-71.)
(h) Water Supplies. Where an approved public water supply is within reasonable access of the subdivision, water facilities shall be installed in accordance with all applicable requirements of the City.
When a subdivision is located where no approved public water is reasonably accessible or procurable, the subdivider shall provide wells or a private water supply in such a manner that an adequate supply of potable water will be available to each lot in the subdivision.
(i) Sanitary Sewers. Where public sanitary sewers are within reasonable access of the subdivision, they shall be installed in accordance with all applicable requirements of the City.
Where sanitary sewers are not within a reasonable distance of the subdivision, the subdivider shall install a sanitary sewer system and treatment plant acceptable to Council. Such treatment plant shall not be acceptable unless and until lot restrictions are placed on record whereby each lot owner consents to the assessment of such lot for the cost of maintenance, repair and replacement thereof and such covenants run with the land.
(j) Storm Drainage. All necessary facilities, including underground pipes, inlets, catch basins and appurtenances shall be installed to provide for the adequate disposal of surface water and to maintain any natural drainage course.
Existing drainage ditches located within a subdivision shall be realigned, widened, deepened, revetted, paved or replaced with an underground pipe as required for the adequate handling of storm run-off.
(Ord. 385. Passed 9-6-61.)
(k) Sidewalks. Concrete sidewalks having a minimum width of four feet and conforming to construction specifications of the City shall be constructed along both sides of primary, secondary and minor streets.
(Ord. 18-68. Passed 7-1-68.)
(l) Street Trees.
(1) Prior to approval of a Final Plat, the subdivider shall prepare a Street Tree Planting Plan for review and approval by the Tree Commission. The subdivider is encouraged to confer with the Tree Commission prior to the preparation of such plan.
(2) Street trees adjacent to any frontage of a subdivision lot, except those trees designated in the approved Street Tree Planting Plan as the responsibility of the subdivider, will be planted in accordance with the regulations specified in Planning and Zoning Code Section 1147.03(f).
(3) Prior to approval of a Final Plat, the subdivider shall pay a fee as determined from time to time by Council for each street tree designated in the approved Street Tree Planting Plan as the responsibility of the subdivider. The City will plant the trees contemplated by this section at an appropriate time considering weather conditions and nearby construction activities. (Ord. 03-16. Passed 2-22-16.)
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 varied or modified so that the subdivider may subdivide his property in a reasonable manner, provided that the public welfare and interest of the Municipality and the surrounding areas are thoroughly protected and the general intent and spirit of these Subdivision Regulations are enforced.
(Ord. 385. Passed 9-6-61.)