Prior the granting of final approval of a plat by the Planning Commission, the subdivider shall have installed, at a minimum, the items listed in detail below:
(a) Monuments and Property Pins. Concrete monuments shall be placed at all plat corners, intersections of centerlines, angle points, points of curvature in streets and at intermediate points as are required by the Code Administrator. The monuments shall be of such material, size and length as may be approved by the City. Each lot corner, other than those previously denoted as plat corners, shall be monumented with a 5/8” iron pin and cap. The location of all monuments and property pins shall be defined by a professional surveyor currently registered with the State of Ohio. Not less than two benchmarks, referencing Fulton County Datum, shall be provided within each phase of the proposed development. Such benchmarks shall be permanently retained upon completion of construction.
(b) Street Improvements.
(1) General. All streets shall be constructed in conformance with the current City of Wauseon Construction Standards as may be amended from time to time, as well as the Construction and Material Specifications of the Ohio Department of Transportation.
(2) Pavement Width. Streets shall be constructed with concrete curbs and gutters and have a minimum pavement width as defined in 1107.03
, measured back to back of curbs.
(3) Curbs. Concrete curbs and gutters are required on all streets and shall be ODOT Type 3 for residential developments. ODOT Type 2 curb shall be provided for all commercial and industrial developments, with curb drops placed during original construction or cut from the back side of the curb as needed. ODOT Type 6 curbing shall be utilized for cul-de-sac islands and along boulevards.
(4) Intersection Radii. Intersections shall have a minimum radius, measured to the back of the curb, as follows:
Street Classification | Radius (feet) |
Arterial Street, Major Street or Major Thoroughfare | 35 |
Collector Street | 35 |
Minor street | 25 |
All streets and thoroughfares shall be graded to their full right-of-way width including side slopes, and shall be extended to the farthest line of each lot in the subdivision as the same is sold and conveyed.
(5) Subgrade. The subgrade shall be free of sod, vegetative or organic matter, soft clay and other objectionable materials for a depth at least two feet below finished grade. The subgrade shall be properly rolled, shaped and compacted and shall be tested or proofed rolled in accordance with ODOT Item 201 and approved by the City Public Works Operations Supervisor prior to the placement of any base stone materials.
(6) Pavement Construction. The base course for residential streets shall consist of not less than ten inches of compacted stone aggregate, meeting the requirements of ODOT Item 304. The base course shall be primed with bituminous prime, meeting ODOT Item 408, before the pavement is laid. The pavement shall consist of not less than two and one-half inches of ODOT Item 448 Intermediate Course, Type 1 and one and one-half inches of ODOT Item 448, Type 2 Surface Course. The pavement section design for commercial and industrial developments shall be prepared by a registered professional engineer and shall not be less than the minimum pavement section as defined for residential subdivisions. Equivalent thickness of concrete or full depth asphalt pavements may be constructed where approved by the Public Works Operation Supervisor. No paving shall occur unless the air temperature is at least 50-degrees Fahrenheit. No paving shall occur after November 1st and before March 1st, unless approved by the Public Works Operation Supervisor.
(7) Street Signs and Traffic Control Devices. The developer shall pay the costs of all street signs and traffic control devices required by the Planning Commission.
(8) Inspection. All street construction shall be inspected by a representative of the Municipality. It shall be the responsibility of the owner to notify and obtain Municipal approval before placing the base course and also before placing the pavement courses. Final acceptance of the street will not be made without these approvals.
(c) Sidewalks. Concrete sidewalks shall be constructed along both sides of each street in accordance with applicable specifications of the Municipality. All concrete sidewalks in residential developments shall be not less than four feet wide and constructed at the right-of-way line. If the sidewalk is adjacent to the back of curb, it shall not be less than six feet wide. All sidewalks shall be not less than four inches thick, increasing to not less than six inches through and for five feet beyond either side of driveways. In commercial and industrial developments, the sidewalks through and five feet either side of driveways shall be not less than eight inches thick. Curb ramps, meeting applicable ADA standards, shall be provided at all intersections by the subdivider or developer at the time of original construction for each phase or plat.
(d) Water Lines. Each lot within the subdivision shall be provided with a connection to public water supply, in accordance with applicable City standards and the requirements of the Ohio EPA. All water mains shall be at least eight inch and either ductile iron or PVC (C-900). All valves, fitting and hydrants shall be ductile iron and properly restrained as designed by a registered professional engineer. All ductile iron pipe and fittings shall be wrapped with polyethylene. All water mains, hydrants and service connections shall strictly comply with the applicable standards of the City of Wauseon, Ohio EPA, ODOT, ASTM and AWWA.
(e) Sanitary Sewers. Public sanitary sewers shall be provided, with a connection to such sanitary sewer, to each lot within a proposed subdivision. All sanitary sewers shall be designed in accordance with applicable standards of the City of Wauseon, Ohio EPA and ASTM. Sanitary manholes shall be spaced not greater than every three hundred feet. Service connections shall be not less than six inches and no shallower than eight feet below finished grade at the street. All service connections shall extend from the main to a point not less than ten feet beyond the right-of-way. All sanitary sewers and manholes shall be located within the right-of-way, unless otherwise approved by the Director of Public Service.
(f) Drainage.
(1) General. All necessary facilities, including underground pipe, inlets, catch basins or open drainage ditches shall be installed to provide for the adequate disposal of surface water and to maintain any natural drainage course. The subdivider shall provide complete, detailed drainage calculations showing pipe sizing, percent grades of pipes, length of pipes, flow characteristics of pipes and corresponding to a drainage map showing the drainage areas being serviced for the entire proposed development. All such drainage calculations shall be prepared by a registered professional engineer.
(2) Pavement Under Drains. Shallow pavement under drains shall be installed parallel to the roadway, under the back of curb. Under drains shall be not less than four inches, not less than three feet deep as measured from the top of curb and connect directly to curb inlets or catch basins, as applicable. All pavement under drains shall meet the requirements of ODOT Item 707.31, shall be not less than four inches, shall be backfilled with 3/8” pea gravel and shall terminate at a drainage structure.
(3) Curb Inlets and Catch Basins. Curb inlets shall be installed in street gutters and located so that not more than three hundred and fifty feet of gutter is drained into any basin. Curb inlets shall conform to ODOT Type 3A as per the ODOT standard drawings, and shall be of precast concrete. Catch basins shall be ODOT 2-2B and of precast concrete. All curb inlets and catch basins shall be provided with bicycle safe grates.
(4) Storm Sewers. Storm sewers shall be installed to outlet the street catch basins and to provide storm drainage for the lots. Storm sewers shall extend to the farthest lot line and terminate in a standard manhole or catch basin. These sewers shall be a minimum of twelve inches in diameter and meet the applicable requirements of the City of Wauseon and ODOT. All storm sewers under and/or within five feet of the pavement, curbs or driveways shall be backfilled with granular material in concurrence with the Type B conduit specifications of the Ohio Department of Transportation. All sewers shall be laid with a gradient that will provide a minimum full flow velocity of not less than two feet per second.
(5) Bridges and Culverts. Where proposed streets cross a drainage ditch or channel, a bridge or culvert of appropriate design and size shall be provided by the developer and such bridge and/or culvert shall comply with current ODOT construction and design standards. All hydraulic calculations shall be reviewed and approved by the City or County Engineer. The developer shall file all necessary permit applications and shall be responsible for all permit fees.
(6) Stormwater Retention or Detention. The subdivider shall provide required stormwater retention or detention to ensure that the post-development runoff does not exceed the pre-development runoff for the entire proposed development. Such retention or detention facility shall remain in the ownership and be the maintenance responsibility of the subdivider or a suitable association of lot owners, as approved by the City of Wauseon.
(7) Stormwater Pollution Prevention Plan (SWP3). The subdivider or developer shall provide to the City of Wauseon and Ohio EPA, if applicable, a detailed stormwater pollution prevention plan (SWP3) for all proposed site developments other than individual residential lots, regardless of size. All proposed developments greater than one acre shall submit a Notice of Intent (NOI) and all applicable fees to the Ohio EPA, in accordance with current applicable regulations.
(8) Inspection. All proposed infrastructure improvements to be conveyed or connected to the City of Wauseon shall be inspected by a representative of the City. The developer shall correct all deficiencies noted by the inspector to the satisfaction of the Director of Public Service prior to placing any constructed facilities into service.
(g) Miscellaneous.
(1) Electrical service, gas mains, cable television, telephone, street lighting and all other utility services shall be installed underground.
(Ord. 2008-13. Passed 11-8-03.)
(2) Street lighting shall be installed in all new subdivisions, at the owner’s or developer’s sole expense, and shall comply with the requirements of the American National Standard Practice for Roadway Lighting.
(Ord. 2011-15. Passed 1-3-12.)
(3) All utility services shall be installed prior to the approval of the final plat at the owner’s or developer’s expense.
(4) Record drawings shall be provided to the City on Mylar.
(h) Approval and Supervision. All of the improvements required in this section shall be constructed only after the improvement plans and specifications have been approved by, and the construction thereof has been under supervision of, the appropriate public official, including the Street Commissioner.
(i) Provisions for Maintenance and Operation. Where the subdivision contains sewers, water supply systems, park areas, street trees or other physical facilities necessary or desirable for the welfare of the area and which are of common use benefit and which are of such character that the Municipality does not desire to maintain them, then provision shall be made by trust agreements, which are a part of the deed restrictions and which are acceptable to the proper agencies of the Municipality for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivision.
(j) Erection of Street Lights.
(1) All requests for street lights shall be made in writing to the Code Administrator on forms to be provided by the Code Administrator.
(2) Prior to the financial participation of the City in the providing of street lights within the City, Council must approve the request made to the Code Administrator by motion and majority vote.
(Ord. 2008-13. Passed 11-3-08.)
(3) The City’s financial participation in street lighting, including costs of a light, pole, and wire hookup, shall be limited to 50% of the total cost, up to a maximum of $1,000. Any street lighting approved pursuant to this Section 1107.09(j) must comply with the requirements of the American National Standard Practice for Roadway Lighting.
(4) The City’s financial participation in street lighting shall not apply to the erection of lights in new subdivisions under Section 1107.09(g)(2).
(Ord. 2011-14. Passed 1-3-12.)
(k) Approval Expiration. The developer must begin construction within one year from the date of plan approval. Failure to begin construction within the specified time may result in the revocation of any and all approvals, at the sole discretion of the Code Administrator.
(l) Construction Completion. Once construction of a development begins, construction shall not be suspended for more than a six month period at any time during the construction. If the construction is suspended for a greater period of time, the City reserves the right to act on any bond and complete the proposed public improvements. (Ord. 2008-13. Passed 11-3-08.)