(a) General.
(1) Plans required. The various plans required for major subdivision review and approval shall contain information and material specified by these Regulations and the engineering and construction requirements of the City.
(2) Drawings. Construction drawings and plans shall be made with black India ink on Mylar or comparable material. Lines and lettering shall be on the face of the drawing material. Signatures shall be made with black, non-smearing ink. Drawing sheets shall measure 24 inches by 36 inches. Finished drawings shall conform with microfilming standards.
(3) Conflicts. Should any misunderstanding arise as to the intent, meaning or implementation of any plans, or any conflicts appear in same, decisions of the Service Director shall govern.
(b) Sketch Plan Guidelines.
Optional Sketch Plan. The sketch plan is intended to be a general indicator of the existing property conditions and proposed lot and street layout. The following items should be included in the sketch plan:
(1) A property location map, north arrow and scale.
(2) Locations of existing and proposed street rights-of-way.
(3) Location of existing and proposed lots.
(4) Location of streams, drainage routes, trees or wooded areas, and other natural features.
(5) Existing buildings and other improvements; and
(6) Location of existing easements and potential building locations.
(c) Preliminary Plat Requirements. The preliminary plat shall be drawn to a scale not smaller than 1" = 100" and preferably 1" = 50'. A minimum sheet size of 24 inches of 36 inches shall be used. If more than two sheets are required, include an index sheet. The preliminary plat submittal shall include information and materials listed below.
(d) Preliminary Plat - General Information.
(1) Proposed name of the subdivision.
(2) Phase boundaries, if there will be more than one final plat.
(3) Date of plat preparation and name and address of professional engineer or surveyor who prepared the plat.
(4) A scale, north point and legend.
(5) Boundaries, bearings and distances and acreage of the subdivision.
(6) Names of adjacent subdivisions, owners of adjoining parcels of land and location of adjacent property lines.
(7) Zoning information for the subject and adjacent properties.
(8) A location map at a scale not smaller than 1" = 2000'.
(e) Preliminary Plat - Natural Features.
(1) Topographic contours at one-foot or two-foot intervals, USGS datum, within and adjacent to the area being subdivided.
(2) Wooded areas, rivers, streams, watercourses, drainage routes and patterns, ponding areas and wetlands.
(3) The 100 year floodplain, including the floodway definition, of any watercourse identified by FEMA as being a Special Flood Hazard Area.
(4) Soils information, derived from the County Soil Survey.
(f) Preliminary Plat - Existing Features.
(1) Approximate building locations within 100 feet of the subdivision.
(2) Township and municipal boundary lines within 500 feet of the proposed subdivision.
(3) Streets (with pavement widths), sidewalks and railroad rights-of-way within and adjacent to the subdivision.
(4) Easements within and adjacent to the subdivision (when utility easements are located in the area of the subdivision, the subdivider shall furnish evidence of acceptance of the proposal by the utility.)
(5) Storm and sanitary sewers (with sizes and inverts), culverts, drainage tile, water lines, gas lines and utility lines and poles within and adjacent to the site. Direction and distances to water and sewer lines if not located on or adjacent to the tract of land to be subdivided.
(g) Preliminary Plat - Proposed Features.
(1) Name, location, pavement and right-of-way width, and approximate grade of proposed and existing streets within or near the site.
(2) Location of proposed blocks, lots (with dimensions, numbers and building lines), reserves and purpose of reserves, and minimum building setback lines.
(3) Preliminary location and size of proposed storm sewers, culverts, storm water control facilities, sanitary sewers and waterline showing easements and outlets or connections to areas beyond the boundaries of the proposed subdivision.
(4) Lot grading elevations and major storm routing path.
(5) Location of proposed parkland, public open space, playground, school lands, or common areas or facilities.
(6) Location, species and size of trees proposed in the right-of-way in accordance with the Street Tree Master Plan.
(7) Location and type of other proposed improvements of nonresidential development.
(h) Preliminary Plat - Optional Requirements. The following items may be required with, or to supplement, the preliminary plat submittal:
(1) Screening, buffering and/or noise abatement measures.
(2) Location and results of soil borings or test pits.
(3) Plat wording and/or deed restrictions.
(4) Land dedicated for public use, land reserved by plat wording for public or common use.
(5) Traffic control measures including turning lanes, special curbing and other public safety measures.
(6) Access management practices to control the number and location of drives and access points onto public rights-of-way.
(7) Special type and width of street pavement.
(8) Potential street locations within or adjacent to the site.
(9) Other provisions deemed necessary to create buildable sites and promote the public health, safety and welfare.
(i) Grading and Erosion/Sedimentation Plans.
(1) Grading. The final grading plan shall be submitted as a part of the improvement plans, be compatible with other plans, and shall show existing contours, the grading and shaping of each lot illustrating side and rear yard swales, house pad elevations, storm sewers, drainage features and major storm routing path.
(2) Erosion/sedimentation. An erosion/sedimentation control plan shall be required for subdivisions or other development proposals and may be combined with the final grading plan. This plan shall be approved by the Service Director prior to earth-disturbing activities and provide for compliance with erosion standards during and after construction.
(j) Surveys and Monuments.
(1) General. Survey and monument activities shall meet “Minimum Standards for Boundary Surveys in the State of Ohio” set forth in Ohio Administrative Code Section 4733-37. Permanent monuments shall be tied to and referenced in the Ohio Plane Coordinate System.
(2) Monuments. A minimum of four permanent monuments shall be set to control the subdivision plat. Additional monuments shall be set at block corners and to properly control the original survey and streets. For street alignment control, monuments shall be set at street centerline intersections and changes of direction. Permanent marks for street alignment control shall be one-inch diameter iron pins 30 inches long buried one foot below finish grade and bearing the identification mark of the surveyor or surveying company that set the marker.
(3) Certification. Before release of the surety, the subdivider’s surveyor shall certify by letter to the City Engineer that all monuments are in place and those disturbed during construction have been replaced.
(k) Improvement Plans.
(1) General. Improvement plans shall be prepared, signed and sealed by the subdivider’s registered professional engineer. Plans shall include title sheet, index and location maps, typical sections, plan and profile view, bench marks and related engineering details. The title sheet shall include the name of the subdivision, type of improvements, street name, location map and signature blocks for proper authorities. Other information may be required by the City. Include an estimate of the quantities and costs for all work contained in the plans.
(2) Plan and profile views. The plan view shall be 1" = 50'. Other scales may be used with prior approval. The plan and profile shall show sewers and utilities within the right-of-way, and points of crossing. The profile scale shall be: horizontal 1" = 50'; vertical 1" = 5'. Centerline profiles, elevations, gradients, drainage lines and vertical curves shall be shown and future profile grades established.
(l) Final Plat Requirements.
(1) General. Final plat shall be drawn to a scale no smaller than 1" = 60'. Drawing sheets shall be 24 inches by 36 inches unless an alternate size is mandated by the applicable County Recorder’s office. The final plat shall be on matte Mylar or other material acceptable to the City staff, drawn in black ink and shall meet microfilming standards.
(2) Survey. Plats shall be superimposed on a survey of the lands from which the plat is drawn, shall contain a background drawing of any metes and bounds descriptions of such lands and shall describe the basis for bearings.
(3) Final plat contents. The final plat shall contain:
A. The subdivision name and description of property showing its location and extent, dedication of streets and other public areas, and names of owners and subdivider.
B. A location map and legend, north arrow, scale and date of plat.
C. Building setback lines, with dimensions, for lots and reserves.
D. Lots identified with consecutive numbering, reserves identified with consecutive lettering.
E. Boundaries, acreage and ownership of reserves or nonresidential areas and description of their use and purpose.
F. Provisions for dedication and acceptance of public land.
G. Lot and boundary lines with angle, distance, bearing and reference to control points including section, township, corporation and county lines; monument description and location.
H. Boundary and centerline of streets and alleys with right-of-way width, name, bearing and adjacent streets and alleys with same; reference to nearest street intersection; number of acres allocated to streets.
I. Easements for use, services or utilities with their dimensions, locations and purposes.
J. Radii, chords, tangent points, control angles for curvilinear street, right-of-way and radii for all rounded corners.
K. Reference to adjoining plats by name, volume, page and ownership and the volume and page of adjacent unplatted properties.
L. Other provisions as may be determined by the City.
(Ord. 95-36. Passed 6-20-95.)