(a) Design and Arrangement.
(1) The arrangement of streets in new subdivisions shall make provision for the continuation of the principal existing streets in adjoining area (or their proper projection where adjoining land is not subdivided) insofar as they may be deemed necessary for public requirements. All stub streets shall be improved with a two-foot buffer strip which is unimproved and includes a proper reflective guard rail and posts per ODOT standards. Every subdivision shall have access to a public right of way, as required by Ohio R.C. 5553.02.
(2) The street and alley arrangement shall be such as not to cause hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it. Residential streets shall be so designed as to discourage through traffic, but offset streets should be avoided.
(3) The angle of intersection between minor streets and major streets should not vary by more than ten (10) degrees from a right angle. All other streets should intersect each other as near to a right angle as possible and no intersection of streets at angles of less than seventy (70) degrees shall be permitted.
(4) Residential streets shall be designed to discourage through traffic which may otherwise use secondary or major highways, and whose origin and destination are not within the subdivision. Residential streets extending for considerable distance, parallel to any secondary or major street, should be avoided.
(b) Alignment.
(1) Vertical. For main thoroughfares profile grades shall be connected by vertical curves of a minimum length equivalent to twenty times the algebraic difference between the rates of grade, expressed in feet per hundred; for secondary and minor streets and alleys, fifteen times.
(2) Minimum horizontal. Radii of centerline curvature:
Main thoroughfares | 12 degrees | 475 ft. |
Secondary thoroughfares | 19 degrees | 300 ft. |
Minor streets | 28 degrees | 200 ft. |
A minimum fifty foot tangent shall be introduced between reverse curves.
(3) Visibility requirements.
A. Minimum vertical visibility (measured four and one-half feet eye level to tail light eighteen inches above ground level).
1000 ft. on main thoroughfares |
500 ft. on secondary thoroughfares |
200 ft. on minor streets |
B. Minimum horizontal visibility shall be:
500 ft. on main thoroughfares measured on centerline |
300 ft. on secondary thoroughfares measured on centerline |
200 ft. on all other streets measured on centerline |
(c) Street and Alley Width.
(1) The width of all major thoroughfares shall be a minimum of sixty-six feet or as may be specified in a thoroughfare plan.
(2) The minimum right-of-way widths of all other streets shall be sixty-six feet.
(3) The minimum width of right of way in single- and two-family districts shall be sixty-six feet and the pavement width shall be twenty-six feet, except where there are unusual topographical or other physical conditions, the Village Planning Commission may require a greater width for a minor street. The right-of-way width of minor streets serving multiple dwellings shall be sixty-six feet and the pavement width shall be twenty-six feet.
(4) Dedication of half-streets shall not be permitted. Where a dedicated or platted half-street or alley exists adjacent to the tract being subdivided, the other half shall be platted, if deemed necessary by the Commission.
(5) Alleys shall not be permitted in single- or two-family districts. They may, however, be required in multiple dwelling developments where they should have a minimum right-of-way width of twelve feet. 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 be not less than twenty feet and dead-end alleys shall not be permitted.
(d) Cul-de-sacs. Cul-de-sacs shall require 120 foot diameter right of way with 100 foot diameter pavement and maximum length of 600 feet. Islands shall not be permitted.
(e) Dead-end Streets. Dead-end streets, designated to be so permanently, shall not be permitted.
(f) Street Grades. Street grades shall not be less than one-tenth of one percent (.1%) and shall not exceed the following width due allowances for reasonable vertical curves.
Main or arterial highway 5% |
Secondary thoroughfares 6% |
Minor streets and alleys 8% |
(g) Easements. Easements of at least ten feet in width shall be provided on each side of all rear lot lines and along side lot lines, where necessary, for poles, wires, conduits and gas mains. Additional width may be required for necessary access to the utility involved. Easements may also be required along or across lots where engineering design or special conditions may necessitate the installation of water and sewer lines outside public rights of way. For lots facing on curvilinear streets, the rear easement should consist of straight lines with a minimum number of points of deflection. Easements along rear lot lines should be twenty feet where control of the property is outside of the subdivision.
(h) Block. No block shall be longer than 800 feet nor less than 400 feet, except in unusual circumstances. Where a subdivision adjoins a major highway, the greater dimension of the block shall front along such major highway to minimize the number of points of ingress or egress.
(i) Lots.
(1) The lot arrangement and design shall be such that sublots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development.
(2) All side lines of lots shall be at right angles to street lines and radial to curved street lines except where a variation to this rule will provide a better street and sublot layout. Lots with double frontage shall be avoided.
(3) No lot shall have less area or width than is required by the Village zoning regulation applying to the area in which it is located.
(4) Lots which cannot reasonably be served by a public or private sanitary sewer and are not within reasonable distance of a public or private water supply main, shall have a minimum width of 100 feet, measured at the building line and a minimum area of 20,000 square feet or as may be required by regulations of the Board of Health.
(5) In case of soil conditions or other physical factors which may impair the health, welfare and safety of the neighborhood in which the subdivision may be located, upon recommendation of the Sandusky County Board of Health or Village Engineer, the Commission may require large lot widths and lot areas as deemed necessary.
(6) No corner lot shall have a width at the building line of less than seventy- five feet. Either of the two sides of a corner lot fronting on a street may be designated the front of a sublot, provided the rear yard shall always be opposite the frontage so designated. Setbacks for residential corner lots shall be thirty-five feet minimum in both directions unless existing homes adjacent to the corner lot are less and development would be inconsistent. This would require concurrence by the Planning Commission.
(7) All corner lots, be they at the intersection of the rights of way of two streets or of an alley and a street, shall have a curve with a minimum radius of twenty feet joining the two sidelines of such rights of way.
(8) Orientation of all homes will be parallel to right-of-way lines except at cul- de-sacs where orientation shall be radial.
(j) Street Names. Where new names are required for new streets in unincorporated areas, the names shall meet with the approval of the Planning Commission. Continuations of existing streets shall carry the identical name as the existing street.
(k) Acceptance of Streets.
(1) The approval of a plat by the Planning Commission shall not be deemed to be an acceptance of the dedication of any public street, road or highway dedicated in such plat, per Ohio R.C. 711.041.
(2) The Planning Commission shall, upon written request by the owner of the land upon which the street has been constructed, instruct the Village Engineer to check the construction and if the Village Engineer finds that such street has been constructed in accordance with the specifications set forth on the approved plat, and that such street is in good repair, then the Planning Commission may recommend acceptance of the street for public use by Council (Ohio R.C. 711.091). Posting of a one-year maintenance bond, letter of credit or performance bond shall be required prior to Village acceptance.
(Ord. 22-93. Passed 11-15-93.)