(a) This section contains the rules and regulations establishing minimum requirements for the installation of improvements in subdivisions within the "A" Area jurisdiction of the City Planning Commission. Such "A" Area is defined as those lands enclosed by:
Beginning at a stake on the south line of the northwest quarter of Section 13, Tp. 16 and R. 14 of Springfield Township. The stake being situated at the intersection of the extended north line of Clay Street with the west line of a 15-foot wide alley or reserve strip at the southwest corner of Elizabeth Heights Addition, recorded in plat book 5, page 100 of Muskingum County records;
Course No. 1: Thence from such place of beginning N 88o 15'W, along the aforesaid quarter section line for a distance of 715.70 feet to the southwest corner of such quarter-section;
Course No. 2: Thence continuing N 88o 15' W along the south line of the north half of Section 14 of Springfield Township for an estimated distance of 5,460 feet to the southwest corner of the north half of Section 14;
Course No. 3: Thence N 1o 45' E, along the west line of the north half of Section 14 and along the entire west line of Section 11 of aforementioned Springfield Township for an estimated distance of 8,190 feet to the northwest corner of the Section, which corner is located approximately 60 feet north of Ridge Road (County Road 34);
Course No. 4: Thence N 2o 07' E along the west line of Section 2 of Springfield Township for an estimated distance of 3,536 feet to the northwest corner of Section 2, which Section corner is located on the south boundary of U.S. Military Lands and is situated in the immediate vicinity of the "Y" of intersecting Township Road 420 and an unnamed road bearing in a southwest direction;
Course No. 5: Thence N 89o 00' W along the south boundary of U.S. Military Lands for an estimated distance of 3,736 feet to the southwest corner of Quarter Township 4, Tp. 1 and Range 8 of Falls Township;
Course No. 6: Thence N 00o 30' E along the west line of Quarter Township 4 for an estimated distance of 13,260 feet to the northwest corner of Quarter Township 4;
Course No. 7: Thence N 00o 30' E along the west line of Quarter Township 1, Tp. 1 and Range 8 of Falls Township for a distance of 1,600 feet to a corner on the north side of the proposed alignment of Western Hills Parkway Thoroughfare as shown in Vol. II of the Comprehensive Master Plan;
Course No. 8: Thence N 50o 00' E along the proposed northerly right of way of Western Hills Parkway Thoroughfare for an estimated distance of 3,725 feet to the apparent northerly right-of-way line of Old Falls Road;
Course No. 9: Thence continuing in a northeasterly and easterly direction along the north right-of-way line of Old Falls Road (County Road 298) to center line of Maple Avenue (State Route 77);
Course No. 10: Thence S 79o 50' E for an estimated distance of 2,400 feet to a point on the north right of way of Ritchie Road (Tp. Road 147) at the most northwesterly corner thereof;
Course No. 11: Thence east along the north right of way of Ritchie Road for an estimated distance of 6,200 feet to the east right-of-way line of Dresden Road;
Course No. 12: Thence south along the east right of way of Dresden Road to the north right-of-way line of Hale Road (Tp. Road 480);
Course No. 13: Thence easterly and along the north alignment of Hale Road (Tp. Road 480) and with the meanderings thereof, to the east right-of-way line of Linden Avenue;
Course No. 14: Thence following an approximate bearing of S 19o 00' E, and traversing diagonally across Riverside Airport and the Muskingum River into Washington Township for an estimated distance of 3,000 feet to a point of intersection of the east right-of-way line of North River Road (State Route 666) with the north right-of-way line of Batemam Road (Tp. Road 112);
Course No. 15: Thence east, and at a distance of approximately 600 feet north and parallel to the north line of Quarter Townships 3 and 4 of Washington Township for an estimated distance of 10,680 feet to the intersection of the east line of Adamsville Road (State Route 75) with the center line of the Baltimore and Ohio Railroad;
Course No. 16: Thence in a southerly direction and along the east right of way of Adamsville Road (State Route 75) and Pleasant Grove Road (County Road 5) to a point of intersection on the south right-of-way of National Highway U.S. Route 40;
Course No. 17: Thence south and parallel to the west line of Quarter Township 4 of Washington Township for an estimated distance of 2,890 feet to the south boundary line of U.S. Military Lands;
Course No. 18: Thence south into Wayne Township and parallel to and at a distance of 2,155 feet east of and parallel to the west section line of Sections 3, 8 and 13 for an estimated distance of 11,935 feet to the south line of the northwest quarter of Section 13;
Course No. 19: Thence west along the quarter section line of Sections 13, 14 and 15 in Wayne Township to a point in the center of Wayne Avenue (State Route 77) for an estimated distance of 10,600 feet. The point in center of Wayne Avenue is approximately 600 feet north of the center line intersection of Wayne Avenue with the center line of Dietz Lane (County Road 72);
Course No. 20: Thence crossing the Muskingum River and continuing along the quarter section line of Sections 15 and 13 of the Springfield Township and along the quarter section line being along the north line of Clay Street for an estimated distance of 6,980 feet to the stake at the place of beginning at the southwest corner of Elizabeth Heights Addition.
(b) Plans for the construction and installation of improvements shall be submitted as set out in Section 1191.05, of these Subdivision Regulations and shall be constructed under the supervision of the governmental departments and agencies normally responsible for the type of work involved, and shall be constructed in accordance with the regulations of these departments and agencies.
In lieu of constructing such improvements the subdivider shall furnish a performance bond running to the City sufficient to cover the subdivider's proportion of the cost, as estimated by the normally responsible departments and agencies and approved by the Planning Commission of any or all of the improvements required to be installed thereby to secure the actual construction and installation of such improvements immediately after final approval of the final plat or at a time and according to the requirements of the Planning Commission.
(c) Streets and alleys shall be graded to full width of the dedicated right of way, and side slopes, if any, shall start at the right-of-way line and slope upward or downward as topography necessitates. Before any sewers or underground utilities are constructed the street wearing surface area shall be graded to sub-base elevation according to the construction plans.
All streets shall have standard concrete combined curb and gutter and shall have either:
(1) A wearing surface of T-35 asphaltic concrete two and one-half inches thick on a compacted stone base course eight inches thick; or
(2) Concrete pavement constructed in accordance with specifications of the Division of Engineering and Construction.
No surface treated or gravel streets or alley will be permitted.
Where alleys or similar accessways are approved by the Planning Commission, they shall be properly graded the full width of the right of way and paved with concrete. In estate type subdivisions, where dedicated rights of way for streets are sixty feet or more in width and where the lots have a street frontage of 150 feet or more, combined concrete curb and gutter may not be required if the street right of way is graded in accordance with the standard typical section of the Division of Engineering and Construction and the side ditches and road shoulders are properly seeded in grass. Wearing surfaces of streets in this type of subdivision shall not be less than twenty-two feet wide with intersections provided with ample turning radii.
(d) Sidewalks of such width and type of construction as required by the Planning Commission shall be constructed on both sides of every street where lots are a width of sixty feet or less. Sidewalks shall be constructed on one or both sides of the streets irrespective of the width of lots, where in the judgment of the Planning Commission, these are necessary to protect the safety of pedestrians. Where plats are designed with interior walkways, walks shall be fully constructed to adequately serve the area being platted.
(e) Where a public water supply main is reasonably accessible, in the judgment of the Planning Commission, the subdivision shall be provided with a complete water distribution system adequate to serve the area being platted, including a connection for each lot and appropriately spaced fire hydrants. Where public water supply is not available within reasonable distance, the average size of lots shall not be less than 20,000 square feet and the subdivider or developer shall provide for individual wells. The entire water supply and/or distribution system shall be designed to meet the approval of the officials having jurisdiction.
(f) Every subdivision shall be provided with storm sewers of adequate size to serve the subdivision and the natural drainage area in which the subdivision is situated. Where the subdivider is permitted to use open ditches or natural drainage ditches and creeks, they shall be properly graded and enlarged to sufficient cross section to adequately care for the storm water run-off without the velocity of water being sufficient to cause erosion of the stream bed. The open ditches or natural drains shall have the side slopes sodded or seeded in grass and curves properly riprapped to prevent erosion.
If deemed necessary, natural watercourses and open drainage channels shall be placed in easements, running to the City or be located in areas dedicated to the City, in order that the control of the watercourse or open drainage channels shall be in the City's jurisdiction and so that representatives of the City may enter upon the easement or dedicated area to maintain the open drainage channel.
Catch basins shall be provided as required to properly intercept storm water run-off and prevent flooding of streets or alleys.
Location of storm sewers, catch basins and construction of open drainage channels shall conform to the regulations of the Division of Engineering and Construction.
(g) Where a public sanitary sewer main is reasonably accessible, in the judgment of the Planning Commission, the subdivision shall be provided with a complete sanitary sewer system connected with such sewer main, including a lateral connection for each lot. Where a public sanitary sewer main is not reasonably accessible, in the opinion of the Planning Commission, proper provision shall be made for the disposal of sanitary wastes by one or the other of the following methods, as the case may be:
(1) In the case of a subdivision in which the average size of lots is less than 20,000 square feet, the subdivision shall be provided with a complete sewer system, including a lateral connection for each lot, and a community sewage treatment plant of a type meeting the approval of the officials having jurisdiction. In such case, or whenever a common effluent sewer line is provided the following note shall be entered on the final plat: "The tile that is laid for the purpose of serving as an effluent line for an individual or community septic tank is a private sewer line and the responsibility of maintenance shall rest with the abutting property owners using such line," or, alternately, the right of the City to charge the actual cost of operating and maintaining such common effluent sewer line and/or treatment plant shall be entered on the final record plat and incorporated in each deed.
(2) In the case of a subdivision in which the average size of lots is 20,000 square feet or more in area, and a public water supply is available, and where the officials having jurisdiction deem appropriate based on soil and other conditions as determined by a percolation and other tests, private restrictions shall be filed with the final or record plat and incorporated in each deed calling for the installation on each lot of an individual sewage disposal system meeting fully the requirements of the officials having jurisdiction.
(h) Where practicable, easements for poles or underground conduits for electric light or telephone lines shall be provided along rear lot lines.
(i) Guard rails shall be constructed and berm width increased one foot when the vertical distance from the center line of the street to the top of the slopefill is five feet or more.
(j) The City will place all street signs in accepted subdivisions.
(k) Permanent monuments shall be placed in accordance with the requirements of the City Engineer. The permanent reference monuments shall be of stone or concrete or other suitable material as approved by the Planning Commission and shall be at least thirty-six inches in length, a minimum of two inches diameter, and with suitable center point.
(l) Construction plans, including the following, for improvements to be installed shall be furnished in accordance with the specifications of the officials having jurisdiction and shall receive approval of these officials before improvements are installed:
(1) The center line profile (and natural profile) of each proposed street at a scale of fifty feet or less to the inch, with tentative grades indicated.
(2) Cross section of each proposed street, at not less than each fifty-foot station, showing the width of pavement, the location and width of the sidewalks and the location and size of utility mains.
(3) The plans and profiles of proposed sanitary sewers, with grades and sizes indicated, or method of sewage disposal in lieu of sewers.
(4) A drainage plan showing all existing and proposed storm sewers, manholes, catch basins, watercourses, culverts and other underground structures within the tract and immediately adjacent thereto, with pipe sizes and grades or waterway openings indicated thereon. The drainage plan shall show the method to be used for the adequate disposal of all storm sewer water, including drainage outlets, and such other data as may be required by the Director of Public Service.
(5) A plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants.
(m) Prior to starting any of the work covered by the plans as approved, arrangements, including payment of fees for inspection and/or engineering services of the responsible government departments and agencies, to insure compliance with the plans and specifications as approved, and written approval obtained from such departments and agencies.
(n) The construction of all improvements required by these rules and regulations shall be completed prior to filing the final plat, or, when a performance bond has been filed, within one year from the date of approval of the final plat by the Planning Commission, unless good cause can be shown for the granting of an extension of time by authority of the Planning Commission.
(o) The subdivider shall maintain and keep in repair all required improvements for one year from the date the constructed streets are approved by the Director of Public Service.
(p) 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. The Director of Public Service shall, upon written request by the owner of the land upon which the street has been constructed, check the construction and if he finds that such street is in good repair, then such finding shall be certified to Council for their consideration and action in accepting such street for public use.
(q) Where unusual or exceptional factors or conditions exist, the Planning Commission may modify any of the provisions of these regulations except those covered by subsection (b) of this section. A written statement of the reasons for such modification shall be attached to all copies of the construction plans.
(Ord. 64-47. Passed 4-27-64.)