CHAPTER 1181 Improvements

Transcription

1 139 CHAPTER 1181 Improvements Performance bond; Street name signs. construction plans; Street lighting. improvements Improvements bond Monuments Maintenance and operation Utility improvements Construction drawings; Street improvements. specifications; Driveways. inspections Sidewalks. CROSS REFERENCES Improvement defined - see P. & Z Subdivision development signs - see BLDG PERFORMANCE BOND; CONSTRUCTION PLANS; IMPROVEMENTS. (a) Prior to the granting of final approval the subdivider shall have installed or shall have furnished a performance bond for the amount of the estimated construction cost of the ultimate installation of improvements listed and described herein. The performance bond or cash deposit submitted to the City shall assure the City that the subdivider, his heirs, successors and assigns, and their agent or servants, shall comply with all applicable terms, conditions, provisions and requirements of these Subdivision Regulations, and shall faithfully perform and complete the work of constructing and installing such facilities or improvements in accordance with these laws and regulations. Before the bond is accepted, it shall be approved by the proper administrative officials. The term of the bond shall extend twelve months beyond the completion date of the project. (b) The subdivider or developer shall submit a set of construction plans for the improvements of the road, street or alley, prepared by a registered professional engineer. The construction plans shall include the title of the plan, typical sections, the plan and profile view, cross sections, miscellaneous engineering details, and estimate of quantities. All typical sections and major engineering details to be used on any particular road, street, or alley shall be approved in advance by the City Engineer or his representative before completion of the plans. When the subdivider or developer submits for approval a construction plan for street improvements for a part of a proposed subdivision area, preliminary street grades and proposed drainage facilities for the entire subdivision area shall also be presented.

2 PLANNING AND ZONING CODE 140 (c) When deemed desirable, the City Engineer or his representative may require the construction or vacation of part or all of any intersecting roads, streets, or alleys in order to assure that no hardship or added expense is endured by abutting property owners. (d) All the required improvements shall be made in full compliance with the specifications for each of the various units of work as required by the City Engineers, according to the nature of the improvements. Upon final approval of the construction plans, two sets of the prints shall be required for the use of the City Engineer. (1980 Code ) MONUMENTS. (a) At the time of surveying and laying out a subdivision, the proprietor of the subdivision shall plant at the corner of the public ground or lot if there is one, and if there is none, then at the corner of one of the in-lots and at the corner of each out-lot, a good and sufficient stone of such size and dimensions and in such manner as the surveyor provided for under Ohio R.C directs, for a corner from which to make future surveys, and the point at which it may be found shall be designated on the plat. (b) The proprietor shall also set at least four permanent markers in each plot of ten lots or less, and not less than six permanent markers in each plat containing over ten lots. Iron pins shall be set at all lot corners. These permanent markers shall be of one-inch pipe or steel rods set in and running through a concrete block at least six inches in diameter and at least thirty inches long, and the bottom of the concrete shall be set at least thirty inches deep, below finished grade in the plat, and the points at which they may be found shall be designated on the plat. (c) The perimeter corners of the out-lot shall be concrete monuments of rectangular truncated prisms six inches by six inches at the top and eight inches by eight inches at the base and forty-eight inches long, with tops six inches above finish grade and carrying a permanently marked point in the top surface. (1980 Code ) UTILITY IMPROVEMENTS. (a) Water Lines. (1) Public water supply. Where public water supply is available as determined by the Planning and Zoning Commission, the subdivider or developer shall construct a system of water mains and connect with the public water supply and provide a connection for each lot. All new streets shall be improved with six-inch minimum water lines. However, the City Service Director at his discretion may require larger lines where necessary or desirable, in which case the excess cost of the larger lines shall be borne by the developer, subdivider or owner.

3 141 Improvements (2) Plans of proposed water distribution systems shall be submitted to the City Service Director one week in advance of a regularly scheduled meeting. All plans shall show pipe sizes, locations of valves and fire hydrants. Specifications of materials to be used shall accompany the plans. The installations shall be in conformity with the requirements of the Director. (3) Water distribution system plans shall bear the approval of the Director in a place provided for such on the plans before submission to Council for its approval. All water distribution system installation shall be inspected by the City Engineer or the Water Superintendent, or a delegated member of his staff. Notice shall be given the Water Superintendent three days in advance of the date of the installation to allow the Superintendent to make plans for the inspection. Under no circumstances is the water distribution system to be installed without an inspector of the City on the job. (4) Any area or subdivision of ten or more single-family housing units shall have a central water system and central sewerage system, approved by the Ohio Department of Health and accepted by Council. A. Test Wells. Where public water supply is not available, at least one test well shall be made in the area being platted for each 100 lots or each twenty-five acres of area, whichever is smaller. In cases where copies of the logs of existing wells located within the area being platted are available, this may be submitted in lieu of making test wells. Test wells shall be at least twenty-five feet in depth and shall produce safe potable drinking water at a rate of not less than five gallons per minute per family. A copy of the well log, which shall include the name and address of the well driller, shall be submitted with the plat to the Commission. B. Location and Construction of Individual Private Wells. Individual private wells shall be located at least twenty-five feet from property lines, seventy-five feet from all septic tanks, approximately 100 feet from all tile disposal fields and other sewage disposal facilities, ten feet from all cast iron sewer lines, and thirty feet from any vitrified sewer tile lines, and shall not be located within any floodplain. As a precaution against seepage, an approved watertight seal shall be provided around the pump mounting. All abandoned wells in a new subdivision shall be sealed in a manner that shall render them watertight as prescribed by the City Health Department. In all cases where it has been determined that individual water supplies from private wells are not feasible, a public water distribution system shall be required.

4 PLANNING AND ZONING CODE 142 C. Public Water Distribution Systems. Public wells and other public water distribution systems shall meet the requirements of the state as set forth in Ohio R.C. Chapter (b) Sanitary Sewers. (1) Sanitary sewers. If a subdivision can be reasonably served by the extension of an existing public sanitary sewer, as determined by the City Service Director, the subdivider or developer shall provide a system of sanitary sewer mains and lateral connections for each lot. Where a public sanitary sewer is not reasonably accessible, the subdivider, the owner or the developer may, with the approval of the Director, provide for a package plant for the group or each lot, provided that the systems are installed in accordance with State and County or local Board of Health requirements. Whenever main lines are installed, sewer and water shall be extended to property lines. Connections to public sanitary sewer lines shall be subject to the approval of and according to the specifications of the City Engineer. A. Eight-inch sewer lines shall normally be required, but the Director may at his discretion require larger lines where necessary or desirable in which case the excess cost of the larger lines shall be borne by the developer, subdivider or owner. B. Plans and profiles of sanitary sewers shall be submitted to the Director one week in advance of a regularly scheduled meeting. All grades, pipe sizes and manholes shall be shown, and the installation shall conform to the specification of the City Engineer. C. Sewer plans shall bear the approval of the Director and be inspected at the time of installation by the City Engineer or the Sewer Superintendent. Three days notice shall be given to the City official prior to the inspection. (2) Individual sewage disposal facilities. In the event the installation of individual disposal systems shall be considered, the absorption ability of the soil, surface drainage and topography shall be the criteria for determining whether or not the installation of individual septic tank disposal systems is permissible. A. At least one percolation test shall be made for each lot area being platted, and each test shall be located in close proximity to the proposed sewage disposal unit, be numbered, and its location shown on the plat. Tests shall be made by a recognized authority acceptable to the City Engineer.

5 143 Improvements B. The general types of soil encountered in making the tests and the depth of ground water, if found, shall be documented and submitted with the plat together with the actual percolation time of each test hole and the name and address of the registered engineer making the test and the dates on which they were made, or the registered surveyor or other qualified person acceptable to the City Health Department. (3) Percolation tests. All percolation tests shall be performed in accordance with these requirements of the County Board of Health. A. Method of Making Percolation Test. 1. Dig or bore holes approximately six to ten inches wide, straight sides to a minimum depth of thirty inches or a maximum depth of forty-eight inches. 2. Keep filling holes with water until ground becomes soaked and allow all water to seep away. Then fill holes with water to a depth of twelve inches. 3. Record the time, in minutes, required for the last six inches of water to completely seep away. Divide the time by six to obtain the average time for the water to fall one inch. 4. Size of tile disposal fields: Average Time Required for Water to Fall One Inch Lineal Feet of Tile Required as Shown by Type of Percolation Test Leaching 2 or less 3 to 4 5 to 6 (minutes) Soil Bedrooms Bedrooms Bedrooms Less than 10 Good Fair Poor Over 60 Leaching devices not permitted. B. The general types of soil encountered in making the test and the depth of ground water, if found, shall be documented and submitted with the plat together with the actual percolation time of each test hole and the names and addresses of the registered surveyor or engineer making the test as well as the dates on which they were made. C. Public Sewer Distribution Systems. Group sewage disposal systems shall meet the requirements of the State Department of Health as cited in Ohio R.C through

6 PLANNING AND ZONING CODE 144 (c) Drainage. (1) All necessary facilities, including underground pipe, inlets, catch basins or open drainage ditches shall be installed to provide for the adequate disposal of subsurface and surface water and maintenance of natural drainage courses. All storm drainage facilities within the subdivision shall connect to an adequate drainage outlet. A drainage plan shall be submitted simultaneously with the plat of any subdivision, showing the proposed scheme of surface drainage. (2) Plans and profiles of proposed storm sewers, showing also the finish grading plans specifying finish elevations of each lot, shall be presented to the City Engineer showing grades, pipe sizes, manholes and inlets, and material specifications shall be submitted to the City Engineer. Installation shall be in conformity with standards acceptable to the City Engineer. (3) Storm sewers and storm water. A storm drainage system that is adequate for an intensity of rain that may occur once in five years will be required to serve the need of the proposed new streets and the entire subdivision. No part of any storm sewer system shall have a minimum diameter of less than twelve inches. Where an adequate public storm sewer main is available at the plat boundary the subdivider shall construct a storm sewer to meet the above minimum specifications and connect with the storm sewer main. If the storm sewer systems are not accessible, adequate storm water drainage shall be provided either by natural drainage channels or by adequate storm sewer mains with easements of adequate width as approved by the City Engineer. Where a master plan of storm drainage exists for the City, the developer shall follow the recommendations of the City Engineer with regard to the proper method and direction of draining storm water in compliance with the master plan. (4) Culverts and bridges. When natural drainage channels intersect any street right-of-way, it shall be the responsibility of the subdivider to have satisfactory bridges and culverts designed and constructed. Where culverts are required the following minimum requirements shall be observed: A. A drainage ditch shall have at least 0.20 of a foot grade per 100 feet, or be otherwise approved. B. If the roadway ditch is in excess of two percent (2%), an approved type gutter using concrete, stone, sod or underground drainage shall be used, with sufficient inlets spaced so as to keep the volume of water at a low level. All culverts shall extend across the entire right-of-way width of the proposed road. The cover over the culvert and its capacity shall be approved by the City Engineer. The minimum diameter of a culvert pipe shall be twelve inches. Head walls, depending on existing drainage conditions, may be required.

7 145 Improvements C. Driveway culverts shall have a minimum length of twenty feet. Driveway culverts shall be reinforced concrete pipe or its equivalent with scaled joints having a diameter of not less than twelve inches. When special drainage designs are necessary, such as masonry or concrete structures, the designs in detail shall be submitted to the City Engineer Department for approval in advance of the completion of the construction plans. The driveway culverts shall be laid so as to maintain the flow line of the ditch or gutter. Head walls may be required. D. All trenches for water lines, sewers and utilities, within the pavement or driveway areas shall be backfilled with grit to a point within a minimum of six inches of the subgrade and to a point three feet outside the pavement edge or three feet back of the curb, if curb is used. (d) Other Utilities. (1) For the purposes of this section, "temporary overhead service" means: A. That service which is necessary for immediate public convenience; B. That service which, in order to reach a new subdivision, commercial or industrial use shall be extended from existing overhead service through undeveloped parcels of land not included in the subdivision, commercial or industrial use. (2) Electrical service, gas lines and other utilities including street lighting and television cable shall be provided within each subdivision. Wherever such facilities are reasonable, accessible and available, they may be required to be installed in the area prior to the approval of the final plat. (3) The installation, construction and expansion of electric, telephone, cable television and street lighting shall generally be placed underground in accordance with the general provisions for utility services, Chapter 941, subject to the following exceptions. A. Transmission lines are exempted from the provisions of this section. Transmission lines are defined as those lines constructed between generating stations and substations. B. For the standard underground utility installation, that equipment typically placed above ground such as transformers and switches affixed on the ground shall be exempt from the provisions of this section. C. Temporary overhead services of electric and telephone utilities shall be allowed provided that all electric, telephone and cable telephone services intended to remain as permanent services within and adjacent to new subdivisions, commercial and industrial uses shall be underground.

8 PLANNING AND ZONING CODE 146 D. The owner or developer of new subdivisions, commercial or industrial uses shall offer an easement for television cable and television cable equipment within the easement shown on the plat for electric and telephone utilities. The easement shall be granted at no expense to the television cable operator. The providers of electric, telephone and cable television services are encouraged to inform the Planning and Zoning Commission as to the nature and location of their services and plans for increasing service capacity. E. With sufficient evidence showing that a hardship of the land makes underground installation of wires and cables prohibitively expensive or, that other circumstances exist that could negatively impact the general welfare if the requirements of this section were strictly applied, the Director of Public Service may for merit, vary or modify these provisions providing the public welfare and interest of the City are thoroughly protected. The Director shall give five days advance notice of intention to allow or deny modification to both the Chairman of the Commission and the applicant. In the event either party takes exception with the grant or denial of any modification, they shall so indicate in writing to the Chairman of the Board of Zoning Appeals within five days of such written notice being given to them. No modification shall then be allowed until the application is decided by the Board STREET IMPROVEMENTS. (a) All streets and thoroughfares shall be graded to their full width, including side slopes, and improved in accordance with the standards outlined or referred to in this section. (b) The subdivider or developer shall present on tracing cloth or paper using India or equal quality ink, a plan and profile of each street road grades and drainage structure showing proposed typical centerline sections on a horizontal scale of one inch to fifty feet or larger and a vertical scale of one inch to ten feet or one inch to five feet at a scale of one inch equals thirty feet. (c) Width of Pavement. The width of pavement shall vary depending upon the character of the development served and the amount of traffic expected to utilize the street. The following are the minimum street pavement widths:

9 147 Improvements Type of Street Major streets and highways Width of Pavement (feet) Variable (see note 1) Collector streets and industrial service roads 38 Local streets serving medium (8 families per net acre or more) density development and commercial areas 38 Local streets serving low density (1 to 7 families per net acre) 28 Local streets serving low density suburban development (3 families per net acre or less) Average lot size is 40,000 sq. ft. or greater 20 Alleys 20 (Note 1: To conform to applicable cross sections of major highway plan, as determined by the City Planning and Zoning Commission and City Engineer.) In certain instances, especially where a commercial area or multi-family areas are involved and no off-street parking facilities are provided and no parking is permitted on the street at any time, a parking lane at least eight feet wide on each side of the street and paved to the satisfaction of and in accordance with the specifications approved by the City Engineer may be required in addition to the necessary number of lanes for moving traffic. Where pavement widths greater than those specified above are necessary, provisions for width shall be discussed with the public officials having jurisdiction over the planning and construction of public ways to determine whether or not public expenditures for the additional width can or should be made simultaneously with the subdivider's improvement program. (d) Subgrade. The subgrade shall be free of sod, vegetation matter, soft spots or other similar material. Where poor subsurface drainage conditions exist, adequate drainage shall be installed. The subgrade shall be constructed in accordance with the provisions of Chapter 913. Subbase grade tolerance shall be not more than one inch in sixteen feet. Subbase construction shall be subject to the approval of the City Engineer. (e) Base Course. The base course shall be constructed in accordance with the provisions of Chapter 913. (f) Surface Course. Surfaces of all new streets shall be graded to provide suitable finish grades for pavements or other surfaces, and centerline gradients shall be suitable to provide adequate surface drainage and reasonable safety for traffic. The surface course shall be constructed in accordance with the provisions of Chapter 913.

10 PLANNING AND ZONING CODE 148 (g) Curbs and Gutters. The requirement of curbs or curbs and gutters shall vary in accordance with the character of the area and the density of development involved. In urban or suburban areas curbs are necessary to control storm water runoff and to clearly define driving and parking areas. (1) Curbs shall be required on all streets designed to serve areas where the existing or anticipated net residential density of the area surrounding the proposed subdivision equals or exceeds one family per net acre. (2) Where residential lot frontages are less than eighty-five feet in commercial developments, or where other similiar intensive urban uses exist or are anticipated, curbs shall ordinarily be required. The installation of curbs may be required on major or minor highways if such construction is deemed necessary for public safety. (3) Where curbs exist on abutting properties their extension shall ordinarily be required throughout the proposed subdivision. (4) Curbs shall be constructed in accordance with the provisions of Chapter 913. (5) Curbs may be of the wall-type or may be combined with gutters built of concrete. Curbs, combined curbs and gutters, and graded gutters shall be constructed in conformance with the current Construction and Material Specifications of the Department of Transportation, State of Ohio, as they pertain to this type of improvement DRIVEWAYS. The maximum grade on driveways shall not exceed ten percent (10%). Driveway pipe shall be reinforced concrete pipe or equal with minimum diameter of twelve inches and a minimum length of twenty feet. The subdivider or developer shall place approved drainage structures under intersecting roads, drives, lanes or property entrances and at other locations where required SIDEWALKS. Concrete sidewalks shall be installed in accordance with Chapter STREET NAME SIGNS. Street name signs of a type similar to those in use throughout the City shall be erected by the developer at all intersections STREET LIGHTING. Plans for street lights, if any, shall be submitted to the City Engineer for approval. A separate plat shall be submitted showing the location of street lighting equipment together with a drawing of the equipment to be used, manufacturer's name and number, all electrical specifications, and the type of suspensions to be

11 149 Improvements used. Candle power of street lights in residential areas shall be in the range from 0.2 candle power to 0.3 candle power. Exposed bulbs are acceptable in all residential areas when provided with a polished metal surface and designed to illuminate a specific area or in a specific pattern as opposed to indiscriminate illuminations and haphazard patterns of illumination. Theoretical area of illumination shall be shown as a defined area on the street lighting plat IMPROVEMENTS BOND. The improvements and standards described in this chapter and Chapter 1183 have been adopted by Council, and no final subdivision shall be approved unless the improvements listed in the sections of these regulations have been satisfactorily completed prior to such approval, or the subdivider files with Council a surety bond or a cashier's or certified check for the estimated amount of construction cost which shall be approved by the City Engineer, guaranteeing to the City that such improvements shall be constructed and completed in a satisfactory manner and within a period specified by the City Engineer, but this period shall not exceed one year beyond completion. The bond or checks shall be approved by the Solicitor and shall be made payable to and enforceable by the City. Upon satisfactory completion of the improvements and approval of them in writing by the City Engineer, and with the presentation of letters of certification of payment in full of all contractors, subcontractors, suppliers of material, engineers and surveyors, and all inspection fees or other fees incurred by the installation of the improvements by the subdivider, the bonds may be released in writing by the City Clerk and may be returned to the developer MAINTENANCE AND OPERATION. Where the subdivision contains sewers, sewage treatment plants, 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 or benefit and which are of such character that the City or other public agency does not desire to maintain them, provisions shall be made by trust agreements, which are a part of the deed restrictions and which are acceptable to Council for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivision CONSTRUCTION DRAWINGS; SPECIFICATIONS; INSPECTIONS. (a) Construction Drawings. Upon approval and acceptance of the improvements, the original construction drawings shall become the property of the City and shall be on file in the office of the City Engineer. (b) Specifications, Supervision and Inspection. The specifications of the City shall in all respects govern all construction work. The work shall be done under City supervision and inspection. It shall be completed within the time fixed or agreed upon by the City Engineer.

12 PLANNING AND ZONING CODE 150 (c) Inspection Costs. The cost of City inspection of public improvements, site grading and site erosion control shall be paid by the applicant prior to City approval of any construction activity. The amount of the inspection fee shall be calculated at eight percent (8%) of the estimated cost of construction of public improvements, site grading and erosion control. The applicant shall submit for review and approval an estimate of said improvements to the City Engineer, who shall approve said cost estimate prior to approval on construction documents. Said fees shall be non-reimbursable to the applicant. (d) Plan Review Costs. The cost of City review of construction documents and calculations for public improvements, site grading and site erosion control shall be paid by the applicant prior to City approval of any construction documents. The amount of the plan review fee shall be calculated at six percent (6%) of the estimated cost of construction of public improvements, site grading and erosion control. The applicant shall submit for review and approval an estimate of said improvements to the City Engineer, who shall approve said cost estimate prior to approval on construction documents. Said fees shall be non-reimbursable to the applicant. (Ord Passed )