CODIFIED ORDINANCES OF WAKEMAN
PART ELEVEN - PLANNING AND ZONING CODE
TITLE ONE - Subdivision Regulations
Chap. 1101. General Provisions.
Chap. 1103. Minor Subdivision Approval.
Chap. 1105. Major Subdivision Approval.
Chap. 1107. Subdivision Standards.
Chap. 1109. Requirements for Construction of Improvements.
Chap. 1111. Planned Unit Development.
Chap. 1113. Revisions; Enforcement; Penalty.
Appendix - Subdivision Forms.
TITLE THREE - Zoning Ordinance
Chap. 1121. Purpose; Title; Authority.
Chap. 1123. Definitions.
Chap. 1125. Districts Established; Map.
Chap. 1127. General Regulations.
Chap. 1129. Amendments.
Chap. 1131. Use, Height and Area Regulations.
Chap. 1133. Administration and Enforcement; Penalty.
Chap. 1135. Planning Commission.
Chap. 1137. Board of Zoning Appeals.
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CODIFIED ORDINANCES OF WAKEMAN
PART ELEVEN - PLANNING AND ZONING CODE
TITLE ONE - Subdivision Regulations
Chap. 1101. General Provisions.
Chap. 1103. Minor Subdivision Approval.
Chap. 1105. Major Subdivision Approval.
Chap. 1107. Subdivision Standards.
Chap. 1109. Requirements for Construction of Improvements.
Chap. 1111. Planned Unit Development.
Chap. 1113. Revisions; Enforcement; Penalty.
Appendix - Subdivision Forms.
CHAPTER 1101
General Provisions
1101.01Title.
1101.02Purpose.
1101.03Administration.
1101.04Jurisdiction.
1101.05Relation to other laws.
1101.06Amendments.
1101.07Separability.
1101.08Definitions.
1101.01 TITLE.
These regulations shall be known and may be cited and referred to as the Subdivision Regulations of Village of Wakeman, Ohio, and shall hereinafter be referred to as this Title One.
(Ord. 2000-0-02. Passed 1-24-00.)
1101.02 PLANNING AND ZONING CODE 4
1101.02 PURPOSE.
(a)The purpose of this Title One of Part Eleven - Planning and Zoning Code is to regulate and control the subdivision of land within the Village.
(b)This Title One is intended to:
(1)Promote the proper arrangement of streets and lots, safe and convenient vehicular traffic and pedestrian circulation, and adequate access for services and emergency vehicles;
(2)Plan for the provision of adequate and convenient recreations and open space areas, and other public facilities.
(3)Insure the adequate provision for water, drainage, and sanitary sewer facilities, and other health requirements.
(4)Provide for the orderly development of land to obtain an overall harmonious and stable community environment.
(5)Coordinate land development in accordance with applicable zoning resolutions, and other regulations of the Village and Huron County.
(6)Manage the natural resource base for present and future use on a sustained basis. (Ord. 2000-0-02. Passed 1-24-00.)
1101.03 ADMINISTRATION.
Title One shall be administered by the Village Planning Commission as authorized by the Ohio Revised Code. (Ord. 2000-0-02. Passed 1-24-00.)
1101.04 JURISDICTION.
Title One shall apply to, all subdivisions hereinafter made of all land in the Village.
(Ord. 2000-0-02. Passed 1-24-00.)
1101.05 RELATION TO OTHER LAWS.
The provisions of Title One shall supplement any and all laws of the State of Ohio, resolutions by the county, or any and all rules and regulations promulgated by authority of such law or resolution relation to the purpose and scope of this Title One. Whenever, the requirements of this Title One are at variance with the requirements of other lawfully adopted rules, regulations, ordinances, or resolutions, the most restrictive or that imposing the highest standard shall govern. This Title One shall be interpreted as minimum requirements.
(Ord. 2000-0-02. Passed 1-24-00.)
1101.06 AMENDMENTS.
Title One may be amended after public hearings and other requirements as required by the Ohio Revised Code. (Ord. 2000-0-02. Passed 1-24-00.)
1101.07 SEPARABILITY.
If, for any reason, any clause, sentence, paragraph, section, or other part of Title One should be decided by a court of competent jurisdiction to be invalid, such judgment shall not affect the validity of Title One as a whole, or any part thereof, other than that part so held to be invalid.
(Ord. 2000-0-02. Passed 1-24-00.)
5 General Provisions 1101.08
1101.08 DEFINITIONS.
For this purpose of Title One, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
(a)Block means the property abutting one side of a street and lying between the two nearest intersecting streets, or between the nearest such street, between any of the foregoing, unsubdivided acreage, and any barrier to the continuity of the foregoing.
(b)Commission means the Village of Wakeman Planning Commission.
(c)Comprehensive or regional development plan means a plan or any portion thereof adopted by the Village of Wakeman Planning Commission, the Huron County Regional Planning Commission and the Board of County Commissioners showing the general location and extent of present and proposed physical facilities including housing, industrial and commercial uses, major streets, parks, schools, and other community facilities. This plan establishes the goals, objectives and policies of the village and the county.
(d)County means Huron County, Ohio.
(e)Covenant means a written promise or pledge.
(f)Crosswalk means a public right-of-way which cuts across a block in order to provide pedestrian access to adjacent streets or properties.
(g)Culvert means a transverse drain that channels under a street or driveway.
(h)Dwelling unit means space within a building comprising living, dining, sleeping room or rooms, storage closets, as well as space and equipment for cooking; bathing; and toilet facilities, all used by only one family and its household employees.
(i)Easement means authorization by a property owner for the use by another, and for a specified purpose, of any designated part of his property.
(j)Engineer means any person registered to practice professional engineering by the State Board of Registration as specified in Ohio R.C. 4733.14.
(k)Floodplain means any lands susceptible to be inundated by water from the base flood, as used this Title One, the term refers to that area designated as subject to flooding from the base flood (100 year flood) on the Flood Boundary and Floodway Map prepared by the U.S. Department of Housing and Urban Development, a copy of which is on file in the Planning Department.
(l)Floodway means the channel of the watercourse and those portions of the adjoining flood plains which are required to convey the regional flood.
(m)Floodway fringe means the area within the regulatory flood plain that is outside the floodway and acts as backwater storage area.
(n)Improvements means street pavement or resurfacing, curbs, gutters, sidewalks, water lines, sewer lines, storm drains, street lights, flood control and drainage facilities, utility lines, landscaping, and other related matters normally associated with the development of raw land into building sites.
(o)Letter of credit means an engagement by a bank or other person made at the request of the Village Planning Commission, and of a kind within the scope of Ohio R.C. 1305.02, that the issuer will honor drafts or other demands for payment upon compliance with the conditions specified in the credit. The engagement may be either an agreement to honor or a statement that the bank or other person is authorized to honor.
1101.08 PLANNING AND ZONING CODE 6
(p)Lot means a parcel of land of sufficient size to meet minimum zoning requirements and to provide such yards and other open spaces as are herein required. Such lot shall have frontage on an improved public street:
(1)A single lot of record;
(2)A portion of a lot record; or
(3)A combination of complete lots of record, of complete lots of record and portions of lots of record, or of portions of lots of records. The word lot includes the words plot or parcel.
(q)Lot area means the area of a lot is computed exclusive of any portion of the right-of-way of any public or private street.
(r)Lot depth means the mean horizontal distance between the front and rear lines of a lot.
(s)Lot frontage means the width of the lot at the street right-of-way.
(t)Lot of record means a lot which is part of a subdivision recorded in the Office of the County Recorder, or a lot or parcel described by metes and bounds, the description of which has been so recorded.
(u)Lot types.Terminology used in this Title One with reference to corner lots, interior lots and through lots is as follows:
(1)Corner lot means a lot located at the intersection of two or more streets. A lot abutting on a curved street shall be considered a corner lot if straight line drawn from the foremost points of the side lot lines to the foremost point of the lot meet at an interior angle of less than 135 degrees
(2)Interior lot means a lot with frontage on only one street
(3)Reversed frontage lot means a lot on which frontage is at right angles to the general pattern in the area. A reversed frontage lot may also be a corner lot.
(4)Through lot means a lot other than a corner lot with frontage on more than one street. Through lots abutting two streets may be referred to as double frontage lots.
(v)Major Thoroughfare Plan means the official Huron County Major Thoroughfare Plan adopted by the Huron County Regional Planning Commission, the Village Planning Commission and the Board of County Commissioners and any amendments properly adopted thereto indicating the general location and pattern recommended for thoroughfares within the County.
(w)May is a permissive requirement
(x)Minor subdivision means a division of a parcel of land that does not require a plat to be approved by a planning authority according to Ohio R.C. 711.131.
(y)Monuments means permanent concrete or iron markers used to establish definitely all lines of a plat of subdivision, including all lot corners, boundary line corners, and points of change in street alignment.
(z)Open space means an area open to the sky which may be on the same lot with a building. The area may include, along with the natural environmental features, swimming pools, tennis courts, any other recreational facilities that the planning commission deems permissive. Streets, structures for habitation, and the like shall not be included.
(aa)Original parcel means that contiguous land under the same ownership as recorded in the Countys Recorders Office at the passage of this Title One on March 13, 2000.
(bb)Parcel means any piece of land described by a current deed.
7 General Provisions 1101.08
(cc)Performance bond or surety bond means an agreement by a subdivider or developer with the village for the amount of the estimated construction cost guaranteeing the completion of physical improvements according to plans and specifications within the time prescribed by the subdividers agreement.
(dd)Person includes a firm, association, organization, partnership, trust, company or corporation.
(ee)Planned Unit Development means an area of land in which a variety of housing types or related commercial and industrial facilities are accommodated in a preplanned environment under more flexible standards such as lot sizes and setbacks other than regulations. The procedure for approval of such development contains requirements in addition to those of the standards subdivision, such as building design principles and landscaping plans.
(ff)Plat means a map or drawing showing the plan of subdivision of a tract or parcel of land.
(1)Preliminary plan means the map or set of maps which presents the proposed subdivision design, along with all of the information required in this chapter which enables the Commission to accurately review the proposal. Approval of the preliminary plan entitles the subdivider to prepare a final plat for construction and recording of the subdivision.
(2)Final plat means the map or set of maps which presents all data required by this Title One and bears substantial conformance to the Preliminary Plan. When approved, said plat is signed by the Commission and other appropriate officials or agencies and is recorded by the County Recorder as a permanent record as defined in the Huron County Flood Damage Prevention and Flood Plan Building Regulations.
(gg)Public way means an alley, avenue, boulevard, bridge, channel, ditch, easement, expressway, freeway, highway, parkway, right-of-way, road, sidewalk, street, subway, tunnel, viaduct, land, walk, or other ways in which the general public or a public entity has a right or which are dedicated thus, whether improved or not.
(hh)Regional flood means a flood having an average frequency of occurrence on the order of once in 100 years, although the flood may occur in any year.
(ii)Regulatory flood plain means a body of water and adjoining areas which have been or hereafter may be covered by the regional flood.
(jj)Right of way means a strip of land taken or dedicated for use as a public or private way. In addition, it normally incorporates the curbs, lawn strips, sidewalk, lighting, and drainage facilities, and may also include special features required, such as landscaped area, viaducts and bridges.
(kk)Roadway means that portion of a highway, including shoulders, for vehicle use.
(ll)Setback line means a line established by this chapter or the zoning resolution, generally parallel to and measured from the lot line, defining the area in which no building, other accessory building, or structure may be located above ground, except as may be provided in said codes.
(mm)Sewers, central or group means a sewage disposal system approved by the Village of Wakeman which provides a collection network and disposal system and central sewage treatment facility for a single development, community, or region.
(nn)Sewers, onsite means a septic tank or similar installation on an individual lot serve and individual dwelling which utilizes physical and bacteriologic processes for the treatment of sewage and provides for the proper and safe disposal or discharge of the effluent, subject to the approval of the Village of Wakeman.
1101.08 PLANNING AND ZONING CODE 8
(oo)Shall is a mandatory requirement.
(pp)Should is a preferred requirement.
(qq)Subdivider means any individual, developer, firm, association, syndicate, partnership, corporation, trust, or any other legal entity commencing proceeding under this chapter to affect a subdivision of land hereunder for himself or for another.
(rr)Subdivision means:
(1)The division of any parcel of land shown as a unit or as contiguous units on the preceding tax roll, into two or more parcels, sites or lots any one of which is less than five acres, for the purpose, whether immediate or future, of transfer of ownership, provided, however, that the division or partition of land into parcels of land into parcels of more than five acres each not involving any new street or easements of access, and the sale or exchange does not create additional building sites, shall be exempt; or
(2)The improvement of one or more parcels of land for residential, commercial or industrial structures involving the division or allocation of land for the opening, widening, or extension of any street or streets except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants, or lease holders, or as easements for the extension and maintenance of public sewer, water, storm drainage, or other facilities.
(ss)Surveyor means any person registered to practice surveying by the State Board of Registration, as specified in Ohio R.C. 4733.14.
(tt)Thoroughfare, route, street, or road means the full width between property lines bounding every public way of whatever nature, with a part thereof to be used for vehicular traffic and designed as follows:
(1)Local collector street means a street or road providing for traffic movement between arterial streets or routes and residential streets. Local collectors provided for the internal traffic movement within residential subdivisions.
(2)Major thoroughfare means a highway for through traffic usually on a continuous route. Provides for through traffic movement primarily between areas in the village. Secondary routes connect all important industrial, business, and residential areas in the county.
(3)Residential street means a street or road primarily providing access to abutting property.
(4)Secondary thoroughfare means a street or road providing traffic movement between collector streets and routes
(5)Special streets.
A.Alley means a minor street used primarily for vehicle services access to the back or side or properties abutting on another street.
B.Cul-de-sac means a street of relatively short length with one end open to traffic and the other end terminating in a vehicle turnaround.
C.Dead-end street means a street temporarily having only one outlet for vehicular traffic and intended to be extended or continued in the future.
9 General Provisions 1101.08
D.Loop street means a type of local street, each end of which terminates at an intersection with the same arterial or collector street, and whose principal radius points of the 180 degree system of turns are not more than 1000 feet from said arterial or collector street, nor normally more than 600 feet from each other.
E.Marginal access street means a street parallel and adjacent to an arterial or collector street, providing access to abutting properties and protection from arterial or collector streets.
(uu)Use or occupied includes the words intended, designed, or arranged to be used or occupied.
(vv)Variance means a modification of the strict terms of the relevant regulation where such modification will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of the action of the applicant, a literal enforcement of the regulations would result in a practical difficulty.
(ww)Vicinity map means a drawing located on the plat which sets forth by dimensions or other means, the relationship of the proposed subdivision or use to other nearby developments or landmarks and community facilities and services within the village in order to better locate and orient the area in question.
(xx)Yard means a required open space other than a court unoccupied and unobstructed by any structure or portion of a structure from three feet above the general ground level of the graded lot upward, provided accessories, ornaments, and furniture may be permitted in any yard, subject to height limitations and requirements limiting obstruction or visibility.
(1)Yard, front means a yard extending between side lot lines across the front of a lot and from the lot line to the front of the principal building.
(2)Yard, rear means a yard extending between side lot lines across the rear of a lot and from the rear lot line to the rear of the principal building.
(3)Yard, side means a yard extending from the principal building to the side lot line on both sides of the principal building between the lines establishing the front and rear yard. (Ord. 2000-0-02. Passed 1-24-00.)
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CHAPTER 1103
Minor Subdivision Approval
1103.01Outline of procedure.1103.02Submission requirements.
1103.01 OUTLINE OF PROCEDURE.
Whenever a division of a parcel of land shown as a unit on the last preceding tax roll (duplicate) is proposed along an existing public street not involving the opening, widening, or extension of any street or road, and involving no more than five lots, the said division shall be submitted to the Commission for action without a plat. If the Commission is satisfied that such proposed division is not contrary to applicable platting, subdividing, or zoning regulations, it shall within 60 days after submission approve such proposed division. On presentation of a conveyance of said parcel, the same shall be stamped Approved, Wakeman Village Planning Commission and signed by a member of the Commission. (Ord. 2000-0-02. Passed 1-24-00.)
1103.02 SUBMISSION REQUIREMENTS.
(a)An affidavit form shall be obtained from the Village Planning Commission.
(b)A Survey shall be prepared as outlined in affidavit form.
(c)The seller shall sign and notarize affidavit.
(d)The Planning Commission Review Board shall be requested to check lot for
conformity with zoning resolution and sign the form, if approved.
(e)An affidavit for, signed deed (completely executed), and two copies of survey
(sketch) shall be brought to the Planning Office.
(f)There is a twenty-five dollar ($25.00) processing fee for each deed and the check should accompany the document at the time of submission.
(Ord. 2000-0-02. Passed 1-24-00.)
13
CHAPTER 1105
Major Subdivision Approval
1105.01Informal consultation.
1105.02Preliminary plan required.
1105.03Preliminary plan form.
1105.04Preliminary plan contents.
1105.05Supplementary information.
1105.06Filing of the preliminary plan.
1105.07Review and approval of
preliminary plan.
1105.08Approval period.
1105.09Final plat required.
1105.10Application for approval of
final plat.
1105.11Regulation governing
improvement.
1105.12Final plat form.
1105.13Final plat contents.
1105.14Certificate of approval.
1105.15Filing of the final plat.
1105.16Review and approval of
final plat.
1105.17Transmittal of copies.
1105.18Replats, subdivision vacations,
plat of streets, open spaces
and easements for public
utilities.
1105.01 INFORMAL CONSULTATION.
Prior to the preparation of the preliminary plan of a subdivision, the subdivider or his agent may consult informally with the Planning commission, and the Huron County Regional Planning staff in order to familiarize himself with the Subdivision Regulations.
(Ord. 2000-0-02. Passed 1-24-00.)
1105.02 PRELIMINARY PLAN REQUIRED.
The subdivider shall submit nine copies of the preliminary plan of the proposed subdivision which shall conform to all requirements established in Section 1105.04, inclusive of this chapter. The preliminary plan shall not serve as a record plat; its purpose shall be to display the proposal in its proper context and, thus, enable the Commission to determine its merit based upon aspects of proper planning and the public welfare and interest.
(Ord. 2000-0-02. Passed 1-24-00.)
1105.03 PRELIMINARY PLAN FORM.
The preliminary plan shall be drawn on one or more sheets 22 inches by 32 inches size at a scale of not less than 100 feet to the inch. No ditto marks shall be used.
(Ord. 2000-0-02. Passed 1-24-00.)
1105.04 PLANNING AND ZONING CODE 14
1105.04 PRELIMINARY PLAN CONTENTS.
The preliminary plan, shall contain the following information:
(a)Proposed name of the subdivision which shall not duplicate or closely approximate the name of any other subdivision, street or business in the Village;
(b)Location by section (or great lot or tract), Village, Range, County and State;
(c)Names, addresses and telephone numbers of the owner(s), subdivider(s), and the surveyor(s), who prepared the plan, and appropriate registration numbers and seals;
(d)Date of survey, scale of plat, north point;
(e)A legible vicinity map shall be provided which indicates the relationship of the subdivision to its surrounding. This map shall display all existing subdivisions, roads, tract lines, and the nearest existing thoroughfares;
(f)Boundaries of the subdivision, amount of acreage in lots, streets, open spaces, etc., and the total acreage;
(g)Names of adjacent subdivisions, owners of adjoining parcels of unsubdivided land and boundary lines of said contiguous properties;
(h)Locations, widths, centerlines, and names of all existing or platted streets, public or private, utility rights-of way, easements, parks, permanent buildings and location of wooded areas and other significant topographic and natural features within adjacent to the plat;
(i)Zoning classification of the tract and adjoining properties and a description of proposed zoning changes, if any;
(j)Existing contours at an interval of not more than two feet;
(k)Location of existing sewers, drainage tile, water mains, culverts, or other underground utilities within the tract or adjacent thereto, with pipe sizes, depth, and grade indicated; also location of existing and proposed easements;
(l)Location, names and dimensions of existing and proposed streets, alleys, crosswalks, and other easements. Names shall not duplicate any existing street name in the Village of Wakeman;
(m)All building setback lines with dimensions shown graphically along all streets;
(n)Location and dimensions of all proposed utility and sewer lines (including easements), showing their connections with existing systems.
(o)The connection to available central facilities shall be mandatory;
(p)Soils information including soil types, locations and engineering properties related to intended uses should be identified on the plat for existing soils or proposed fill source. In addition, soil capabilities and limitations for the intended land use shall appear. This information can be obtained at no charge from the Huron County Soil and Water Conservation District;
(q)Layout, numbers and approximate dimensions of each lot;
(r)Parcels of land in acres to be reserved for public use or to be reserved by covenant for residents of the subdivision; and;
(s)High water levels in vicinities of lakes, streams, ponds and other natural bodies of water;
(t)Completions of the checklist as 2 of the Appendix following this Title One and available from the Commission will assist the subdivider in meeting the preliminary plan information. (Ord. 2000-0-02. Passed 1-24-00.)
15 Major Subdivision Approval 1105.06
1105.05 SUPPLEMENTARY INFORMATION.
(a)The following information shall be supplied in addition to the requirements in Section 1105.04:
(1)Statement of proposed use of lot, giving types and number of dwelling units and type of business or industry;
(2)Location and approximate dimensions of all existing buildings;
(3)A conceptual plan for commercial and industrial development showing the locations, dimensions, and approximate grade of proposed parking and loading areas, alleys, pedestrian walk-ways, streets, and the points of vehicular ingress and egress to the development; and
(4)Description of proposed covenants and restrictions;
(b)The subdivider must submit a narrative and where needed a drainage plan which will meet the following standards for drainage and storm water management:
(1)To the extent practicable, all developments shall conform to the natural contours of the land and natural pre-existing man-made drainage ways shall remain undisturbed.
(2)To the extent practicable, lot boundaries shall be made to coincide with natural and pre-existing man-made drainage ways within subdivisions to avoid the creation of lots that can be built upon only by altering such drainage ways.
(3)All developments shall be provided with a drainage system that is adequate to prevent the undue retention of surface water on the development site. Surface water shall not be regarded as unduly retained if;
A.The retention results from a technique, practice or devise deliberately installed as part of an approved sedimentation or storm water runoff control plan; or
B.The retention is not substantially different in location or degree than that experienced by the development site in its pre-development stage, unless such retention presents a danger to health or safety.
(4)All developments shall be constructed and maintained so that adjacent properties are not unreasonably burdened with surface waters as a result of such developments. More specifically:
A.No development may be constructed or maintained so that such a development unreasonably impedes the natural flow of waters.
B.No development may be constructed or maintained so that surface water from such development are unreasonably collected and channeled onto lower adjacent properties at such locations or at such volumes are to cause substantial damage to such lower adjacent properties. (Ord. 2000-0-02. Passed 1-24-00.)
1105.06 FILING OF THE PRELIMINARY PLAN.
The application for a preliminary plan approval shall be considered officially filed on the day it is received by the Commission and shall be so dated. The application shall include the preliminary plan, the preliminary plan questionnaire and the application form for preliminary plan approval. The Commission staff shall notify the subdivider of any additional data required and Commission action may be delayed until said data is received. Filing shall be at least fourteen days prior to the Commission meeting at which the plan is to be reviewed. Any plat received less than fourteen days prior to the Commission meeting shall be discussed at the succeeding Commission meeting. A fee, as specified in the Section 1113.06, shall be required for the filing of the preliminary plan. (Ord. 2000-0-02. Passed 1-24-00.)
1105.07 PLANNING AND ZONING CODE 16
1105.07 REVIEW AND APPROVAL OF PRELIMINARY PLAN.
(a)The Village Planning Commission shall forward copies of the preliminary
plan to the consulting engineer and other officials and agencies as may e necessary for the purpose of study and recommendation.
(b)The subdivider, or his agent, may be required to meet with certain agencies
and the Commission staff to discuss pertinent problems. All corrections or clarification agreed upon during such meetings shall be incorporated either in the preliminary plan drawing or in subsequent plans as approved by the Commission. (Ord. 2000-0-02. Passed 1-24-00.)
1105.08 APPROVAL PERIOD.
The approval or conditional approval of the preliminary plan shall be effective for a maximum period of twenty-four months from date of approval or conditional approval and shall guarantee that the terms under which the approval was granted will not be affected by changes to this chapter. The subdivider may submit a request in writing for extension of this approval to the Village Planning Commission. (Ord. 2000-0-04. Passed 1-24-00.)
1105.09 FINAL PLAT REQUIRED.
The subdivider, having received the approval of the preliminary plan from the Village Planning Commission, shall submit the final plat of the subdivision along with the required drawings and specifications of improvements. Said final plat shall incorporate all changes in the preliminary plan as required by the Commission. Otherwise, it shall conform to the preliminary plan; and it shall constitute only that portion of the approved preliminary plan which the subdivider proposes to record and develop at the time. The final plat shall be prepared by a qualified registered surveyor and the construction improvements by a qualified registered engineer.
(Ord. 2000-0-02. Passed 1-24-00.)
1105.10 APPLICATION FOR APPROVAL OF FINAL PLAT.
An application for approval of the final plat, together with nine copies of the plat and the supplementary information specified hereinafter, shall be submitted to the Commission.
(Ord. 2000-0-02. Passed 1-24-00.)
1105.11 REGULATION GOVERNING IMPROVEMENT.
(a)The final plat drawings shall be prepared by a registered surveyor and specifications
of improvements shall be a set of construction and utility plans prepared by a registered engineer. Said plans shall be submitted to the responsible officials and agencies as outlined in Section 1107.01 through 1107.22.
(b)Prior to the granting of approval of the final plat, the subdivider shall have installed
the required improvements or shall have furnished a performance guarantee for the ultimate installation of said improvements.
The requirements, approval and length of term for the performance guarantee shall
be administered by the appropriate Village official, as established by Section 1109.22.
(Ord. 2000-0-02. Passed 1-24-00.)
17 Major Subdivision Approval 1105.14
1105.12 FINAL PLAT FORM.
The final plat shall be legibly prepared in water proof ink, mylar or other material of equal permanence. It shall be drawn at a scale of not less than 100 feet to the inch and shall be one or more sheets 22" X 32" in size, with border and 1 binding left edge. If more than one sheet is needed, each sheet shall be numbered and the relation of one sheet to another clearly shown. No ditto marks or abbreviations shall be used on the plat. (Ord. 2000-0-02. Passed 1-24-00.)
1105.13 FINAL PLAT CONTENTS.
The final plat shall contain the following information:
(a)Name of the subdivision, location by section (or great lot), County and State;
(b)Date, north point and acreage;
(c)Name and address of the subdivider, the professional engineer who prepared the improvement plans, and the registered surveyor who prepared the plat and the appropriate registration numbers and seals;
(d)Center lines of streets and rights-of-way of streets, alleys, easements with accurate dimensions, bearings, or deflection angles and radii, arcs and central angles of all curves. Linear dimensions shall be expressed by bearings and distances in feet and hundredths thereof. All dimensions, both linear and angular, are to be determined by an accurate control survey in the field which must balance and close within the limit of the minimum standards of the Ohio R.C. 4733.37;
(e)Names of existing and proposed streets or other rights-of-way;
(f)Location and purpose of easements;
(g)Number to identify each lot, site or block. All lots and blocks shall be numbered progressively;
(h)Dedication of streets, reserved areas, or other applicable areas within boundaries of the plat;
(i)Excepted parcels or lots which shall be marked Not Included in Plat and the boundaries of which shall be completely described by courses and distances;
(j)Minimum building setback lines on all lots and other sites displayed graphically with dimensions from street lines;
(k)Accurate location and description of all monuments;
(l)Previous lots or blocks and their numbers indicated by relatively thinner lines (in the case of a replat);
(m)A copy of any restrictive covenants in form for recording shall be presented with the final plat to the Commission; and
(n)Flood hazard information of the area as required.
(Ord. 2000-0-02. Passed 1-24-00.)
1105.14 CERTIFICATE OF APPROVAL.
(a)The following certifications shall be placed on the final plat and are mandatory for
the final approval and recording of the plat;
(1)Certification by a registered surveyor to the effect that the plat represents an accurate survey and that all monuments shown thereon actually exist and that their location is shown correctly;
(2)Notarized certification of ownership of the land being platted and acknowledgment and adoption of the plat and dedication of streets and open spaces;
(3)Certification of approval by the Village Council where new street construction is involved;
1105.15 PLANNING AND ZONING CODE 18
(4)Certification of approval by the Village Planning Commission.
(5)Certification of approval by the Village Council;
(6)Certification of approval by the Auditor of Huron County stating that all taxes and assessments on the land in the subdivision have been paid;
(7)Certification of County Recorder;
(8)Certification by the Consulting Engineer, and the Village Council, where the construction of streets and other improvement are required, and the subdivider has complied with one of the following alternatives;
A.All improvements have been installed in accordance the requirements of this chapter and in accordance with any other recommendations of the consulting engineer, and the Commission; or
B.A financial guarantee has been posted with the proper agency in sufficient amount to insure completion of all required improvements.
(9)Such other certificates, affidavits, endorsements, or dedications as may be required by the Commission in the administration of the regulations.
(b)The checklist attached as Appendix 5, Section 1 will assist the subdivider in meeting
final plat information requirements. (Ord. 2000-0-02. Passed 1-24-00.)
1105.15 FILING OF THE FINAL PLAT.
(a)The final plat shall be filed with the Commission not later than twenty-four months after the date of approval or conditional approval of the preliminary plan; otherwise, it will be considered void unless an extension is requested by the subdivider and granted in writing by the Commission.
(b)The final plat shall be filed at least fourteen days prior to the Commission meeting at which said plat is to be reviewed. The final plat shall be considered officially filed on the day it is received and accepted by the Commission and shall be so dated.
(c)A fee, as specified in Section 1113.06, shall be required for the filing of the
Final plat. (Ord. 2000-0-02. Passed 1-24-00.)
1105.16 REVIEW AND APPROVAL OF FINAL PLAT.
(a)The Commission, at its meeting, shall approve, conditionally approve, or disapprove, the final plat within forty-five days after it has been filed. If the plat is disapproved, the grounds for disapproval shall be stated in the records of the Commission, and a copy of said record shall be forwarded to the subdivider. If conditionally approved, the subdivider shall make the necessary corrections and resubmit the final plat for final approval to the Planning Commission within ninety days. Therefore, in all cases the subdivider shall be informed in writing of the action of the Commission.
(b)If a plat is disapproved by the Commission, the subdivider of said plat may file a
petition within thirty days after such disapproval in the Court of Common Pleas of Huron County to appeal the action of the Commission. (Ord. 2000-0-02. Passed 1-24-00.)