Every subdivision shall comply with the terms and conditions of the official plan, the zoning ordinance and this chapter, with the exception that any plat which has received preliminary approval shall be exempt from any subsequent amendments to the zoning ordinance, rendering the plat non-conforming as to bulk, provided that approval of the final plat is obtained within one year from the date of preliminary approval. In addition, the plat shall meet the minimum design standards outlined below. Immediately following receipt of an application for the approval of a subdivision, the Village Clerk shall forward copies of the entire application with all supporting documentation to the Comptroller, Village Engineer and the Village Attorney for their review and analyses.
(A) Lots.
(1) Lot shapes. Every lot shall have four sides. Exceptions may be approved when the applicant demonstrates that a four-sided lot is not feasible because of peculiar topographical conditions, abutting lots of record or abutting parcels not owned directly or indirectly by the applicant, or preexisting buildings not owned directly or indirectly by the applicant. A lot of other than four sides will not be approved if it appears that such lot has been so formed solely to comply with the minimum area, depth and width requirements of the zoning ordinance. As nearly as practicable, intersecting lot lines shall form right angles with each other.
(2) Lot depths, area and widths. The size and orientation of lots shall be appropriate for the type of development and use contemplated. Generally, each lot shall have principal frontage upon an adjacent public right-of-way and side lot lines shall be drawn as nearly as possible perpendicularly to the adjacent right-of-way line for the public right-of-way. In addition, all lots shall comply with all the requirements of the zoning district in which located. Residential lots, in general, shall not be less than 130 feet in depth nor less than 50 feet in width from the right-of-way line to the building line, however nothing herein shall be interpreted as relieving any owner from complying with minimum lot width and area requirements at the building line as determined by the applicable zoning district.
(3) Conformance with zoning ordinance.
(a) Existing structures. A subdivision shall not be approved when said subdivision places an existing permanent structure in violation of the requirements of the zoning ordinance and/or the minimum design standards of this chapter.
(b) Fractional tracts. A subdivision shall not be approved when said subdivision places an existing adjacent tract of land in nonconformity with requirements of the official plan, the zoning ordinance and/or the minimum design standards of this chapter.
(4) Relationship to streets. Each lot shall have principal frontage on a street. Through lots are prohibited.
(5) The regulations contained in this division shall not apply to real property developed as a planned development or a planned unit development, except that a subdivision shall not be approved when said subdivision places an existing adjacent tract of land in nonconformity with requirements of the official plan, the zoning ordinance or the minimum design standards of this chapter.
(B) Streets and pedestrian ways. The plat of the proposed subdivision shall provide for dedication of the necessary land for public streets proposed by the plat and projected by the official plan. Where streets and alleys abut a subdivision and are indicated by the official plan to be widened, land shall be dedicated to provide one-half the required right-of-way width as measured from the required centerline of such street or alley. In general, blocks shall not exceed 1,200 feet in length with a practical maximum being 1,000 feet. Block lengths and width shall be coordinated with the development of the land and shall be provided in a manner that will allow the proper traffic flow and pedestrian use.
(1) Width of rights-of-way. Width of street and alley rights-of-way shall be as shown in the official plan for major streets; provided, however, that minimum right-of-way widths shall be as follows.
(a) Major arterial streets: 100 feet.
(b) Minor arterial streets: 80 feet.
(c) Minor private and all other streets: 66 feet.
(2) Street relationships, connections, and dead-end streets (cul-de-sacs).
(a) As the same may be amended from time to time, the official plan shall govern consideration of the arrangement, character, extent, width, grade and location of streets. All streets shall be considered in their relation to existing and planned streets, topographical and soil conditions, public convenience and safety, and the proposed uses of the land to be served.
(b) Generally, the arrangement of streets within a subdivision shall make provision for the continuation of existing or proposed streets in adjoining areas and, when a new subdivision adjoins land susceptible of being subdivided or resubdivided, new streets shall be carried to the boundaries of the tract proposed to be subdivided.
(c) Whenever, in the opinion of the Mayor and Board of Trustees, topography, state highways, rivers, water courses, or other physical conditions require the platting and establishment of dead-end streets, such streets shall have adequate width for turn around, which may include cul-de-sacs having a radius of no less than 40 feet from center of cul-de-sac to outside edge of pavement to ensure that emergency vehicles can access all lots fronting upon the dead-end street within a reasonable amount of time.
(d) Streets in or near floodways. Streets platted near and/or within floodways shall be located in compliance with the storm water management ordinances of the village. In all instances, the elevation of street and driveway pavement shall be at least one foot above flood protection elevations.
(e) Streets along railroads. The nearest right-of-way line of streets platted more or less parallel to railroad rights-of-way shall be located not less than 125 feet from the nearest line of such railroad right-of-way.
(3) Street construction shall conform with the State of Illinois Department of Transportation standards for roadway construction and, in addition:
(a) Pavement width. Minimum pavement widths on all streets is 32 feet back-to-back of curbs on local streets and 40 feet on major collectors and streets serving industrial and commercial property. Greater pavement width requirements shall be based on the function of the particular street in accordance with the traffic plan.
(b) Half streets. In the event any proposed street right-of-way is at the edge of a subdivision and only half the proposed right-of-way (a minimum of 33 feet) falls within the subdivision the road will be built to allow two moving lanes of traffic (24 feet of pavement) as a minimum. In the event the road benefits primarily the subdivider, the Plan Commission may recommend full right-of-way width dedication and/or full improvement of the road.
(c) Frontage streets. Where deemed necessary, the Plan Commission may recommend access streets be required to service areas fronting on major thoroughfares.
(d) Alleys. The Plan Commission may recommend alleys or private service roads be provided at the rear of all lots or tracts intended for business, commercial, industrial and multi-family residential building uses.
(e) Curb and gutter. Suitable curb and gutter shall be of barrier curb type, with a minimum vertical curb face of six inches. All other curbs may be rolled type, in accordance with village specifications.
(f) Sidewalks. A five foot sidewalk shall be required on both sides of all streets and cul-de-sacs. Pedestrian circulation must be provided in such manner as to separate vehicular from pedestrian traffic.
(g) Street lighting. Aesthetic street lighting, including mandatory underground electrical service thereto, shall be provided by the subdivider throughout the subdivision, using materials, equipment and methods approved by the Village Engineer and Plan Commission of the village.
(h) Street signs. Street name signs shall be provided at all street intersections.
(4) Pedestrian access ways may be required in locations identified in the official plan.
(C) Other public use areas and public use facilities. In accord with the official plan, the plat of the proposed subdivision shall provide for dedications of rights-of-way or easements of the land necessary for bicycle paths, other greenways, such storm or flood water run-off channels and basins, ways for public facilities, parks, playgrounds, school grounds and other public grounds as may be required by the Plan Commission to conform to the principles set forth in the official plan. In addition, any public grounds designated on the official plan which lie within a proposed subdivision shall be dedicated for the use intended in the official plan.
(D) Utility and drainage easements. The plat of the proposed subdivision shall provide for dedications of easements of sufficient widths to provide subdivided lots with utility services; however, in no event shall such an easement be less than 20 feet in width. Where practicable, such easements shall be located at the rear and sides of each lot so as to provide continuity of alignment of such easements from block to block. The plat of the proposed subdivision shall also provide for dedications of easements necessary for storm or flood water run-off channels and basins. In addition:
(1) Sanitary sewer service. Sanitary sewer mains capable of being connected to the village sanitary sewage system shall be constructed to village standards throughout the entire subdivision in such manner as to serve adequately all lots.
(2) Water supply and distribution. Water mains including shut-off valves and fire hydrants shall be constructed to village standards throughout the entire subdivision in such manner as to serve adequately all lots therein. Fire hydrants shall be spaced:
(a) To insure all points of all buildings (ground level) are within 300 feet of hose-laying length from a hydrant; and
(b) At intervals not exceeding 300 feet in commercial, industrial and multi-family (quads and larger) areas.
(3) Electric, telephone and cable television service. Electric, telephone and cable television service to all lots in the subdivision will be provided underground and in accordance with village standards. Electrical transformers and telephone and cable television junction boxes shall not be placed in any portion of a designated drainage or storm water control facility.
(4) Storm drainage systems. An adequate storm drainage system shall be designed in accordance with the Storm Water Management Ordinance of the village.
(5) Drainage easements. Designated drainage shall be placed in drainage easements. A minimum ten foot easement will be provided for any drainage facility which collects or transports storm water drainage over one or two individual lots. A drainage easement shall be granted for all areas designated on the final plat as retention or detention in the drainage plans of the subdivision. An easement of a minimum of five feet by five feet offset from any drainage facility and outside any easement required for drainage shall be provided for electrical transformers and telephone junction centers. All required easements shall be shown on the final subdivision plat. Easements required by this subdivision may also be used for the installation of utility facilities which do not interfere with the use of the easements for drainage purposes.
(6) Cable television, telephone boxes and electrical transformers. Electrical transformers, and telephone and cable television junction boxes shall be located underground but when by necessity they are located above ground, shall not be placed in any portion of a designated drainage or storm water control facility.
(7) Final grading and top of foundation plans. At the time of final plat approval the subdivider shall submit for approval by the Village Engineer, a lot grading and foundation elevation plan. It shall show at each lot corner the proposed U.S.G.S. elevation for that point. Arrows drawn along all lot lines shall show the direction of drainage flow. The top of the foundation shall be shown by a U.S.G.S. elevation. That elevation shall be noted inside the symbol for the structure location on the lot. Where there is more than one foundation level for the structure, the elevation for the lowest foundation level shall be shown. The foundation elevation shall be such that the lot drainage be designed to run away from the top of the foundation. In the event conditions dictate that some parts of the lot be higher than the structure foundation, the grading plan will show specific drainage configurations for the lot specifying that all drainage is directed away from the foundation.
(8) Engineering and inspection. Improvements for sanitary sewer, water main, storm sewer, road, concrete curb and gutter, electric street lighting lines, electrical distribution system, drainage, and appurtenances thereto, shall be submitted to the Village Engineer for approval before final approval has been made of the subdivision plat by the Mayor and Board of Trustees. Any reports required by the applicable soil and water conservation service shall also be submitted to the Village Engineer.
(E) Storm water runoff control. An adequate system of storm water management shall be constructed and installed in accordance with the standards of the village. Compliance must be maintained with the Flood Prevention and Stormwater Management Ordinance of the village. All natural water drainage ways shall be preserved at their natural gradient unless otherwise determined by the Village Engineer. No material shall be moved from or placed on any lot which obstructs, retards or changes the direction of the natural flow of water.
(F) Special standards for lots-in-depth.
(1) In the "R1" Single-family Residential District, whenever a proposed subdivision provides for the division of an existing parcel of land, one or more lots-in-depth may be permitted provided dividing the parcel in question into conventional lots, each having full frontage upon a street, is impossible because of lot configuration or natural features located on the land within the proposed subdivision, such as watercourses, state highways, or parks.
(2) Provided the proposed subdivision meets the above requirements, a lot-in-depth must conform to the following additional requirements:
(a) The lot-in-depth shall have frontage upon an existing street by means of its stem, which shall be at least 20 feet wide, containing a minimum 12 foot wide driveway.
(b) Minimum four foot wide landscape buffers shall be provided: adjacent to adjoining properties on both sides of the stem; and within the stem. In order to assure visual clearance at the street, the shrub screen and groundcover plantings located in these buffers and within ten feet of the edge of pavement shall meet the approval of the Village Engineer prior to the issuance of an occupancy certificate by the village for structures located on the lot-in-depth.
(c) No building or other structure shall be placed or constructed upon any part of the stem.
(d) Exclusive of the entire area of the stem, the entire remaining area included within any permitted lot-in-depth shall contain 100% of the minimum lot area for conventional lots in any such zoning district.
(e) Upon its review of a plat containing a lot-in-depth, the Plan Commission shall require building setback lines from all lot lines to be installed upon the platted area of the lot-in-depth. The minimum required building setback lines of a lot-in-depth shall be dependent upon the required zoning yards of any other lots adjacent to such lot-in-depth. Where a lot-in-depth abuts a front or rear yard of an adjacent lot, the required building setback lines shall be located away from the lot line a distance equal to 120% of the required abutting front or rear yard. Where a lot-in-depth abuts a side yard, the required building setback lines shall be located away from the lot line a distance equal to 100% of the required abutting side yard.
(f) Lots-in-depth shall conform to all other applicable regulations of this chapter.
(G) Unbuildable parcels. A subdivision shall not create or include "outlots" or unsubdivided parcels. In addition, no subdivision shall include a portion of a lot of record, without including the entire lot of record unless, prior to the date of adoption of this chapter the portion of the lot of record not included in the subject subdivision has been under separate ownership from the portion of the lot of record included in the subject subdivision.
(Ord. 7-42, passed 6-20-07)