(a) Design Standards Statement. The provisions of this chapter shall control the manner in which streets, lots and other elements of a subdivision are arranged on the land. These planning controls shall insure convenient and safe streets, creation of usable lots, provision of space for public utilities and reservation of land for open spaces.
(b) Design Review. The Planning and Zoning Commission has responsibility for reviewing the design of each future subdivision early in its design development. The Commission shall insure that all of the requirements in this chapter are met.
(d) Physical Considerations.
(1) Natural land use. Subdivisions shall be planned to take advantage of the topography of the land, to economize in the construction of drainage facilities, to minimize destruction of trees and topsoil, and to preserve such natural features as watercourses, unusual rock formations, large trees, sites of historical significance and other assets which if preserved will add attractiveness and value to the subdivision and the community.
(2) Suitability of land. The Planning and Zoning Commission, with the advice of the Village Engineer, shall review and determine if land proposed to be subdivided is unsuitable for subdivision development due to flooding, inadequate drainage, topography, inadequate water supply, seasonal high water table limitations, steep slopes, rock formations, adverse earth formations or the features or conditions which will be hazardous to the safety, health and general welfare of the present or future inhabitants of the subdivision and/or its surrounding area.
(e) Street Design. The arrangement, character, extent, width, grade, construction and location of all streets shall conform to the standards and specifications of the Village Engineer and to Chapters 901 to 905. They shall be considered in their relation to existing and planned streets, so that the entire area can be served with a coordinated public street system. The width of the right of way should be provided so that all underground utilities can be located outside of pavement areas.
(f) Street Classification.
(1) Arterial streets. Major arterial thoroughfares shall be planned for continuation of movement of traffic between points of heavy traffic generation and from one section of the community to another. They shall contain as few intersections with minor streets as possible.
(2) Local streets. Local streets shall provide direct and full access to each lot and shall be laid out so that their use by through traffic will be discouraged. The street system shall be so designed that all proposed streets shall be in general conformity with a plan for the most advantageous development of the entire neighborhood. The streets shall be extended to the boundaries of the tract to be recorded unless prevented by topography or other physical conditions, or unless, in the opinion of the Planning and Zoning Commission, such extension is not necessary nor desirable for the coordination of the layout of the subdivision with the development of adjacent tracts. Dead-end streets or cul-de-sacs shall be approved only when necessitated by topography or other physical conditions or where they are appropriate for the type of development contemplated.
Parallel streets may be required along an existing or proposed major arterial thoroughfare to provide access to lots along such major arterial thoroughfares.
(3) Street right-of-way widths and grades.
Minimum Right-of-Way | Grades by Percent | ||
Classification | Width in Feet | Maximum | Minimum |
Major arterial thoroughfare | 60* | 6 | 0.5 |
Collector, commercial and local streets | 60* | 12 | 0.5 |
* Indicates a minimum ten-foot easement to be adjacent to the proposed right-of-way lines on both sides of the streets. | |||
(4) Half streets. Half streets shall be prohibited except where there is an existing half street adjacent to the subdivision, in which case the remaining half of the street shall be platted.
(5) Cul-de-sac and dead-end streets. Streets designed to be permanent cul-de-sacs shall not be longer than 750 feet and shall be provided at the closed end with a turnaround having an outside pavement radius of at least 37.5 feet and a street right-of-way line radius of at least 62.5 feet with a paving diameter of ninety feet.
If a cul-de-sac is of a temporary nature and a future extension into adjacent land is anticipated, then such turning circle beyond the normal street width shall be in the nature of an easement. Such easements shall be automatically vacated to abutting property owners when the dead-end street is legally extended into adjacent land.
(6) Corner radii. Property lines at street intersections shall be rounded with a radius of not less than twenty-five feet or as required by the Village Engineer.
(7) Horizontal curves. Angles in the alignment of street lines shall be connected by a curve with a radius on the centerline of not less than 300 feet for local streets, 800 feet for collector streets and 1,200 feet for major arterial thoroughfares. Between reverse curves there shall be a tangent at least 100 feet long on major arterial thoroughfares.
(8) Intersections. Streets shall be laid out to intersect as nearly as possible at right angles and no street shall intersect any other street at an angle of less than seventy degrees. In no event shall an intersection containing streets in excess of four legs be considered unless specifically approved by the Planning Commission.
(9) Street centerline offsets (jogs). Street jogs with centerline offsets shall be prohibited unless specifically approved by the Planning and Zoning Commission and Village Engineer.
(g) Easements.
(1) Utility easements. Adequate easements along rear or side lot lines shall be provided for utilities where necessary. A ten-foot easement on each front lot line for utilities is required.
(2) Drainage easements. Where a subdivision is traversed by a drainage way, a storm sewer or drainage easement conforming substantially with the lines of such drainage way shall be provided. The easement shall be a minimum of twenty feet or as the Village Engineer may require.
(3) Utility lines. All utility lines including electric, telephone and cable television shall be located underground wherever possible.
(h) Lots.
(1) Zoning conformance. The lot size, width, depth and the minimum building setback lines shall meet at a minimum the existing Zoning Regulations, except where the Commission and Village Engineer determine the Hillside Protection Regulations apply.
(2) Access to public streets. The subdividing of land whether as major or minor subdivision, shall provide each lot with the required frontage for the district in which it is zoned (fifty, sixty or 100 feet of continuous frontage). For lots which front on a curved street segment, the minimum street frontage required herein shall be reduced in proportion to the degree of curvature. The minimum permitted street frontage for such lots shall be that distance which results from side lot lines drawn as radials of the circle(s) formed from the front lot line. This standard may be reduced by the Planning and Zoning Commission for lots fronting on a permanent cul-de-sac.
(3) Lot lines. Lot lines shall be substantially at right angles or radial to street lines. Lot lines should follow Municipal boundary lines rather than across them.
(4) Minimum lot depth. No lot depth shall exceed four and one-half times the lot width or less than one and one-half times the width unless otherwise approved by the Commission. The lot width shall be measured at the minimum building setback line.
(5) Double frontage lot. A double frontage lot shall be avoided except where essential to provide separation of residential development from major arteries or specific disadvantages of topography.
(i) Public Sites and Open Space. The developer is encouraged to give consideration to preserving outstanding natural features such as scenic spots, water bodies or groves of trees.
(j) Flood Areas and Storm Drain Sewers. In order to protect the health, safety and general welfare of the people, the Planning and Zoning Commission shall reject any proposed subdivision located in an area subject to a hundred year flood as found in the Flood Insurance Rate Maps. If the subdivision is located in an area having poor drainage or other adverse physical characteristics, the Commission may approve the subdivision based on the advice of the Village Engineer, provided the subdivider agrees to perform such improvements as will render the area safe for the intended use. In lieu of improvements, the subdivider shall furnish a surety or certified check covering the cost of the required improvements.
(Ord. 1988-25. Approved by voters 11-8-88.)