(A) General: Every subdivision approved shall be in accordance with all applicable sections of the zoning ordinance and the comprehensive plan of the city as now adopted or hereafter adopted or amended.
(B) Street Design Standards:
1. The Major Street Plan: The arrangement, character, extent, width and location of all major and minor arterials and collector streets shall conform to the major street plan of the city as approved by the city plan commission and as adopted by the city council or hereafter adopted or amended.
2. Significant Traffic Generators: Where a subdivision of land is designated for land uses which are significant traffic generators such as stadiums, places of public assembly, public buildings, parks, multiple-family dwellings, business, office and/or industrial complexes, the plan commission may require, in addition to the major street plan, the provision of arterial and/or collector streets along the boundaries of such uses or within the proposed subdivision to provide for the safe and efficient movement of traffic, and in respect to areas where on- street parking is expected and permitted.
3. Street Layout: The street layout shall be devised for the most advantageous development of the entire neighborhood area. Where necessary to the neighborhood street pattern, existing streets in adjoining subdivisions shall be continued and shall be at least as wide as such existing streets and in alignment with them. In addition, the street layout shall provide for the future projection of principal streets into unsubdivided lands adjoining the subject plat.
4. County, State Or Federal Roads, Highways And Expressways: Where a subdivision contains or is abutting a county, state or federal road, highway or expressway, the street design standards of the appropriate governmental jurisdiction having the greater width and design standards shall apply.
5. Provision For Future Subdivision: If a tract of land is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged to allow the opening of future streets and logical further subdivision in accordance with the design requirements for lots and streets as set forth in the zoning and subdivision ordinances.
6. Specifications For Streets: The development of streets within the jurisdiction of the City shall conform to the following minimum standards.
Right Of Way
|
Pavement Width
| |
Major arterial | 200 feet | 80 feet |
Minor arterial | 100 feet | 60 feet |
Collector street | 80 feet | 37 feet |
Minor street | 66 feet | 30 feet |
7. Sidewalks: Sidewalks shall be required on both sides of all streets unless otherwise agreed by the City pursuant to a valid agreement and shall be located one foot (1') from the property line and within the street right of way. Sidewalks shall be four feet (4') wide in all single-family residential districts and a minimum of five feet (5') wide in all other districts. Planting strips shall be provided between the sidewalk and curb.
8. Alleys: Twenty four foot (24') right of way paved twenty feet (20') wide.
9. Pavements, Curbs And Gutters, Sidewalks And Driveway Aprons: In accordance with City standards and specifications.
10. Water Distribution And Sanitary Sewer System: In accordance with the requirements of the City.
11. Storm Sewers Or Other Adequate Drainage Provisions: In accordance with the requirements of the City.
12. Separation Strips: Provide a thick stand of permanent grass with sufficient suitable soil to maintain growth. (Ord. 0-21-71, 11-15-1971, as amended 1-25-1975)
13. Street Trees: Shall be required and shall be placed equidistant between sidewalk and curb as provided by the Plan Commission as to distance from any sidewalk or curb, and shall be spaced not more than fifty feet (50') apart in all planting strips or as otherwise required by the Plan Commission. Trees shall be of the approved varieties and not less than two inch (2") caliper and shall be White, Blue and Green Ash, Thornless Honeylocust, Red Maple, American Linden, Oak-Pine and Red, Hackberry, Cut Leaf Maple and Rubrum Maple. No more than twenty five percent (25%) of the trees shall be of one variety. (Ord. 0-13-84, 5-21-1984)
(a) Suggested Trees For Planting In Darien:
Major Thoroughfares And Commercial Property
(Relative Tolerance To Damage From Deicing Salts)
(Relative Tolerance To Damage From Deicing Salts)
Austrian Pine | Black Pine |
Colorado Blue Spruce | Imperial Honeylocust |
Norway Maple | Russian Olive |
White Ash | White Poplar |
Residential Parkways
(Same As Highway And Including)
(Same As Highway And Including)
Crimson King Maple | Schwelder Maple |
Hackberry | Ohio Buckeye |
Beech: | Ash: |
European | White |
Copper | Green |
Purple | Ginkgo (Male only) |
Honeylocusts | |
Residential - Private
(Same As Highway And Parkway And Including)
(Same As Highway And Parkway And Including)
Moraine Ash | Crabapple: |
Birch: | Flowering |
Canoe | Red Jade |
River | Radiant |
Cherry: | Maple: |
European Bird | Amur |
Sergeant | Paperbark |
Oak: | Tetarian |
Northern Red | Autumn Flame Red |
White | Tulip Tree |
List Of References:
(1) The Morton Arboretum, Lisle, Illinois, Webster R. Crowley, Head Plant Information.
(2) Cooperative Extension Service, United States Department of Agriculture, University of Illinois, Urbana, Illinois, Gregory Stack (including booklets).
(3) Village of Westmont, Department of Public Works.
(4) Village of Clarendon Hills, Department of Public Works.
Trees Not Recommended
(Should Be Prohibited)
(Should Be Prohibited)
Box Elder | Silver Maple |
Tree of Heaven | Catalpa (all species) |
Black Walnut | Common Mulberry |
Black Cherry | Black Locust |
Willow (all species) | Chinese Elm |
Eastern Cottonwood | American Elm |
Sycamore |
14. Street Lighting: In accordance with City standards and design in conformance with the proper section of these subdivision regulations.
15. Street Name Signs: In accordance with City standards at all intersections.
(C) Block Design Standards:
1. In residential subdivisions the maximum length of blocks shall be one thousand three hundred twenty (1,320) lineal feet. No blocks shall be less than six hundred sixty (660) lineal feet in length unless approved by the Plan Commission.
2. In manufacturing and business subdivisions, maximum length of blocks shall be as approved by the Plan Commission.
3. The shape of blocks shall be determined by the Plan Commission after consideration of topographical features, the basic street system and traffic pattern, lot depths and areas designated for public and other nonresidential land uses.
4. Where a subdivision borders upon or is traversed by a thoroughfare the Plan Commission may require a frontage road for access on one or both sides of such thoroughfare approximately parallel to it and at a distance removed from it to provide suitable use for land served by such frontage road.
(D) Lot Design Standards:
1. Lots shall abut on a street.
2. Side lines of lots shall be at right angles to straight streets and on radial lines on curved streets unless otherwise approved by the Plan Commission.
3. Double frontage lots shall be avoided except that in residential areas along thoroughfares lots shall face on the interior street with no access to such thoroughfares. In that event a no-access strip at least twelve feet (12') in width shall be provided along the rear of said lot and a planting screen as approved by the Plan Commission shall be provided within said strip.
4. Minimum lot areas, dimensions and setback lines shall conform to the provisions of the Zoning Ordinance for the district in which the subdivision is located within the incorporated areas of the City. Lot sizes in those areas outside the corporate limits of the City shall be in conformance with the ordinance regulating lot sizes outside the corporate boundaries.
5. Corner residential lots shall be ten feet (10') wider than normal. A residential lot abutting a corner lot shall be wider than the average interior lot in order to permit a wider side yard adjacent to the corner.
6. Residential lots fronting on major and minor arterial streets shall not be permitted.
7. Lots abutting upon watercourses, drainageways, channels or streams shall have an additional depth or width as required by the City Engineer and the Plan Commission in order to provide acceptable building sites.
(E) Easements:
1. Utility distribution or transmission installations serving the subdivision, and when required, storm water drainageways, shall be located in easements as designated on the subdivision plat of record. Such easements shall be located along the rear lot lines or side lot lines at locations of extensions of utility installations between blocks or to provide continuity of drainageway. They shall occupy not less than the rear ten feet (10') of lot depth on each lot and not less than six feet (6') adjacent to side lot lines where necessary. Additional easements at other locations on the lot or additional widths may be required for specific conditions by the City Council on advice of the City Engineer.
2. Where a subdivision is traversed by a natural drainageway, channel or stream there shall be provided a drainage easement conforming substantially with the flood plain areas bordering such watercourse. The flood plain areas shall be as determined by the City Engineer and approved by the City Council.
(F) Public Use Areas: When an area of land for public use, in addition to streets, pedestrianways and utility easements, shall be required by the Plan Commission to be located in whole or in part in a subdivision, the owner shall designate on the preliminary plat and final plat such land to be dedicated for public use.
(G) Topography, Natural Vegetation And Flooding:
1. Natural Features: In the subdivision of any lands within the jurisdiction due regard shall be shown to preserve all natural features such as tree growth, water courses and other similar elements which, if preserved, will add attractiveness to the proposed development.
2. Natural Topography: The natural topography shall be retained, if appropriate, to control and restrict runoff into adjoining properties.
3. Flood Elevations: Proposed first floor elevations of all buildings shall be carefully studied and analyzed in relation to existing topography, proposed street grades, existing twelve inch (12") or over caliper trees and other pertinent site features and a report of such study by the owner shall be given to the Plan Commission with the preliminary plat request.
4. Setback: Consideration may be given to varying the building setback lines for the zoning districts for a subdivision in order to retain existing topography, rock formations and large trees.
5. Questions Of Suitability: Where there is a question as to the suitability of a lot or lots for the intended use due to the factors such as rock formation, flooding conditions and similar conditions, the Plan Commission shall consider withholding approval of such lots until the owner has satisfactorily resolved such question. (Ord. 0-21-71, 11-15-1971, as amended 1-12-1975)
6. Flooding: Any portion of the property being considered for subdivision which is identified to be in flood plain, as determined from the DuPage County Storm Water and Flood Plain Regulations, effective February 15, 1992 and as amended, shall comply with the appropriate provisions of Title 6B, Chapter 1 of this Code for permitted uses and required improvements. (Ord. 0-08-92, 2-3-1992)
7. Topsoil: No land shall be approved for subdivision which has had the topsoil stripped or covered with fill unless such topsoil is adequately replaced to a depth equal to that existing naturally, or to a minimum depth of six inches (6"), whichever is greater, in areas not proposed for construction of buildings or pavements.
(H) Cluster Development: In order to promote the health and general welfare of the residents of the City and to preserve and make available open space, the Plan Commission may grant an owner the right to vary the residential density within a tract to be developed, leaving a substantial area free of building lots; the right to vary shall be subject to the Planned Unit Development section of the Zoning Ordinance. (Ord. 0-21-71, 11-15-1971, as amended 1-12-1975)
(I) Dedication Of Private Streets As Public Streets: The City of Darien does not encourage the dedication of private streets as public streets. However, such dedication may be considered by the City Council if the following conditions are met:
1. A public hearing before the Plan Commission shall be held.
2. The street in question shall meet a condition rating of ninety (90) as determined by the Department of Public Works. All costs of upgrading a street to this condition rating shall be paid by the street owner/owners.
3. Any street not constructed to the class "C" construction standards for minor streets shall be rebuilt to this specification. All costs shall be paid by street owner/owners.
4. Streets smaller than twenty seven feet (27') wide or without curb and gutter shall not be considered unless rebuilt to fulfill this requirement.
5. City Council action to approve shall be by ordinance and approval of plats of dedication.
(J) Maintenance Of Private Streets: Private streets shall be maintained by their owners to a minimum condition rating of eighty five (85) as determined by the Department of Public Works.
In order to encourage and help in the maintenance, the City will require the contractor who has been awarded the City's annual street rehabilitation contract to extend the same unit prices to the private street owners under a separate contract. The City shall provide the contractor with a description of the private streets covered by this and the names of the owners. The City will also notify the street owners of this program, identifying the contractor and encouraging them to take advantage of this program, if their street condition so warrants it. (Ord. 0-59-87, 12-21-1987)
(K) Dirt Piles During Construction: Stockpiling dirt shall be permitted while a subdivision is under construction; provided, that said dirt pile is separated at least one lot from any existing home or any home under construction. A dirt pile shall not encroach into the required front or rear yard setbacks and shall not exceed a two (2) lot area. All stockpiled dirt areas must provide erosion control by fencing or hay bales.
Stockpiled dirt must be leveled when construction of a subdivision is eighty percent (80%) complete. (Ord. 0-26-91, 5-6-1991)