A. Streets and Alleys:
1. Streets: A public street or streets shall be provided to afford convenient access to all property within the subdivision. No private street or thoroughfare shall be permitted, except by special permit.
The proposed street system shall extend existing adjoining streets unless the extension thereof would not be practical.
Where, in the opinion of the Plan Commission, it is desirable to provide for street access to adjoining property, the proposed streets shall be extended by dedication to the boundary of such property.
2. Alleys: Alleys shall be provided at the rear of all lots or tracts intended for business, commercial or industrial use and multiple-family building use but shall not be provided in residential blocks. If the subdivider produces evidence that other access streets are available and that an alley is not required for loading, unloading and fire protection, then this provision providing for alleys may be waived upon the recommendation of the Plan Commission to the Village Board.
3. Right-of-Way Widths: The minimum width of the right of way of a street, alley or thoroughfare, measured between the lines of property abutting upon the right of way, shall not be less than the following, except Landmeier Road east of Tonne Road shall be eighty feet (80'):
a. Major streets, being streets used or to be used by fast or heavy traffic and designated as such by the Village Board, shall be ninety feet (90').
b. Streets in the industrial areas shall be sixty feet (60') with twenty five foot (25') utility easements on each side.
c. Other nonresidential streets shall be sixty eight feet (68').
d. Residential streets shall be sixty feet (60').
e. Cul-de-sacs, which are permanent dead-end streets, with permanent turnaround having an inside diameter of not less than on hundred feet (100'). Minimum width at the entrance to the turnaround street portion shall be sixty feet (60'). Maximum length shall be four hundred feet (400').
f. Alleys, to serve business areas where required, shall be twenty four feet (24').
g. Alleys, to serve residential blocks where required, shall be twenty feet (20').
In the case of the extension of an existing adjoining right of way having a width less than the minimum requirement, the Plan Commission may approve the extension thereof at the same width. The entire right of way shall be provided where any part of the subdivision is on both sides of the right of way.
When the subdivision is located on only one side of the existing right of way, which is less than the required width, the subdivider shall dedicate an additional right of way to meet the requirement, but not exceeding one-half (1/2) of the total required width.
In the case where topography or other conditions make dedication of a street or part thereof of the required minimum width impractical, the Plan Commission may modify the above requirements. It may also increase the minimum width subject to approval by the Village Board.
4. Street Grades: Grades of major streets shall not exceed seven percent (7%). Grades of other streets shall not exceed ten percent (10%).
5. Curves in Streets: Curves in streets shall be permitted, providing no curve shall be greater than that approved by traffic engineers as reasonably safe for traffic at the particular location of the curve.
6. Street Jogs: Street jogs with center line offsets of less than one hundred twenty five feet (125') shall not be permitted if the same can be reasonably avoided.
7. Street Names: Proposed streets which are obviously in alignment or continuation of existing streets already named shall bear the name of such existing streets. In no case shall the name for proposed streets duplicate existing street names, irrespective of the use of the suffix street, avenue, road, boulevard, drive, place or court, or abbreviation thereof, cul-de-sacs excepted.
B. Blocks:
1. Blocks shall not be less than four hundred feet (400') nor more than one thousand two hundred feet (1,200') in length, except as the Plan Commission considers necessary to secure efficient use of land or desired features of the street pattern.
2. In blocks one thousand feet (1,000') or more in length, the Plan Commission may require a public crosswalk for pedestrian travel of not less than five feet (5') in width to extend entirely across the block at the location deemed necessary.
3. Blocks shall be wide enough to allow two (2) tiers of lots, except where fronting on major streets or prevented by topographical conditions or size of the property, in which case, the Plan Commission will approve a single tier of lots.
C. Lots and Setback Lines: Lots and setback lines shall be in conformance with the Zoning Ordinance.
D. Easements: Where no alleys are provided, there shall be dedicated easements of not less than ten feet (10') in width for poles, wires, conduits, storm and sanitary sewer, gas, water or other utility pipes or lines along the rear of each lot and long the side lot lines where necessary. The easements shall be so laid out that a proper continuity may be had for such utilities from lot to lot and from block to block. No structure shall be constructed upon the easements.
E. Public Lands: In those instances where a subdivider seeks the annexation of land to the Village, which land is to be used for residential purposes, he shall accompany his petition for annexation with a tentative plat of subdivision, which tentative plat of subdivision, in addition to all other requirements provided herein, shall locate and designate thereon lands which the subdivider proposes to dedicate, together with the legal description of same. In the event that the subdivider proposes a series of annexations and for this reason cannot determine the exact land which he proposes to dedicate, he shall attach to his tentative plat of subdivision a letter stating what amount of land in acres he is willing to dedicate if the Village should agree to annex the property in question, for what public purpose he desires to make the land dedication and give the general location of the land which he proposes to dedicate.
The Plan Commission, in its deliberations leading to its recommendations as to annexation, shall consider the following factors:
1. Public land dedication is to be equal to ten percent (10%) of the area sought to be annexed, exclusive of rights of way, for major streets to be dedicated to the Village.
2. That the purpose for requiring public land dedication is to offset governmental burden generated by the annexation.
3. The needs of the various governmental taxing bodies, as well as the needs of the community, which has or will service the area to be annexed and the expressions of the various public bodies, governmental agencies and not-for-profit organizations and associations servicing the public needs in the area in question.
4. That all lands dedicated hereunder shall be first conveyed by deed to the Village which in turn shall reconvey or retain same in accordance with a written agreement between itself and the subdivider, which agreement has been approved as being in accordance with the Village Plan. Any reconveyance shall be made only to a Municipal corporation, park district or school district or to such not-for-profit corporation as approved by the subdivider.
(1961 Code §§8.004, 8.005; amd. Ord. 476, 6-13-1967; Ord. 550, 8-13-1968; Ord. 653, 9-16-1969; Ord. 1082, 7-27-1976; 1992 Code)
Cross-reference:
See chapter 2 of this Title