(A) Design and location. Streets shall be designed and located in relation to existing and planned streets, to topographical conditions and natural terrain features such as streams and existing tree growth, to public convenience and safety, and in appropriate relation to the proposed uses of land to be served by such streets.
(B) Arrangement.
(1) All streets shall be properly integrated with the existing and proposed systems of thoroughfares and dedicated rights-of-way as established on the comprehensive land use plan of the village.
(2) All thoroughfares shall be properly related to special traffic generators such as industries, business districts, schools, churches and shopping centers; to population densities and to the pattern of existing and proposed land uses.
(3) Streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient, safe access to property.
(4) The rigid rectangular gridiron street pattern need not necessarily be adhered to, and the use of curvilinear streets, culs-de-sac or U-shaped streets shall be encouraged where such use will result in a more desirable layout.
(5) Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless in the opinion of the Planning Commission such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracts.
(6) In business and industrial developments the street and other access ways shall be planned in connection with the grouping of buildings, location of rail facilities and the provision of alleys, truck loading and maneuvering areas, fire protection and walks and parking areas so as to minimize conflict of movement between the various types of traffic, including pedestrian.
(C) Railroad and highways. Railroad rights-of-way and limited access highways where so located as to affect the subdivision of adjoining lands shall be treated as follows.
(1) (a) In residential districts a buffer strip at least 25 feet in depth in addition to the normal depth of the lot required in the district shall be provided adjacent to the railroad right-of-way or limited access highway.
(b) This strip shall be part of the platted lots and shall be designated on the plat: “This strip is reserved for the planting of trees and shrubs by the owner. The placement of structures hereon is prohibited”.
(2) In districts zoned for business, commercial or industrial uses, the nearest street extending parallel or approximately parallel to the railroad shall, wherever practicable, be at a sufficient distance therefrom to ensure suitable depth for commercial or industrial sites.
(3) Streets parallel to the railroad when intersecting a street which crosses the railroad at grade shall, to the extent practicable, be at a distance of at least 150 feet from the railroad right-of-way. Such distance shall be determined with due consideration of the minimum distance required for future separation of grades by means of appropriate approach gradients.
(D) Access to major streets. Where a subdivision borders on or contains an existing or proposed major street, the Planning Commission may require that access to such streets be limited. The number of residential streets entering a major street shall be kept to a minimum.
(E) Street (residential).
(1) The following minimum standards shall apply to the design of residential streets:
Design | Minimum Standard |
Design | Minimum Standard |
Right-of-way | 60 ft. |
Pavement width | 31 ft. |
Type of curb | |
Combination concrete curb and gutter, IDOT Standard M-6 | 18 |
Sidewalk width | 4 ft. |
Sidewalk distance from R-O-W | 1 ft. |
Minimum centerline rad | 250 ft. |
Design speed | 30 mph |
(F) Street grades. The grade of major streets shall not exceed 5% unless necessitated by exceptional topography and approved by the Planning Commission. The grade of all other streets shall not exceed 6%. The minimum grade of all streets shall be 0.4%. Pedestrian ways or crosswalks shall not exceed 12% grade unless steps of an approved design are to be constructed. Curb ramps at intersections shall conform to IDOT Standard 2356-2 (curb ramps accessible to the disabled).
(G) Tangents. A tangent at least 100 feet in length shall be introduced between reverse curves on major arterials and collector streets.
(H) Culs-de-sac, dead-end streets, stub streets.
(1) A cul-de-sac shall not be longer than 600 feet in residential subdivisions, as measured from the center of the intersection to the center point of the cul-de-sac.
(2) The diameter of a cul-de-sac turnaround (measured at the outside right-of-way) shall be not less than 120 feet with a pavement diameter of not less than 100 feet.
(3) All dead-end streets or stub streets shall be improved to the limits of the subdivision plat and terminated by a barricade improvement recommended by the Village Engineer, approved by the Village Board of Trustees and installed by the developer at his or her own expense.
(I) Half-streets. Street systems in new subdivisions shall be laid out so as to eliminate or avoid half-streets. Where a new subdivision abuts an existing street of inadequate right-of-way width, additional right-of-way width may be required to be dedicated by the subdivider to meet the requirements of this section.
(J) Street intersections.
(1) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle of less than 70 degrees shall not be acceptable. Not more than two streets shall intersect at any one point unless specifically approved by the Planning Commission.
(2) Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with an existing intersection on the opposite side of such street. Street jogs with centerline offsets of less than 125 feet shall not be permitted, except where the intersected street has separated dual drives without median breaks at either intersection. Where streets intersect major streets, their alignment shall be continuous.
(3) Minimum curb radius shall be 25 feet. In any case where more dedication is deemed necessary to provide safe sight distance or for traffic channelization, the Planning Commission may specify a greater cutoff than the normal cited above. Alley intersections and abrupt changes in alignment within a block shall have the corners cut off in accordance with standard engineering practice, to permit safe vehicular movement.
(4) Where the grade of any street at the approach of an intersection exceeds 5%, a leveling area shall be provided having not greater than 4% grade a distance of 25 feet, measured from the nearest right-of-way line of intersecting street.
(5) Intersections shall be designed with a flat grade wherever practical. In no case shall the vertical alignment within the intersection area exceed 4%.
(6) Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance.
(K) Street names. All street names are to be approved by the Planning Commission and the United States post office prior to final map approval. No street names shall be used which will duplicate or be confused with the names of existing streets. New streets which are extensions of or obviously in alignment with existing streets shall bear the name of the existing streets.
(L) Street paving. Designated surface treatments shall meet the specifications of the Illinois Department of Transportation. All construction methods and materials shall conform to the applicable sections of the Standard Specifications for Road and Bridge Construction in Illinois, latest edition. Surfacing shall consist of a bituminous surface plant fix or equivalent bituminous mat of a minimum of two inch thickness constructed on a ten-inch minimum compacted gravel or crushed stone base.
(M) Alleys. Alleys shall not be required in residential areas.
(N) Stormwater drainage system. The stormwater drainage system shall be separate and independent of any sanitary sewer system. Subdividers shall submit a drainage plan/stormwater management plan conforming to the requirements of Chapter 153, Stormwater Management, of this code of ordinances simultaneous to the filing of a preliminary or final plat.
(Prior Code, § 8-7-2) (Ord. 2015-16, passed 8-3-2015)