A. Compliance With Official Plan: The arrangement, character, extent, width, grade and location of all streets shall conform to the official plan, and shall be considered in their relation to existing and planned streets; to reasonable circulation of traffic within the subdivision and adjoining lands; to topographic conditions; to runoff of stormwater; to public convenience and safety; and in their appropriate relations to the proposed uses of the area to be served.
B. Access; Private Streets Prohibited:
1. A public street shall be provided to afford convenient access to all property within the subdivision. No private street or thoroughfare shall be permitted. Where, in the opinion of the Planning and Zoning 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. Provisions shall be made for vehicular and pedestrian access to residential property abutting limited access streets either:
a. By providing marginal access streets; or
b. By backing lots to the thoroughfare and providing access by a collector, minor or cul-de-sac street one lot depth removed and with a visual barrier established in a nonaccess reservation strip along the rear property line abutting the thoroughfare.
These standards are established for the purpose of providing protection to residential property and to separate through and local traffic.
C. Extension Of Existing Streets: The proposed street system shall extend existing adjoining streets unless the extension thereof would not be practical and is approved by the Planning and Zoning commission.
D. Street Names: Proposed streets which are obviously in alignment with existing streets already named shall bear the name of such existing street. In no case shall the name for proposed streets duplicate or be confused with existing street names in the village or within one and one-half (11/2) miles of the corporate limits thereof, irrespective of the use of the suffix street, avenue, road, boulevard, drive, place or court, or an abbreviation thereof.
E. Right Of Way Widths:
1. The minimum right of way width of a street, measured between the lines of property abutting upon the right of way, shall not be less than the following:
Type Of Street | Residential Subdivision | Industrial, Commercial, Business Subdivision |
Type Of Street | Residential Subdivision | Industrial, Commercial, Business Subdivision |
Primary, as shown on the official plan or as designated by federal, state or county officials having jurisdiction | In accordance with federal, state, county and village requirements, whichever has the greater width and design standard requirements; generally 100 feet | |
Collector streets | 80 feet | 80 feet |
Minor streets | 66 feet | 70 feet |
Cul-de-sec streets and minor streets less than 600 feet in length | 60 feet | 70 feet |
(with 100 foot property line diameter or turnaround) | ||
Marginal access streets, one- way only | 40 feet | 50 feet |
Alleys, where permitted (see also subsection M2 of this section and subsection 12-5-8I of this title) | 20 feet | 24 feet |
2. 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 an existing right of way which is less than the required width, the subdivider shall dedicate additional right of way to meet the requirements, but not to exceed one-half (1/2) of the total required width.
F. Cul-De-Sacs:
1. Cul-de-sac streets in single-family residential districts shall not be more than five hundred feet (500') in length, measured along their centerlines from the streets of origin to the ends of their rights of way, or may be longer than five hundred feet (500'), provided not more than twenty (20) lots abut upon their right of way lines.
2. In multiple-family residential districts, such streets shall not exceed three hundred feet (300') in length.
3. Each cul-de-sac street shall have a terminus of nearly circular shape with a minimum diameter of one hundred twenty feet (120'). The terminus shall be connected with each right of way line of the approach segment of the street by a reverse curvature having a radius of not less than thirty feet (30').
G. Curves And Intersections:
1. Curves in streets shall be permitted, provided no curve shall be greater than that approved by the village engineer as reasonably safe for traffic at the particular location of the curve, but with a radius of not less than the following:
Primary and collector streets | 300 feet |
Minor streets | 150 feet |
2. The minimum length of tangents between reverse curves shall be as follows:
Cul-de-sac streets | Not allowed |
Minor streets | 50 feet |
Collector streets | 100 feet |
Primary streets | 200 feet |
3. Different connecting street gradients shall be connected with vertical curves. The minimum length in feet of curves shall not be less than the following:
Minor and cul-de-sac streets | 20 feet for each 1 percent algebraic difference of grade, but in no case less than 100 feet |
Primary and collector streets | 30 feet for each 1 percent algebraic difference of grade, but in no case less than 100 feet |
4. Street jogs with centerline offsets of less than one hundred twenty five feet (125') shall not be permitted if the same can be reasonably avoided.
5. Minor streets shall be so aligned that their use by through traffic will be discouraged.
6. Street intersections and confluences shall be planned in a manner that will provide safe and efficient traffic flow. Streets shall intersect at or near right angles, and an intersection of more than two (2) streets shall be avoided unless specific conditions of design indicate otherwise. No street shall intersect any other street at less than sixty degrees (60°).
H. Half Streets: Half streets shall be prohibited. Wherever an existing or dedicated half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract. A half street, where included, shall be graded at one level, and the regrading or new construction on a half street shall conform to the grade and pavement of the adjacent half street. Where the adjacent half street is unimproved, the developer of the plat being subdivided shall complete the construction of the full width of the street.
I. Longitudinal Gradients: Longitudinal gradients of streets shall be at least four-tenths of one percent (0.4%) and shall not exceed eight percent (8%) on primary streets and ten percent (10%) on minor streets.
J. Location In Relation To Railroad Rights Of Way: Streets platted along railroad rights of way shall be so laid out that the nearest street line of such street shall not be less than one hundred twenty five feet (125') from the nearest line of such railroad right of way. The five feet (5') closest to the right of way shall be a buffer planting strip easement.
K. Grade And Topography: Streets shall be related appropriately to the topography, and all streets shall be arranged so as to obtain as many as possible of the building sites at or above the grades of streets. Grades of streets shall conform as closely as possible with the original topography. Topography permitting, a combination of street grade curves shall be avoided.
L. Side Streets: Side streets shall be completed to the back lot line of adjacent developed property.
M. Alleys:
1. Alleys shall be provided at the rear of all lots or tracts intended for business, commercial or industrial use and, where necessary, for multiple-family building use, but shall not be provided in single-family 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 Planning and Zoning commission to the village board.
2. Alleys shall be at least twenty feet (20') wide where permitted in multiple-family residential areas. Alleys shall be at least twenty four feet (24') wide in all commercial, industrial and business areas unless such areas are otherwise provided with off street loading space.
3. Dead end alleys shall be avoided where possible but if unavoidable, shall be provided with adequate turnaround facilities at the dead ends as determined by the Planning and Zoning commission. (1978 Code §§ 7-3-3-1 through 7-3-3-14; amd. Ord. 2023-56, 9-7-2023)