(A) Essential utilities and public services. Land proposed to be subdivided shall have essential utilities and public services available within a reasonable distance and time period. Land to which these essential utilities and services will not be so provided shall be deemed unsuitable for subdividing. Essential utilities and services and criteria for determining if they can adequately be provided shall include the following.
(1) Sewage disposal. Land shall be considered unsuitable for subdividing unless it can be shown that adequate private sewage systems can be provided, which will comply with the technical requirements in § 12-8-10.
(2) Water supply.
(a) A state Environmental Protection Agency approved public water supply shall be the preferred method of water supply.
(b) Private wells may be permitted for developments outside the village if the developer can demonstrate that it is not feasible to extend water mains to the land proposed to be subdivided. As a minimum guideline, the extension of 120 feet plus/minus of water main per lot of the preliminary plan shall be deemed feasible. This distance shall be measured between the nearest suitable public water main and the proposed development. Mains within the development shall not count toward this extension footage.
(3) Fire protection.
(a) Land proposed to be subdivided shall meet the following conditions in order to be deemed suitable for subdividing.
1. Land shall be within a fire protection district, if possible, or the subdivider shall make arrangements to have the land served by a fire protection district under contract, if it is not within a fire protection district.
2. There shall be a public road providing adequate access for emergency vehicles to the site. Roadways shall have an all weather driving surface (minimum oil and chip) with 20 feet of unobstructed width. Where a bridge is required to be used as a part of the most direct fire truck access route, it shall have a minimum vertical clearance of 13 feet, six inches and be constructed and maintained to carry the live loads imposed by fire trucks; and
3. There shall be a system of water mains or other source of water adequate for fire fighting purposes. Specific fire flows shall be determined by the Springfield Fire Protection District using a standard published by the Insurance Service Office entitled Guide for Determination of Required Fire Flow.
(b) A full sprinkler system installed with adequate water available as determined by the National Fire Protection Association Standards 13 or 13D depending on the occupancy of the building shall also satisfy this requirement.
(4) Streets.
(a) The suitability of existing streets for access to the proposed subdivision and/or for incorporation in to the proposed subdivision’s street system shall also be considered. A street shall be considered suitable if:
1. The street is constructed of all weather material (concrete, asphalt, oil mat);
2. The paved area is at least 20 feet wide with a road bed 24 feet wide; and
3. The street has good drainage.
(b) If only a portion of the criteria set forth in division (A)(4) is met, the Village Engineer, a representative of the Springfield Fire Protection District, and a representative of the Planning Committee shall make the recommendation as to whether the street is suitable for the proposed development or what improvements must be undertaken to make it suitable.
(5) Police protection. In determining the suitability of land for subdivision purposes, the distance that police would have to travel to respond to a call for service shall be considered.
(B) Other requirements. Land proposed to be subdivided shall meet the following requirements.
(1) Site must be in conformance with the village’s Comprehensive Plan, if one is adopted.
(2) Development must not be located in a 100-year floodplain or flood-prone area.
(3) Development must not be located in any environmentally sensitive area including sites adjacent to Lake Springfield and its tributaries unless the subdivider can show that environmental concerns can be mitigated.
(4) Site must be of a shape, size, and terrain so that usable lots and streets in conformance with this title can and will be created.
(5) Development must not have a major conflict with existing use of adjacent property (waste water treatment plants, power plants, major industrial plants, landfills, certain agricultural uses, and the like) unless it is shown that factors which cause the conflict can and will be mitigated.
(6) Development must not cause major off-site impacts and problems relating to, but not limited to, streets, drainage water system, and parks. If it is determined by the Planning Committee that major off-site impacts will result, the subdivider must agree to mitigate the portion of the impact caused by the subdivision.
(7) When soils in the area to be developed have severe limitations for building site development or sanitary facilities as determined by the USDA Soil Conservation Service, the subdivider shall submit information indicating how these limitations will be addressed.
(Ord. 04-09, passed 9-21-2004)