A. Layout: The layout of streets in a subdivision plan shall conform to existing regulations and policies and shall be based on thorough consideration of:
1. Topography and drainage;
2. Public convenience and safety;
3. The existing street pattern;
4. The future circulation needs of nearby lands; and
5. The proposed uses of the land being subdivided.
B. Rights of Way: Street right-of-way widths shall be designated by the major thoroughfare plan and/or Official Plan of the Village. In all other instances the following table shall apply:
State highways with route numbers | 120' |
State highways without route numbers | 100' |
Major County highways* | 100' |
Other County highways* | 80' |
Major Township highways | 80' |
Other Township highways | 80' |
Collector streets | 80' |
Minor streets | 60' with a 10' easement on either side for utility and ditch back-slope purposes. |
*Master County Map on file in the office of the County Superintendent of Highways.
C. Collector and Minor Streets: Collector streets shall be Village streets designed to be main thoroughfares from one section of the Village to another. Minor streets shall be so designed as to discourage high-speed or through traffic.
D. Boundary Streets: Streets shall not be laid out on the boundary of a subdivision. Exceptions to this may be permitted where the Plat Officer finds that such streets are desirable for further expansion or where such streets will conform to the existing street system.
E. Intersections:
1. Street intersections with thoroughfares shall be limited to not more than one per quarter mile unless topographic and physical conditions require a lesser distance. Street intersections shall be at right angles as may be permitted by the plat officer. Where unusual conditions exist, the plat officer may permit intersections of less than ninety degrees (90°) but not less than sixty degrees (60°).
2. In all cases street intersections and junctions shall be laid out so as to facilitate the safe flow of traffic. In no case shall two (2) junctions be offset less than one hundred twenty five feet (125').
F. Cul-De-Sacs:
1. If the cul-de-sac is drained by open ditches, the right of way shall be one hundred forty feet (140') in diameter with a ten foot (10') utility easement along each front lot line. If storm sewers are used for drainage, the right of way may be reduced to one hundred twenty feet (120') with a twenty foot (20') utility easement along the front lot line.
G. Marginal Access Streets: Wherever a subdivision borders on or contains the right of way of a limited access street, highway or thoroughfare, a railroad or a utility right of way, a street may be required approximately parallel to and on either side of such right of way for a distance suitable to service such uses as front thereon. (Ord. 90-O-03, 7-25-1990)
H. Location Of Sewer And Water Mains:
1. No public sewer or water mains shall be located in back yard or side yard easements, except where no public or private street, alley or right of way exists where any public sanitary sewer or water main of the village is now or may in the future be available, as defined herein, and the location is approved by the village engineer. In such cases, an easement in favor of the village must be provided, which shall be subject to the approval of the corporate authorities.
2. A public sewer or water main shall be considered "available", as used herein, if it is located less than two hundred fifty feet (250') from a single-family residence property or a commercial establishment of less than one thousand five hundred (1,500) gallons usage per day, or less than one thousand feet (1,000') from a commercial establishment over one thousand five hundred (1,500) gallons usage per day, a multi-family dwelling, or a new subdivision.
3. In the event that a property owner elects to voluntarily extend an existing public sewer or water main to serve his property, the owner shall be required as a condition of approval of such work, to extend the main from its existing location, all the way to the far side of the subject property, so as to provide accessibility to the next adjacent property. Upon application of the person, firm or corporation extending any public utility as provided in this subsection H3, the corporate authority may vary the requirement of extending the utility to the extreme boundaries of the property if and only if each of the following conditions are present:
a. The real property to be served is residentially zoned and is located within, or at the extreme boundary of a series of contiguous residentially zoned parcels, lots or tracts; and
b. The public utility to be extended is available at each extreme end of the said contiguous parcels; and
c. The village master plan for utilities extension does not contemplate extension of the particular public utility from the one extreme end of the contiguous parcels, to the other; and
d. No subdivision can be made of the property to which the public utility is being extended; and
e. The village engineer, using reasonable engineering judgment, finds that requiring extension of the public utility to the extreme boundary of the subject property would serve no reasonable village purpose and will not further the master utility plan of the village. (Ord. 2004-O-05, 5-26-2004)
I. Reserve Strips: Reserve ("spite" or "devil") strips controlling access to streets are not permitted. Streets roughly paralleling the subdivision boundary shall be located not less than one lot depth from said boundary. All streets intended to provide the subdivision with future means of ingress and egress shall extend to the subdivision boundary. (Ord. 90-O-03, 7-25-1990)
J. Private Streets:
1. Private streets are not favored and will generally not be permitted except: a) in cases where a condominium ownership or similar common ownership arrangements are involved, or b) where a peculiarly shaped and relatively small area is involved in which the regular pattern of public streets would create a hardship upon the developer.
2. Private streets within nonresidential subdivisions and developments may be approved by action of the village board where the public interest is best served thereby and where the provisions of subsection J2a through J2f of this section has been satisfied. Unless specifically waived by action of the village board, private streets must be constructed to the same design standards as public streets or as otherwise provided for in this title.
a. There shall be a finding by the village board that the unusual shape, size or circumstances of the property or its ownership would create a hardship upon the developer if required to develop regular public streets in the development or subdivision, and the public interest is best served by permitting private streets in the development or subdivision.
b. There shall be adequate provisions made for the perpetual care and maintenance of the private street, including the removal of snow and ice accumulations.
c. There shall be provisions made to enable the village to make demand upon the owners of the properties served by the private street to provide care and maintenance to the satisfaction of the village, and, if such care and maintenance is not provided as demanded, to permit the village, in its sole discretion, to enter upon the private street and provide such care and maintenance at the expense of the owners of the said properties.
d. There shall be provisions made to enable the village to enforce its claims for payment of its expenditures for such care and maintenance by the properties served by the private street by legal action, including, but not limited to, the right to impose superior liens upon the said properties.
e. There shall be common ownership of the private street right of way by all entities benefited thereby, or an easement of record running with the land for the benefit of all properties served by the private street. The ownership or easement documents shall assure that all such owners or easement documents shall be legally obligated, severally and jointly, to pay the costs of care and maintenance of the private street.
f. There shall be included in the care and maintenance expenses of the private street, provisions for adequate liability insurance to cover any liability which might be imposed upon the village in connection with the private street. (Ord. 92-O-01, 1-29-1992)
3. In all cases where private streets are approved in accordance with the above standards, adequate provision shall be made for location of public utilities in properly designated easements within the private street. (Ord. 2004-O-05, 5-26-2004)
K. Streetlights: A system of streetlights on all public streets within the subdivision shall be required to provide a standard streetlight at all intersections, cul-de-sacs, or as the village may otherwise direct. (Ord. 90-O-03, 7-25-1990)
L. Parkway Trees And Landscaping: Street trees and other landscaping shall be installed in all subdivisions in accordance with the requirements of chapters 5 and 6 of this title. Wherever sodding of ditches and other areas is not required parkways shall be graded and seeded to provide a turf crop. (Ord. 90-O-19, 11-28-1990)