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A. Permanent Markers: All subdivision boundary corners and the intersections of the street centerlines shall be marked with a permanent monument. A permanent monument shall be deemed to be concrete with a minimum dimension of four inches (4") in diameter, extending three feet (3') below the surface of the ground, or steel pipe firmly imbedded in concrete which extends at least three feet (3') below the surface of the ground. Either configuration shall have a brass cap permanently attached at the surface. Should conditions prohibit the placing of monuments on line, offset marking will be permitted, provided however, the offset courses and distances are shown on the plat. A permanent bench mark shall be accessibly placed within the subdivision, the elevation of which shall be referred to the USC&GS datum and accurately noted on the subdivision plat.
B. Street Improvements:
1. Conformity To Comprehensive Plan: The location and width of all streets shall conform to the latest comprehensive plan and to the provisions herein. Streets and alleyways in any subdivision adjoining a municipality shall be continuous with and correspond in direction and width to the streets and alleys of the municipality.
2. The minimum street right of way width shall be shown on the comprehensive plan map, or if not shown on such plan, shall be not less than fifty feet (50') wide. Subdivisions that adjoin existing or planned streets shall dedicate the right of way as necessary to meet the minimum street width requirements set forth in this section as follows:
a. The entire additional right of way shall be provided where the subdivision is on both sides of the street.
b. When the subdivision is located on only one side of an existing or planned street, as shown on the comprehensive plan, one-half (1/2) of the required additional right of way shall be provided which shall be not less than thirty feet (30'). In no case shall the resulting eventual right of way width be less than fifty feet (50').
3. Grades on a major thoroughfare shall not exceed five percent (5%). Grades on other streets shall not exceed ten percent (10%).
4. Street intersections shall be as nearly at right angles as is possible, and no intersection shall be at an angle of less than sixty degrees (60°). Four-way intersections shall be discouraged in residential areas.
5. Street jogs with centerline offsets of less that one hundred twenty five feet (125') shall not be allowed, whether between two (2) proposed streets or between an existing and a proposed street.
6. Residential streets that are dead end streets, also called cul-de-sacs, shall be provided at the closed end with a turnaround having an outside roadway diameter of at least eighty feet (80') and a street right of way diameter of one hundred feet (100').
7. A proposed street which is in alignment with and joins an existing and named street shall bear the name of the existing street. In no case shall the proposed name of a street duplicate the name of an existing street within the area covered by this chapter. Use of a suffix such as "street", "avenue", "boulevard", "drive", "place", "court", etc., shall not be a distinction sufficient to constitute compliance with this chapter.
8. When a subdivision or portion thereof adjoins a major thoroughfare no single-family residential lot shall have direct access thereto. Said lots shall be provided with frontage on a marginal access street. Lots with double frontage shall be avoided except where necessary when single-family residential development abuts arterial streets.
9. All streets shall be graded and the roadway improved by paving subject to the approval of the village engineer. Curbing, gutter, and sidewalk shall be subject to approval of the village engineer. Layouts for local, collector and arterial streets shall be as those shown in and have as minimum dimensions those dimensions shown in appendices A, B, and C on file in the village. Minimum paving for local streets shall have four inch (4") subgrade, six inch (6") aggregate base, and two inch (2") asphalt. No paving is to be installed unless all utility lines have been placed and stubbed out under the areas to be paved.
C. Alleys: Alleys twenty feet (20') wide shall be provided to the rear or side of all lots to be used for commercial or industrial uses. Alleys may be required for apartment or multi-family subdivisions. Dead end alleys shall not be allowed.
D. Sidewalks: Sidewalks shall have a minimum width of four feet (4'), shall be ADA approved, shall be constructed as indicated in appendices A, B, and C on file in the village, and subject to the approval of the village engineer.
E. Easements For Utilities: Except where alleys are provided, utility easements not less than ten feet (10') in width shall be provided along rear or side lot lines where necessary for use in erecting, construction and maintaining poles, wires conduits, storm sewers, sanitary sewers, gas mains, water mains, electrical lines and other public utilities reasonably required for urban structure. Whenever practical, utilities shall be placed underground. No building shall be erected on said easement. All final plats should be accompanied with evidence that all utilities concur, and that said easements indicated on the plat are suitable for servicing the area.
F. Water Lines: The subdivider shall make necessary arrangements to serve each lot within the corporate limits from a water system that is approved by the state engineer and the state environment department to supply potable water for domestic needs and for fire protection. Water lines shall be installed to at least the back side of proposed sidewalks before any paving is installed.
G. Sanitary Sewers: The subdivider of land within the village limits shall connect with a sanitary sewer system, private or public if one is available, and provide adequate sewer lines accessible to each lot. Sewers to be constructed to service lots shall be constructed under the supervision of and subject to the approval of the village engineer. All lines which lie under paving shall be installed prior to paving.
H. Drainage: Adequate provision shall be made for drainage of storm water including easements and provisions for lining and checking the rainway, if open, or for the installation of storm sewer conduit. Drainage improvements shall maintain any natural watercourse and shall prevent the collection of water in any low spot. No lot shall be platted to obstruct natural water flow. Storm water drainage shall not combine with sanitary sewer. Drainage channels must be designed and installed subject to the approval of the village engineer.
I. Street Signs: A four-way metal street sign shall be installed at each street intersection at the expense of the developer. Letters on such signs must be at least four inches (4") high. Style, color, and material must be approved in advance by the village. Signs on state highways shall meet the standards of the state highway commission.
J. Recreational Areas: Design consideration shall be given to the allocation of areas suitably located and of adequate size for playgrounds and parks for local or neighborhood use as well as public service areas. Consideration shall be given to locations designed for school bus loading purposes. Where proposed open space for recreation is shown on the comprehensive plan and is located in whole or in part in the proposed subdivision, a condition of final plat approval is that the subdivider shall dedicate such land or a part thereof to the village without charge for the recreational purposes. The subdivider may propose and the council negotiate payment of a fee to be held in trust by the village for use in maintaining or improving recreational facilities for the benefit of residents of the proposed subdivision as an alternative to dedication of land.
K. Completion Of Improvements: The improvements required by the preliminary and final plats shall be installed with the provision that no residence or other building shall be constructed until the street, curb, gutter, sidewalk, water and sewer improvements, underground utilities or storm drain provisions as may be required have been installed for the entire block in which the residence or other building shall be located. (Ord. 319 § 8, 2003)