APPENDIX C
Village Of Lake Bluff
Subdivision Design Standards
Standards and details of design contained herein are intended only as minimum requirements to enable the general arrangement and layout of a subdivision to be adjusted to a wide variety of circumstances. However, in the design and development of the plat, the subdivider shall use standards consistent with the site conditions so as to assure a pleasant and desirable neighborhood.
(1) Streets:
(a) Continuation Of Existing Streets: Proposed streets shall provide for continuation or completion of any existing streets (constructed or recorded) in adjoining property, in similar alignment, and at equal or greater width, but not less than sixty six (66) feet in width. All streets shall be carried to the proposed subdivision boundary unless otherwise recommended by the plan commission and approved by the village board. Where unsubdivided land adjoins the proposed subdivision, provisions shall be made, where necessary, for the extension of streets into such unsubdivided area. Such provision may include leaving vacant land which would be required to extend such streets to this area; or when the subdivision of such area can be foreseen in the near future, this provision may include street construction to the boundary of such area.
(b) Rights Of Way: Minimum widths for street right of way shall conform to the following schedule and enclosure 1 to appendix D, section 11-5-4 of this chapter:
Residential collector streets: Eighty (80) feet.
Residential streets, no parking: Sixty six (66) feet.
Residential street, parking one side: Sixty six (66) feet.
Commercial, industrial streets and thoroughfares, parking on both sides: Eighty (80) feet.
Cul-de-sac streets: Sixty six (66) feet.
(c) Thoroughfares Involved In Subdivision: Where a new subdivision involves frontage on an existing state highway, route or county highway access, egress approval must be obtained from the county and state in addition to that of the village. Example of thoroughfares, see enclosure 1 to appendix D, section 11-5-4 of this chapter.
(d) Railroads Involved In Subdivision: If a railroad is involved, the subdivision plan should:
(1) Be so arranged as to permit, where necessary, future grade separations at highway crossings of the railroad. (Crossing to be at right angles.)
(2) Border the railroad with a parallel street at a sufficient distance from it to permit deep lots to go back onto the railroad; or form a buffer strip for park, commercial or industrial area.
(3) Provide cul-de-sacs at right angles to the railroad so as to permit lots to back thereonto.
(e) Land Not Platted: Where the plat to be submitted includes only part of the tract owned by the subdivider, the plan commission may require topography and a sketch of a tentative future street system of the unsubdivided portion.
(f) Physical And Cultural Features: In general, streets shall be platted with appropriate regard for topography, creeks, wooded areas, and other natural features which would lend themselves to attractive treatment.
(g) Neighborhood Plan: If an overall plan has been made by the plan commission for the neighborhood in which the proposed subdivision is located, the street system of the latter shall conform in general thereto.
(h) Circulation: The street pattern shall provide ease of circulation within the subdivision as well as convenient access to adjoining streets, thoroughfares, or unsubdivided land as may be required by the plan commission. In a case where a street will eventually be extended beyond the plat, but is temporarily dead ended, an interim turnaround may be required.
(i) Street Intersections: Street intersections shall intersect at an angle of not less than seventy five (75) degrees. When this criteria cannot be met, the centerlines shall intersect at right angles by means of curves.
(j) Dead End Streets: Permanent dead end streets shall be discouraged, where a reasonable substitute for a dead end street exists. Where a dead end street is of a temporary nature, awaiting its extension into adjoining undeveloped land, a cul-de-sac or T dead end intersection may be permitted. All land in excess of that needed for a temporary street, when extended, or the turnaround, shall be subject to a temporary easement. (Easements for utilities shall be permanent unless the owner agrees to move any utilities installed within turnaround right of way.)
(k) Cul-De-Sac Streets: Cul-de-sac streets shall only be permitted where topographical or geographical features such as rivers, streams and cliffs and such structures as railroads, interstate highways, etc., preclude continuation of streets. Whenever a cul-de-sac is permitted, such street shall be no longer than six hundred sixty (660) feet and shall be provided at the closed end with a turnaround having a street property line diameter of at least one hundred twenty (120) feet in the case of residential subdivision. The right of way width of the street leading to the turnaround shall be a minimum of sixty six (66) feet. The property line at the intersection of the turnaround and the lead-in portion of the street shall be rounded at a radius of not less than twenty five (25) feet. A turnaround diameter greater than one hundred twenty (120) feet may be required by the plan commission in the base of commercial or industrial subdivision if it is deemed necessary.
(l) Half Streets: Dedication of half streets is prohibited. Where there exists a dedicated or platted half street or alley adjacent to a tract to be subdivided, the other half shall be platted and dedicated.
(m) Alleys: Except where justified by unusual conditions, alleys will normally not be required or permitted.
(n) Street Jogs: Street jogs with centerline offsets of less than one hundred twenty five (125) feet shall not be permitted unless recommended by the plan commission and/or approved by the village board.
(o) Easements: All easements shall be dimensioned and shall clearly show the purpose for which they were created, and shall be at least ten (10) feet in width. Easements for utilities shall be provided along front, rear or side lot lines or along alleys, if needed. Evidence will be submitted that the public utilities company concerned or village, as applicable, can satisfactorily serve with the utilities easements provided.
(p) Street Names: All newly platted streets shall be named and in a manner conforming to the prevailing street naming system. A proposed street that is obviously in alignment with other existing streets, or with a street that may logically be extended, although the various portions be at a considerable distance from each other, shall bear the same name. Names of new streets shall be recommended by the plan commission and approved by the village board in order to avoid duplication or close similarity of names.
(q) Dedication: Streets will be dedicated by plat and improvements officially accepted by the village before the village will accept and assume maintenance responsibilities.
(r) Private Streets: Private streets will not be allowed in a subdivision. (Ord., 4-11-1978)