(A) Typical street standards. Minimum dimensional standards of all rights-of-way, pavements, sidewalks and other public improvements shall be determined by the County Engineer.
(1) Urban streets. Streets within one and one-half miles of a corporate limit shall be considered urban.
(2) Collector street (urban). The following definitions apply, 60 feet right-of-way; with sufficient width for all necessary cuts and cross section; 36 feet pavement, including curb and gutters.
(3) Collector street (rural). The following definitions apply, 60 feet right-of-way; 24 feet pavement with four feet shoulders without curb and gutters or 27 feet pavement with curb and gutters.
(4) Local street (urban). The following definitions apply, 60 feet right-of-way; 27 feet pavement, including curb and gutter; four feet sidewalks near property line.
(5) Local street (rural). The following definitions apply, 60 feet right-of-way; 24 feet pavement, without curb and gutters, provided suitable storm drainage facilities are installed. In cases where lots are 100 feet or more in width and not situated along a major street, sidewalks may not be provided unless required by the County Board.
(6) Cul-de-sac. The following definitions apply, 60 feet right-of-way; 24 feet pavement.
(7) Marginal access streets abutting a major road or street. The following definitions apply, 50 feet right-of-way; 24-foot pavement without curb and gutters or 27-foot pavement with four-foot space for utilities.
(8) Crosswalks. The following definitions apply, ten-foot right-of-way; at least four-foot paved walkway along centerline.
(B) Street grades. No street grade shall be less than .5% and shall not exceed the following with the allowances for reasonable vertical curves:
(1) Collector street, 6%;
(2) Local streets, 8%; and
(3) Streets shorter than 500 feet and cul-de-sacs, 10%.
(C) Street alignment. Horizontal and vertical alignment shall conform to Chapter 32 of the Illinois Department of Transportation’s Bureau of Local Streets Manual, unless otherwise specified. Design speed shall be 30 miles per hour.
(D) Intersections. The radii on both pavement edge and right-of-way is to be 30 feet minimum at all points of intersection and 60 feet for industrial or major street or highway intersections.
(E) Blocks.
(1) The lengths, widths and shapes of blocks shall be determined with due regard to:
(a) Provision of adequate building sites suitable to the special needs of the type of use contemplated;
(b) Needs for convenient access, circulation, control and safety of traffic; and
(c) Limitations and opportunities of topography.
(2) No block shall be longer than 1,400 feet except in unusual circumstances. Where a subdivision adjoins a major highway, the greater dimension on the block shall front along such major highway to minimize the number of points of ingress or egress.
(3) Where blocks are over 750 feet in length, a crosswalk easement not less than ten feet in width may be required, if necessary, to provide proper access to schools, playgrounds, shopping centers and other facilities.
(4) The depth and width of properties laid out or reserved for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use and development contemplated. The permanent reservation of suitable buffer and easement areas may be required, where deemed essential. Such areas shall normally be made a part of abutting lots or building sites.
(F) Lots.
(1) Size, shape and orientation. The lot size, width, depth, shape, orientation and the minimum building setback lines shall be appropriate for the location of the subdivision and type of development and use contemplated. A depth and width ratio of approximately 2-1/2 to 1 is desirable. Lot depth in relation to width shall normally not exceed a ratio of 3 to 1.
(2) Dimensions. Lot dimensions and area shall not be less than the requirements of this chapter. In subdivisions not providing full community sewer and water facilities, increased area will be required in instances where such need is indicated by the Soil and Water Conservation District’s investigations and by the County Public Health Department (see § 152.069).
(3) Corner lots.
(a) No corner lot shall have a width at the building line of less than 50 feet. Either of the two sides of a corner lot fronting on a street may be designated the front of a lot, provided the rear yard shall always be opposite the frontage so designated.
(b) All corner lots, be they at the intersection of the rights-of-way of two streets or of an alley and a street, shall have a curve with a minimum radius of 30 feet joining the two sidelines of said rights-of-way.
(4) Lot lines. Side lot lines shall be at right angles or radial to the street center line or substantially so, and along curvilinear street center lines, side lot lines so formed shall form a lot having not less than 20 feet of width at either the front lot ones or the rear lot line.
(5) Double frontage lots. All lots shall abut an improved public street. Double frontage and reverse frontage lots may be required where they are desirable to provide separation of development from traffic arteries or to overcome other disadvantages of topography or situation.
(6) Building sites. Every lot shall contain a suitable building site. Lots containing rock foundations, water courses or other adverse conditions shall have an additional depth or width as required. Lots without a public sewer system but with a public water system shall be no less than one acre (43,560 square feet). Where a private individual well and septic tank is proposed, lots shall be no less than one acre. However, a greater area may be required for such lots if, in the opinion of the Soil and Water Conservation District and/or County Public Health Department, there are factors or drainage, soil conditions, or other conditions which cause potential health problems.
(G) Street names. Names of new streets shall not duplicate the names of existing street or roads of record. New streets which are extensions of, or in alignment with, existing streets may bear the name of the existing streets. All names shall meet with approval of the 911 Board and final approval of a proposed subdivision by the County Board will be withheld until the developer complies with Section 3 (a) of the 911 ordinance.
(H) Easements.
(1) Easements shall be provided, where necessary, for any surface, underground or overhead utility service and sewage effluent discharge, including storm water drainage. They shall have a width of ten feet and shall be established along rear lot lines and along such other lot lines as are required to provide continuity of alignment throughout the area served.
(2) When a subdivision is traversed or bounded by a water course, drainage way, channel, or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such water course; and such further width or construction, or both, as will be adequate for the purpose. It shall include an additional area of at least 15 feet adjoining both edges of the established flood plain area as certified by the subdivider or his/her Engineer. Minimum floor elevations for structures may be required in areas which are or may be flooded.
(I) Resubdivision and replatting. The Planning and Subdivision Committee shall, in the performance of its plat-approving function, be vigilant for opportunities to encourage and facilitate the replatting of prematurely and inexpertly subdivided areas, which are now in sharp contrast to current standards of acceptability. Rehabilitation of these areas shall be implemented through proper design considerations when adjacent and unsubdivided land is proposed for development.
(J) Business and industrial subdivision. Business and industrial areas shall be subdivided into lots of such size, shape and arrangement as to meet business or industrial needs. Properties reserved or laid out for business or industrial purposes shall be large enough to provide for the setback, yard, private sewage disposal system and off-street parking and loading facilities required by the type of development contemplated.
(Ord. 0-2005.4, passed 11-8-2005) Penalty, see § 152.999