(A) Generally. The arrangement, character, extent, width, and locations of all streets within any subdivision shall be properly related to existing and planned streets, to reasonable circulation of traffic, to topographic conditions, to runoff of storm water, to public convenience and safety, and to the proposed uses of the land to be served by such streets.
(B) Specifications. The following minimum specifications apply specifically to residential subdivisions. At the recommendation of the City Engineer, higher standards comporting with accepted engineering practices may be imposed for streets in nonresidential subdivisions.
Residential Subdivision Minimum Specifications
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Type of street
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Minimum right-of-way width
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Minimum pavement width
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Maximum/ minimum grades
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Residential Subdivision Minimum Specifications
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Type of street
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Minimum right-of-way width
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Minimum pavement width
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Maximum/ minimum grades
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Alley | 20 ft. | 18 ft.2 | Maximum: 12% |
Minimum: .35% | |||
Marginal access | 40 ft. | 22 ft.3 | Maximum: 12% |
Minimum: .35% | |||
Local street | 50 ft. | 32 ft.3,4 | Maximum: 10% |
Minimum: .35% | |||
Collector | 60 ft. | 36 ft.3,4 | Maximum: 8% |
Minimum: .35% | |||
1 As measured from back to back of curbs. | |||
2 No curbs required. | |||
3 Curb requirements may be waived by subdivision variance. | |||
4 Reduced pavement widths may be allowed by a variance granted by the City Council in accordance with § 156.82 if the subdivider agrees to provide excess off-street parking and/or if the street is very short (less than 500 feet) and highly unlikely to be extended. | |||
(C) Circulation.
(1) The arrangement of streets within the subdivision shall provide for the extension of existing arterial, collector and local streets adjacent to the subdivision. Except for dead end streets, streets normally shall connect with streets already established or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivision tracts.
(2) Developers should be encouraged (but not required) to provide dual ingress/egress to the subdivision from exterior roads for emergency vehicle access.
(3) When access to a planned subdivision creates a traffic load that in combination with the existing subdivision is greater than 1,000 ADT, the primary access street or streets shall be made to conform to the requirements for collector streets.
(D) Topographical considerations. Grades of streets shall conform as closely as possible to the natural topography, but shall not exceed the maximum grade nor be less than the minimum grade indicated in division (B) above. All streets shall be arranged so that as many as possible of the potential building sites are at or above street grade.
(E) Alignment.
(1) Marginal access and local streets shall be laid out so as to discourage use by through traffic. To effect a more desirable street layout, the use of curvilinear streets, culs-de-sac, or U-shaped streets is encouraged; a rigid rectangular gridiron street pattern should be avoided.
(2) In the arrangement of new subdivision streets, provisions shall be made for the continuation of existing principal streets in adjoining areas, or the proper projection of new streets onto adjoining land where adjoining land is not subdivided.
(3) The minimum distance between streets, roads and lanes and other access rights-of-way, except limited access highways and major streets, shall be 250 feet. The minimum distance shall be measured from the edges of both existing and proposed rights-of-way.
(4) Newly platted streets, roads, lanes or access rights-of-way shall not create any double frontage lots, except as outlined in division (F) below.
(F) Limited access to area service highways. Where a subdivision abuts or contains an existing or proposed area service highway, the subdivider may be required to limit access to the highway by one of the following means:
(1) The subdivision of lots so that they back onto the highway and front onto a parallel marginal access or local street (double frontage lots), coupled with the installation of screening along the rear lot lines of such lots;
(2) A series of culs-de-sac, U-shaped streets, or short loop streets entered from and generally at right angles to the highway, with the rear lot lines of the lots at the termini of such streets backing onto the highway; or
(3) A frontage road separated from the highway by a planting strip, but having access thereto at suitable points.
(4) Screening requirements shall be determined by the City Council.
(G) Dead-end streets.
(1) Temporary stub streets. Streets shall be so arranged as to provide the continuation of collector streets between adjacent properties when such continuation is necessary for adequate traffic circulation, effective fire and police protection, and efficient provision of utilities. If a street must dead-end temporarily because the adjacent property is undeveloped, the right-of-way shall be extended to the property line, and no strip that would prevent connection with future streets shall be reserved. A temporary cul-de-sac shall be provided at the terminus of any temporary dead-end street.
(2) Permanent dead-end streets. The terminus of a permanent dead-end street shall not be closer than 50 feet to the boundary of an adjacent tract. A cul de-sac turnaround, having a minimum right-of-way radius of 50 feet and a minimum pavement radius of 40 feet, shall be provided at the end of every permanent dead-end street.
(H) Alleys. Alleys may be built in single-family residence districts at the subdivider’s option. Alleys may be required in multiple-family districts and in commercial/industrial districts unless other adequate provisions for service access are made. Alleys should not intersect with one another nor change sharply in alignment. Adequate vehicular turnaround space shall be provided at the terminus of any dead-end alley. (See also division (B) above and§ 156.26.)
(I) Intersections.
(1) Only two streets. Not more than two streets shall intersect at any one point.
(2) Right angles. Streets shall be laid out so as to intersect as nearly as possible at right angles; in no case shall two streets intersect at an angle of less than 75 degrees. An oblique street shall be curved approaching an intersection and shall be approximately at right angles with the intersection for at least 100 feet therefrom unless the subdivider’s engineer recommends, and the City Engineer concurs, that a lesser distance would be in accordance with safe and accepted traffic engineering practices.
(3) Proper alignment. Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersection on the opposite side of such street. Street jogs with centerline offsets of less than 125 feet are prohibited unless the intersected street has divided lanes without median breaks at either intersection.
(4) Rounded corners. Returns at intersections shall be made concentric and shall be rounded by a radius of not less than 25 feet at the right-of-way line.
(5) Flat grade. An area having not greater than 3% slope for a distance of 100 feet from the nearest right-of-way line of the intersecting street shall be provided at the approach to any intersection.
(6) Maximum cross-slope. The cross slope on all streets, including intersections, shall not exceed 3%.
(7) Adequate sight-lines. Whenever any proposed intersection involves earth banks or existing vegetation on the triangular area shown in Appendix C, Figure 3, such ground and/or vegetation (including trees) shall be cut in connection with the grading of the public right-of-way to the extent necessary to provide an adequate sight distance.
(8) Distance between intersections. No new street intersection shall be closer than 250 feet to any existing street intersection on the same side of the street.
(J) Horizontal curves. Where a street changes direction (such as where a centerline deflection angle occurs), a circular curve having the minimum centerline radius indicated below shall be introduced. (See Appendix D, Figure 4.)
(1) Local street: 75 feet;
(2) Collector street: 250 feet.
(K) Reverse curves. Where possible, a tangent at least 100 feet long should be introduced between reverse curves on local and collector streets (see Appendix E, Figure 5).
(L) Dedication/reservation of right-of-way.
(1) When right-of-way must be dedicated. (This subsection does not apply to private streets.)
(a) The subdivider shall dedicate at least the minimum right-of-way indicated in division (B) whenever he proposes to build any of the listed streets.
(b) Whenever the subdivider proposes to build any of the listed streets, he shall dedicate right-of-way in excess of the stated minimum where, in the City Engineer’s professional opinion:
1. Due to topography, additional width is necessary to provide adequate sight-lines; or
2. Due to the location of streams, railroad tracks, and the like additional width is needed to construct bridges, underpasses, and/or safe approaches thereto.
(2) When right-of-way must be reserved. The subdivider shall reserve right-of-way in the instances stated below. If the governmental entity requiring the reservation has not purchased such right-of-way or acquired it through condemnation proceedings within one year from the date the final plat is recorded, the reservation shall cease to legally bind the subdivider.
(a) Whenever the state, county, or any township or municipality within the county has gone on record as desiring to relocate or construct any street or highway through or adjacent to any proposed subdivision, the subdivider shall reserve sufficient right-of-way in the locations prescribed by the governmental entity.
(b) Whenever a subdivision abuts an existing street that does not meet the standards set forth in division (B) above, the subdivider shall reserve sufficient right-of-way along the side of the street abutting the subdivision so that, when additional right-of-way is acquired on the other side, it will be possible to comply with the standards.
(3) Right-of-way not part of minimum setback. As noted in§ 156.23, any land that is dedicated or reserved for public rights-of-way shall not be counted in determining compliance with the lot size and setback requirements set forth in the Zoning Ordinance.
(M) Private Streets. Hereafter it shall be unlawful to create any private street unless a subdivision variance has been granted. To obtain such a variance, the subdivider must satisfactorily demonstrate that there is virtually no current or potential public interest in the proposed private street. In every case, a variance to permit a private street shall be subject to the following conditions:
(1) Private streets shall be constructed in accordance with the Street Improvement Standards (see § 156.26) of this chapter;
(2) That no additional subdivision shall be developed using such private street as a means of access to a public street;
(3) A private street within a residential subdivision shall not connect to more than one public street;
(4) That the final plat will show the location and width of such private street; and
(5) That the final plat will include a certificate stating essentially as follows:
I, _______________________________________, owner of tract ____________________ and the private road or street shown hereon, declare that said private road or street is not dedicated to the public but shall remain private, to be maintained by and for the adjoining lot owners until such time that said street(s) is accepted by the City of Madison, Illinois.
Date: _______________ Signed:_____________________________
(N) Designation of private streets and disclosure.
(1) For any subdivision having private streets and approved after the effective date of these regulations, the subdivider must construct a sign at all entrances to the subdivision, within 50 feet of the entrance, which shall state: PRIVATE STREETS: MAINTAINED BY PROPERTY OWNERS.
(2) These signs shall be installed where they are easily visible to anyone entering the subdivision and maintained in good order by the subdivider until the last lot is sold in the subdivision and by the property owners association thereafter. The minimum size for each sign shall be 12 inches high by 18 inches wide, with three-inch high letters. The contrast between the background and the lettering shall be sufficient to make the sign easily read.
(3) (a) In addition to the signs, disclosure shall be made to each prospective purchaser and purchaser within the subdivision, in substantially the following form: THE STREETS IN THIS SUBDIVISION ARE PRIVATE AND ARE NOT MAINTAINED BY THE CITY OF MADISON. THE OWNERS ARE RESPONSIBLE FOR ALL REPAIRS AND MAINTENANCE OF SAID STREETS.
(b) This disclosure shall be printed on all purchase contracts and the prospective purchaser shall be made aware of this provision.
(Ord. 1402, passed 2-24-1998)