The subdivider shall conform to the following principles and standards of land subdivision in the design of each subdivision or portion thereof. No preliminary plat shall be approved unless it conforms to the following minimum standards of design.
(A) Streets and alleys.
(1) The street and alley arrangement shall be such as to not impose undue hardship upon the owners of adjoining property when they plat their own land and seek to provide for convenient access thereto. Reserve strips controlling access to streets are prohibited, except where their control is placed with the Village Board of Trustees.
(2) The arrangement of rights-of-way in a subdivision shall provide for the continuation of the existing streets or rights-of-way in adjoining areas, unless the Plan Commission deems such continuation undesirable for reasons of topography or design. Where subdivision streets or rights-of-way are continuations or extensions of existing streets or rights-of-way, the width thereof shall be of the same or greater width as the existing street or right-of-way, except that in no case shall the street or right-of-way in the subdivision be of less width than hereinafter provided.
(3) Where, in the opinion of the Plan Commission, it is desirable to provide future street access to adjoining areas, the streets and rights-of-way in the subdivision shall be extended to the property line. If deemed necessary by the Plan Commission, any temporary dead-end street shall be provided with a temporary turn-around. In no case shall access be denied to any parcel or part of a parcel of ground by the subdividing of land.
(4) Streets shall intersect, as nearly as possible at right angles.
(5) Local street curb intersections shall be rounded by radii of at least 15 feet; intersections involving collector or arterial streets shall have radii of not less than 25 feet.
(6) Street jogs with center line offsets of less than 125 feet are prohibited.
(7) Unless topography indicates a need for a greater length, dead-end streets designed to be so permanently shall be no longer than 500 feet and shall terminate in a circular open space having a radius at the outside of the pavement of at least 45 feet (see Appendix B, Figure 3) and a diameter at the outside of the right-of-way of at least 100 feet.
(8) Local streets shall be designed so as to discourage through traffic.
(9) No local (minor) street grade shall be in excess of 7% and no collection street or arterial street grade shall be in excess of 5%, except as otherwise approved by the Plan Commission due to adverse topographic conditions. For adequate drainage, the minimum grade of any new street shall not be less than ½%.
(10) The Plan Commission shall not approve streets which will be subject to frequent inundation or flooding.
(11) Alleys shall be avoided in a single-family and two-family district, except as required by this section, however they may be required in multiple-family districts and commercial or industrial districts, unless other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent and adequate for the use proposed.
(12) Dead-end alleys shall not be permitted, except where provided with adequate turn-around facilities at the dead-end, or where such dead-end alleys provide the only access to off-street parking.
(13) Alleys, where provided shall have a right-of-way of not less than 20 feet.
(14) The minimum right-of-way of local streets, including marginal access streets and cul-de-sacs, shall be 50 feet.
(15) The minimum right-of-way of secondary or collector streets shall be 60 feet.
(16) The minimum right-of-way of arterial or primary streets shall be 80 feet.
(17) Intersections of more than two streets at one point shall be avoided.
(18) Where the subdivision abuts in or contains an existing or proposed arterial street, the Plan Commission may require that marginal access streets be provided in order that no lots front on such existing or proposed arterial street.
(19) Dedication of half-streets shall be discouraged, but may be permitted whenever there is no other logical method of platting. However, wherever there exists a dedicated or platted half-street or alley adjacent to the tract to be subdivided, the other half of the street or alley shall be platted, unless otherwise permitted by the Plan Commission.
(B) Drainage. No plat shall be approved for any subdivision which is subject to flooding unless the plat conforms to the applicable requirements of this chapter. (See Chapter 6, Article VI, Flood Plain Code.)
(1) No plat shall be approved for any subdivision or part thereof which is subject to periodic flooding or which contains inadequate drainage facilities or which makes adequate drainage of streets impossible. However, if the subdivider agrees in writing to make improvements at his expense which will, in the opinion of the Plan Commission, make the area safe for human occupancy and use further provide adequate drainage for streets, then the preliminary and final plat may be approved.
(2) Storm water drainage shall be discharged to marshlands, swamps, retention basins or other treatment facilities. Diversion of storm water to marshlands or swamps shall be considered by the Plan Commission for existing or planned surface drainage. Marshlands and swamps used for storm water shall provide for natural or artificial water level control.
(3) No existing ditch, stream, drain or drainage canal shall be deepened, widened, rerouted or filled without written permission from the village.
(4) Where artificial channels must be constructed to augment the natural drainage system, such channels as well as the natural drainage ways may be planned as part of a recreation trail system. Channels shall be designed to be aesthetically compatible for recreational trail use.
(5) The drainage system shall be constructed and operational during construction or as approved by the village.
(6) The natural drainage system shall be used as far as is feasible for the storage and flow of runoff.
(7) No plat shall be recorded for any subdivision situated within 500 feet of any surface drain or watercourse serving a tributary area of 640 acres or more until such plan or map has been reviewed by the Department of Transportation, either independently or in cooperation with federal, state or local agencies, for the purpose of determining, for the protection of persons and property, the flood hazards involved, and a report thereon filed by that Department with the County Recorder.
(C) Erosion and sediment control. The following standards shall be applied in the subdivision and construction of land areas:
(1) The development shall conform to the natural limitations presented by topography and soil so as to create the least potential for soil erosion.
(2) Natural plant covering shall be retained and protected so far as is consistent with development of the site.
(3) When soil is exposed, the exposure shall be for the shortest feasible period of time.
(4) Land shall be developed in increments of workable size such that adequate erosion and siltation controls can be provided as construction progresses. The smallest practical area of land shall be exposed at any one period of time.
(5) Erosion and siltation control measures shall be coordinated with the different stages of development. Appropriate control measures shall be installed prior to development when necessary to control erosion.
(6) Provision shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development.
(7) Sediment basins, debris basins, desilting basins or silt traps shall be installed and maintained to remove sediment from runoff waters undergoing development.
(8) Temporary vegetation or where appropriate mulching or other nonviable cover shall be used to protect areas exposed during development.
(9) Where the topsoil is removed, sufficient arable soil shall be set aside for respreading over the developed area. The soil shall be restored to a depth of four inches and shall be of a quality at least equal to the soil quality prior to development.
(10) Permanent, final plant covering or structures shall be installed as soon as possible.
(D) Easements.
(1) Easements of not less than ten feet in width shall be provided on each side of all rear lot lines, and alongside lot lines where necessary for storm and sanitary sewers, gas, water and other mains, and for electric and telephone lines or for other public utilities. Easements of greater width may be required along or across lots when necessary for the extension of main sewers or other utilities or where both water and sewer lines are located in the same easement. A two-foot easement shall be required on one side of and adjacent to an alley to accommodate pole lines.
(2) Adequate easements for storm water drainage shall be established along any natural drainage, channel and in such other locations as may be necessary to provide satisfactory disposal of storm water from streets, alleys and all other portions of the subdivision. The location and minimum widths of such easements shall be determined by the Zoning Administrator.
(3) No tree, shrub or building shall be placed or erected in any easement for utility or drainage purposes or within the right-of-way of any street, except at the owner's risk as to all costs for demolition, removal or reconstruction, and the proper authorities may have free access to and use of the easements at any time.
(E) Blocks; crosswalks.
(1) No block shall be longer than 1,800 feet or less than 500 feet in length, except where the continuity of the existing neighborhood would be disrupted.
(2) All blocks, whenever it is deemed essential to provide access to schools, playgrounds, shopping centers and other community facilities a shall have a crosswalk with a right-of-way of at least ten feet in width near the center of the block. (See § 151.22(C)(2))
(3) The length, width and shapes of blocks shall be determined with due regard to building sites, land use, zoning requirements, access, safety and convenience.
(4) Where a subdivision adjoins an arterial or collector, the greater dimension of the block shall generally front or back upon such arterial or collector to avoid unnecessary ingress or egress.
(F) Parks and other public areas.
(1) Where any area is specifically designated on the Comprehensive Plan of the village, for a public park, playground, school or other public use, and is owned by the subdivider, such area shall be reserved for such use on all subdivision plans and plats; and the acquisition of such area may then be secured by the Village Board of Trustees or arrangements be made for its acquisition within a period not to exceed one year from the date of approval of the final plan. The value of such lands shall be established by three qualified appraisers; one of whom shall be appointed by the Plan Commission, one appointed by the subdivider, and one of whom shall be mutually-agreed upon by the other two.
(2) Should the Village Board of Trustees decide to take such premises, then and in that case, it shall make arrangements to pay the subdivider the appraised value therefor as determined by the above described appraisers, or a sum that is mutually agreed upon. The Village Board of Trustees may accept any donation of land as above described should the subdivider desire to contribute the same to the village.
(G) Utilities.
(1) Source of domestic water supply and type of sewage disposal.
(2) Storm water drainage.
(a) Complete storm sewer system, including pipe sizes, inlets and inverts.
(b) A proposed surface water drainage pattern for each individual lot, block and street.
(3) All easements as required shall be indicated.
(4) Protective covenants. An outline of all proposed protective covenants shall accompany the preliminary plan and shall include a protection against the obstruction of any surface water drainage easement.
(H) Lots.
(1) Minimum size. All lots in a subdivision shall conform to the minimum lot area and dimensions requirements of the zoning district in which the subdivision is located; land that is under water or reserved for street improvements shall not be counted in determining compliance with requirements. (See Chapter 152, Zoning Code.)
(2) The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development.
(3) All side lines of lots shall be at right angles to straight street right-of-way lines and radial to curved street right-of-way lines, except where a variation of this rule will provide a better street and lot design.
(4) All remnants of lots below minimum lot area size left over after subdividing of a larger tract shall be added to adjacent lots, rather than allowing to remain as unusable land, except when designated for utility purposes or accepted for public space for park or other public uses.
(5) Lots which cannot be served by either a public or private sanitary sewer, and/or a public water system, shall comply with the applicable provisions of the applicable Zoning Code or shall be not less than one acre in size per lot or household unit, whichever is greater. Such lots shall have a width of not less than 125 feet or a depth in excess of three times its width, unless otherwise permitted and approved by the Plan Commission.
(6) Lots with double frontage should be avoided where possible. Corner lots and lots with double frontage shall have extra dimension sufficient to permit the establishment of front building setback lines on the adjoining streets.
(7) The subdividing of the land shall be such as to provide each lot with satisfactory access to public streets. The Plan Commission may require additional reservation of land to insure adequate access to prevent land locking of the adjoining territory.
(Ord. passed - - )