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The purpose of this chapter is to provide for the orderly development of the village and its environs; to proscribe standards for the laying out of subdivisions in harmony with the Comprehensive Plan; for the coordination of streets and utilities within subdivisions with other existing or planned streets and utilities; for coordination of subdivisions with other features of the Comprehensive Plan to provide for adequate open space for traffic, recreation, light, and air; and for the distribution of population and traffic in such a manner so as to create conditions favorable to health, safety, convenience, or prosperity, all in accordance with applicable state statutes.
(Ord. passed 8- -2010)
Any plat, hereafter made, for each subdivision or part thereof lying within the jurisdiction of this chapter, shall be prepared for approval and recorded as herein prescribed. This chapter shall apply to the subdivision of a lot, tract, parcel of land into two or more lots, tracts, or other division of land for the purpose of sale or development, whether immediate or future, including the re-subdivision or replatting of land or lots, except that the division of land when the smallest parcel created is more than ten acres in area shall be exempt from this chapter. Further, this chapter shall be minimum regulations which shall apply uniformly throughout the jurisdiction of this chapter except as hereafter provided.
(A) Each separate principal use/building within the jurisdiction of this chapter shall be situated on a separate and single subdivided lot of record unless otherwise provided in the zoning ordinance of the village.
(B) No subdivision of land shall be permitted within the planning jurisdiction of the village unless a plat is approved in accordance with the provisions of this chapter. Further, no lot in a subdivision may be sold, transferred, or negotiated to sell, no permit to erect, alter, or repair any building upon land in a subdivision may be issued, and no building may be erected in a subdivision unless a final plat has been approved by the Board of Trustees and recorded with the County Register of Deeds.
(C) This chapter shall not apply to the following:
(1) To a subdivision of land whereby the smallest parcel created or remaining is more than ten acres;
(2) The subdivision of burial lots in cemeteries; or
(3) A change in the boundary between adjoining lands which does not create an additional lot or does not result in a non-conformity of an existing lot.
(Ord. passed 8- -2010)
For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
BLOCK. A tract or parcel of land bounded by public streets or lands, streams, railroads, unplatted lands, or a combination thereof.
BUILDING LINE. A line parallel or nearly parallel, to either the street line or the lot line not abutting the street and at a specified distance from the street or lot line which marks the minimum distance from either line that a building may be erected. In the case of a cul-de-sac, the BUILDING LINE shall be measured around the curvature of the street line.
BUILDING OFFICIAL. The person or persons designated by the governing body to administer this chapter, whether such person or persons by entitled Building Official, Building Inspector, Administrative Official, or Zoning Administrator.
COMMON OPEN SPACE. The undivided land in a subdivision which may be jointly owned by all property owners of the subdivision, for the benefit of the owners of the individual building sites of said development.
COMMON SEWER SYSTEM. A sanitary sewage system in public ownership which provides for the collection and treatment of domestic effluent in a central sewage treatment plant which meets the minimum requirements of the State Department of Environmental Quality for primary and secondary sewage treatment and which does not include individual septic tanks or portable sewage treatment facilities.
COMMON WATER SYSTEM. A water system which provides for the supply, storage, and distribution of potable water on an uninterrupted basis which is in public ownership.
COMPREHENSIVE PLAN. The long range development plan adopted by the Board of Trustees.
COVENANT. Written promise or pledge.
CULVERT. A transverse drain that channels water under a bridge, street, or driveway.
EASEMENT. A grant by property owner to the public, a corporation, or persons of the use of a tract of land for a specific purpose.
ENGINEER. One, licensed by the state, designated by the Board of Trustees to act for the village.
FRONTAGE. The length of the property abutting on one side of a street measured along the dividing line between the property and the street.
GREEN AREA. See COMMON OPEN SPACE.
IMPROVEMENT. Street pavement or resurfacing, curbs, gutter, sidewalks, water lines, sewer lines, storm drains, street lights, flood control and drainage facilities, utility lines, landscaping, and other related matters normally associated with the development of raw land into building sites.
LOT. A parcel of land occupied or intended for occupancy by a use permitted in this chapter, including one main building together with its accessory buildings, the open spaces, and parking required by this chapter and fronting upon a street.
LOT, CORNER. A lot abutting upon two or more streets at their intersection.
LOT, INTERIOR. A lot other than a corner lot which has frontage on one street only.
LOT, THROUGH. A lot other than a corner lot fronting on more than one street.
LOT OF RECORD. A tract of land described as an integral portion of a subdivision plat which is properly recorded in the office of the County Clerk.
MONUMENTS. Permanent concrete or iron markers used to establish definitely all lines of the plat of a subdivision, including all lot corners, boundary line corners, and points of change in street alignment.
OUT LOT. Property shown on a subdivision plat outside of the boundaries of the land which is developed and which is to be excluded from the development of the subdivision.
PARKING SPACE, OFF-STREET. An area, enclosed or unenclosed, sufficient in size to store one automobile, together with a driveway connecting the parking space with a street or alley and permitting ingress and egress.
PEDESTRIAN WAYS. A tract of land dedicated to public use, which cuts across a block to facilitate pedestrian access to adjoining streets and properties.
PLANNED DEVELOPMENT. Special development of certain tracts of land, planned and designed as a unit for one or more land uses under rules and procedures contained in this chapter.
PLANNING AREA. The statutory zoning jurisdiction of the village.
PLANNING COMMISSION. The appointed planning body designated by the Board of Trustees.
PLAT. Map, drawing, or chart upon which the developer’s plan of subdivision (preliminary) is presented to the Board of Trustees for approval and, after such approval, to the appropriate County Clerk for recording.
PLOT. A parcel of ground.
PUBLIC WAY. An alley, avenue, boulevard, bridge, channel, ditch, easement, expressway, freeway, highway, land, parkway, right-of-way, road, sidewalk, street, subway, tunnel, viaduct, walk, or other ways in which the general public or a public entity have a right, or which are dedicated, whether improved or not.
RIGHT-OF-WAY. A strip of land taken or dedicated for use as a public way. In addition to the roadway, it normally incorporates the curbs, lawn strips, sidewalks, lighting, and drainage facilities, and may include special features such as grade separation, landscaped areas, viaducts, and bridges.
SETBACK LINE. A line, as shown on a record plat or otherwise established by the Board of Trustees, beyond which no part of a main exterior wall of a building or structure may project.
SEWERS, ON-SITE. A septic tank or similar installation on an individual lot which utilizes an aerobic bacteriological process or equally satisfactory process for the elimination of sewage and provides for the proper and safe disposal of the effluent, subject to the approval of health and sanitation officials having jurisdiction.
STREET. A public or private thoroughfare including avenues, which affords principle means of access to abutting property.
SUBDIVIDER. The owners, developers, or agents of persons or corporations affecting subdivision.
SUBDIVISION. The division of a parcel of land into two or more lots or parcels for the purpose of transfer of ownership, building development, or, if a new street is involved, any division of a parcel of land. The term includes resubdivision, and, when appropriate to the context, shall relate to the process of subdividing or to the land subdivided.
SURVEYOR. Any person registered in the state to practice surveying.
THOROUGHFARE, STREET, or ROAD. The full width between property lines bounding every public way of whatever nature, with a part thereof to be used for vehicular traffic and designated as follows.
(1) ALLEY. A dedicated public right-of-way, other than a street, which provides only a secondary means of access to abutting property.
(2) ARTERIAL STREET. A street which provides for through traffic movement between and around streets with direct access to abutting property, subject to necessary control of entrances, exits, and curbs use.
(3) COLLECTOR STREET. A street which provides for traffic movement between arterials and local streets, with direct access to abutting property.
(4) CUL-DE-SAC. A local street of relatively short length with one end open to traffic and the other end terminating in a vehicular turnaround.
(5) DEAD-END STREET. A street temporarily having only one outlet for vehicular traffic and intended to be extended or continued in the future.
(6) LOCAL STREET. A street which provides direct access to abutting land and local traffic movement, whether in business, industrial, or residential land.
(7) MARGINAL ACCESS STREET. A local or collector street, parallel and adjacent to an arterial or collector street, providing access to abutting properties and protection from arterial or collector streets. (Also called “frontage street” or “service road”).
VICINITY MAP. A drawing located on the plat which sets forth by dimensions or other means, the relationship of the proposed subdivision or use to other nearby developments or landmarks and community facilities and services within the village, in order to better locate and orient the area in question.
WALKWAY. See SIDEWALK.
ZONE or DISTRICT. A section of the zoning area for which uniform regulations governing the use, height, area, size and intensity of the use of buildings, land, and open spaces about buildings, are established.
(Ord. passed 8- -2010)
(A) Plat submission requirements. The subdivider shall submit to the Village Clerk 11 copies of the preliminary plat and supplemental material specified, with written application for conditional approval, at least ten days prior to the regular meeting of the Planning Commission at which the request will be heard.
(B) Fees. Fees are set by the Board of Trustees.
(C) Scale and preliminary plat contents. Preliminary plats shall be a scale of one inch to 100 feet, or 1" = 200' if 75% of the lots are one acre or larger, and shall be prepared with the following information:
(1) Name, location, acreage, owner, and designer of subdivision with legal description as shown by land records;
(2) Present zoning;
(3) Date, north point, and graphic scale;
(4) Location of property lines, roads, existing utilities with size of lines, and other underground installations and easement;
(5) Names of adjoining properties or subdivisions;
(6) Proposed utility system, including water, sewer, and paving;
(7) Dimensions, lot lines, except that in industrial type subdivisions, lot lines may be excluded;
(8) Location of proposed drainage;
(9) Contours at five feet intervals at 1" = 200' scale;
(10) Proposed improvements and grading concepts;
(11) Location of existing buildings; and
(12) Proposed easements, dedications, and reservations of land required.
(D) Notification of improvement schedule. Subdivider shall indicate by a letter when improvements as required will be provided; any proposed restrictive covenants for the land involved shall accompany the letter.
(E) Notification of County Planning Commission. The village shall notify the County Planning Commission of any proposed subdivision plat and provide the Commission with all available materials on the proposed plat, when such proposed plat lies partially or totally within the extraterritorial subdivision jurisdiction being exercised by that municipality in such county. The Commission shall be given four weeks to officially comment on the appropriateness of the design and improvements proposed in the plat. The review period shall run concurrently with subdivision review activities of the village after the Commission receives all available material for a proposed subdivision plat.
(F) Notification of school board. At least ten days prior to the Planning Commission meeting at which the preliminary plat is to be considered for approval, the Planning Commission shall submit a copy of the proposal to the school board of each school district which the proposed development affects, and shall notify the school board of the meeting date. Copies of the plat may be submitted to any other agency which may be affected.
(G) Approval or rejection. After review of the preliminary plat and negotiations with the subdivider, the Planning Commission shall reject or conditionally approve the preliminary plat, within 30 days after the official meeting at which the plat was considered.
(H) Recording of action. The action of the Planning Commission shall be noted on three copies of the preliminary plat, referenced and attached to any conditions determined. One copy shall be returned to the subdivider, one copy relayed to the Board of Trustees, and one copy retained by the Planning Commission.
(I) Approval is conditional. Approval of a preliminary plat shall not constitute approval of the final plat; it shall be deemed an expression of approval or conditional approval of the submitted plat, as a guide for the preparation of the final plat, which will be subject to further consideration by the Planning Commission and the Board of Trustees. Any conditional approval of the preliminary plat shall be effective for a period of one year unless an extension is granted by the Planning Commission.
(J) Installation of improvements for final plat approval. Following approval of the preliminary plat, the subdivider shall:
(1) Agree to install the required improvements;
(2) Sign an agreement, which shall be entered into only at the option of the village, thereby guaranteeing the installation of improvements; or
(3) Furnish a bond or enter into an escrow or security agreement approved by the Village Attorney in an amount sufficient to guarantee the installation of the required improvements.
(K) Final plat submission requirements. Final plats, showing entire concept, shall be submitted to the Village Clerk within one year of approval of the preliminary plat, unless an extension is granted by the Planning Commission. The final plat shall conform to the preliminary plat as approved and to the requirements of all applicable ordinances and state statutes; and, if desired by the subdivider, it may constitute only that portion of the approved preliminary plat which the subdivider proposes to record and develop at the time; provided, however, that such portion conforms to all requirements of this chapter.
(L) Scale and final plat contents. One original and two Mylar copies of the final plat and other exhibits required for approval shall be submitted. The final plat shall be drawn in ink on Mylar and shall be at a scale of one-inch to 100 feet or larger. The final plat shall show the following:
(1) Date, title, name, and location of subdivision;
(2) Streets and street names, lots, setback lines, lot numbers, and the like, except that in industrial type subdivision lot designation may be excluded;
(3) Graphic scale and north arrow;
(4) Monuments (ferrous) one-inch diameter, maximum, 30 inches length minimum;
(5) Dimensions, angles and bearings, and complete legal description of the property;
(6) Sufficient survey data to reproduce any line on the ground;
(7) Names of adjoining subdivisions;
(8) Location and dimensions of any easements;
(9) Purpose for which sites are dedicated or reserved, and the transfer of ownership of the same;
(10) Certification by surveyor as to accuracy of survey and plat;
(11) Certification signed and acknowledged by all parties holding title or having any title interest in the land subdivided and consenting to the preparation and recording of the plat as submitted;
(12) Certification recording the approval by the Planning Commission; and
(13) Certification recording the approval by the Board of Trustees and the acceptance of any dedications.
(M) Supplementary data required. The final plat shall be accompanied by construction plans of all required public improvements, approved by an engineer.
(N) Professional assistance. The Board of Trustees or the Planning Commission may request such professional assistance as it deems necessary to properly evaluate the plats submitted.
(O) Planning Commission recommendations. The Planning Commission shall reject or approve the final plat and have prepared a recommendation to the Board of Trustees recommending rejection or approval. All reasons for recommending rejection shall be clearly stated. Notification of approval or rejection by the Planning Commission or Board of Trustees shall be given the subdivider within 60 days after submission of the final plat to the Planning Commission.
(P) Administrative subdivision. In the event that a proposed subdivision does not involve the platting and dedication of streets, extension of utility systems, change in subdivision class and type, change in zoning district, change in surface drainage, and will not result in the creation of more than three lots of record, the subdivider may apply for administrative subdivision under the provisions of this section. The utilization of the administrative subdivision does not relieve the subdivider of its obligation to comply with §§ 152.07 and 152.08. The necessity of establishing and dedicating easements for utilities shall not bar the utilization of the administrative subdivision. The procedure for such application will be as follows.
(1) Application will be made to the Board of Trustees and the Board of Trustees may act or may at their option refer the application to the Planning Commission. In the event it is referred to the Planning Commission, the procedures outlined under the final plat provisions shall be followed.
(2) The subdivider shall submit an original and 11 copies of the plat. The original shall be drawn in ink on tracing cloth, Mylar, or similar material, and shall be at a scale of 1" to 100' or larger. The plat shall contain the following:
(a) Date, title, name, and location of the subdivision;
(b) Names and locations of abutting streets and lots identifying street names and lot and block numbers;
(c) Identification of the new lot and block numbers and set back lines;
(d) Graphic scale and true north point;
(e) Monuments;
(f) Dimensions, angles, and bearings and complete legal description of the property;
(g) Sufficient engineering data to reproduce any line on the ground;
(h) Location, dimensions, and purposes of any existing easements;
(i) Certification by surveyor or engineer certifying to the accuracy of the survey and plat; and
(j) Certification signed and acknowledged by all parties holding title or having any title interest in the land subdivided and consenting to the preparation and recording of the plat as submitted.
(3) The plat shall be accompanied by:
(a) Protective covenants in form for recording if such are desired by the subdivider;
(b) For subdivisions adjoining or touching the boundaries of the village corporate limits, a tract or area for which annexation proceedings have village commenced; and an approved subdivision which touches or adjoins the village corporate limits, a petition signed by the owner or owners requesting annexation to the village; and
(c) Utility easements signed by the owner or owners to permit all lots created access to all utilities available in the village, including, but not limited to, sanitary sewer, storm sewer, water, electrical, telephone, and cable television.
(Ord. passed 8- -2010)
(A) Streets. The arrangements, character, extent, width, grade, and location of all streets shall conform to the Comprehensive Development Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
(B) Street extension. The street layout of the proposed subdivision shall provide for the continuation of appropriate projection of streets and alleys already existing in areas being subdivided. Where, at the determination of the Board of Trustees, it is desirable to provide street access to adjoining properties, proposed streets shall be extended by dedication to the boundaries of such properties. Where the Board of Trustees deems it necessary, such dead-end streets shall be provided with a temporary turnaround having a radius of at least 60 feet. The street system for the proposed subdivision shall provide for extending existing streets at the same or greater width, but in no case shall a street extension be of less width than the minimum width required in these regulations for a street in its category.
(C) Dedication of right-of-way for new streets. The dedication of right-of-way for new streets measured from lot line to lot line shall be as shown on the Comprehensive Development Plan. All streets classified as arterial streets by the Comprehensive Development Plan shall have all points of access approved by the Board of Trustees. Marginal access streets may be required by the Board of Trustees for subdivisions fronting on arterial streets.
(D) Dedication of right-of-way for existing streets. Subdivisions platted along existing streets shall dedicate additional right-of-way if necessary to meet the minimum street width requirements set forth in this chapter. The entire minimum right-of-way width shall be dedicated where the subdivision is on both sides of an existing street. When the subdivision is located on only one side of an existing street, one-half of the required right-of-way width, measured from the centerline of the existing roadway, shall be dedicated. Dedication of one-half of the right-of-way form proposed streets along the boundaries of land proposed for subdivision shall be prohibited.
(E) Intersections. Streets shall intersect as nearly as possible at an angle of 90 degrees, and no intersection shall be at any angle of less than 60 degrees. Street curb intersections shall be rounded by radii of at least 20 feet. When the smallest angle of street intersection is less than 75 degrees, the Board of Trustees may require curb radii of greater length. Wherever necessary to permit the construction of a curb having a desirable radius without reducing the sidewalk at a street corner to less than normal width, the property line at such street corner shall be rounded or otherwise set back sufficiently to permit such curb construction. No lot or other parcel of land which abuts on and has access to either a collector or a minor street shall have a service drive, curb cut, or other means of access to an arterial street within 50 feet of the right-of-way of any street which intersects such arterial street on the side on which such lot or parcel is located.
(F) Widths, grades, and sight distance requirements.
(1) Right-of-way widths, pavements widths, grades, and sight distance requirements shall be as follows.
Type | Right-of-Way | Pavement | Grade | Minimum Sight Distance on Curves |
Type | Right-of-Way | Pavement | Grade | Minimum Sight Distance on Curves |
Alleys | 20' | 20' residential | No maximum | None |
20' commercial | No maximum | None | ||
Arterial street | *100' | 46' | 8% | 400' |
Collector streets | *70' | 44' | 10% | 300' |
Cul-de-sac streets | 100' | 40' | 10% average | 200' |
Local streets | 60' | 22' w/ 6' shoulders | 10% average | 300' |
Marginal access streets | 60' | 22' w/ 6' shoulders | 10% | 300' |
*Streets in these classifications shall be designed and graded to the full right-of-way widths stated | ||||
(2) The horizontal alignment on all streets except in unusual cases as determined by the Planning Commission shall as follows.
Street Type | Radii of Horizontal Curves (Minimum Feet) |
Arterial | 700 |
Collector | 300 |
Local | 100 |
(G) Marginal access streets.
(1) Where a subdivision abuts or contains an existing or proposed arterial street, the village may require access streets, reverse frontage with screen planting contained in a non-access reservation along the rear property line, deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(2) Where the proposed subdivision abuts upon or contains an existing or proposed arterial street or highway or which traffic volumes and vehicular speeds warrant special safety considerations, the village may require that marginal access streets be provided in order that no lots front on such existing or proposed arterial street or highway.
(3) Where a subdivision borders on or contains a railway right-of-way or limited access highway right-of-way, the village may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
(H) Street jogs. Street jogs with center line off-sets of less than 125 feet shall be prohibited. Cul-de-sacs, minor terminal, or dead-end streets or courts which are designed so as to have one end permanently closed shall not be longer than 500 feet and shall be provided at the closed end with a turnaround having a radius at the outside of the right-of-way of at least 100 feet.
(I) Street names. Proposed streets which are in alignment with other already existing and named streets shall bear the names of such existing streets. The name of a proposed street which is not in alignment with an existing street shall not duplicate the name of any existing street, irrespective of the use of the suffix street, avenue, boulevard, drive, place, court, lane, road, pike, highway, parkway, or similar suffix. Whenever a street alignment changes direction more than 45 degrees without a return to the original alignment within a distance of 500 feet, then the name of the street shall be changed at the point of curvature. Whenever a cul-de-sac street serves not more than three lots, the name of the intersecting street shall apply to the cul-de-sac. To avoid duplication and confusion, the proposed names of all streets shall be approved by the designated Village Engineer prior to such names being assigned or used.
(J) Private streets and reserve strips. There shall be no private streets platted within a subdivision. There shall be no reserve strips in a subdivision except where their control is definitely vested in the village or county under conditions approved by the Board of Trustees as authorized herein.
(K) Grading specifications. All streets, roads, and alleys shall be graded to their full widths by the subdivider, so that street pavements and sidewalks can be constructed on the same level plane. Deviation from this standard due to special topographical conditions will be allowed only with the approval of the Board of Trustees. Before grading is started, the entire right-of-way area shall be first cleared of all tree stumps, roots, brush, and other objectionable materials and of all trees not intended for preservation. The subgrade shall be properly shaped, rolled, and uniformly compacted to conform to the accepted cross-section and grades. In cuts and fills, all tree stumps, boulders, organic material, soft clay, spongy material, and other objectionable materials shall be removed to a depth of at least two feet below the graded surface. This objectionable matter, as well as similar matter from cuts, shall be removed from the right-of-way area and disposed of in such a manner that it will not become incorporated in fills or hinder proper operation of the drainage system.
(L) Minimum pavement widths. Pavement widths shall be measured between curb backs.
(M) Street surfacing. The streets in the proposed subdivision shall be paved, including curbs and gutters, and street surfacing shall be of concrete or any other suitable surface as recommended by the designated Village Engineer and approved by the Board of Trustees. Requirements for paving, including curb and gutter, may be waived at the request of the subdivider. Streets in such subdivision shall have a crushed rock or gravel surface which meets the specifications of the village.
(N) Curb and gutter. Curb and gutter shall be provided as required by the Village Engineer. In areas of notable flash flooding or heavy rain run-off, curbs shall be required on all streets designed for areas where the existing or anticipated residential density of the areas surrounding the proposed subdivision equals or exceeds three dwelling units per net acre. In commercial developments, or where other similar intensive urban uses exist or are anticipated, curbs shall be required. Where curbs exist on abutting properties, their extension shall be required throughout the proposed subdivision. All curb and gutter shall be constructed in conformance with the minimum standards of the village and as approved by the Village Engineer.
(O) Blocks. Except in unusual circumstances, the maximum length of blocks shall be 1,320 feet.
(P) Street name signs. Street name signs, of a type in use throughout the village, shall be erected by the subdivider at all intersections.
(Q) Alleys.
(1) Alleys shall be provided to give access to the rear of all lots used for commercial and industrial purposes. Minimum width of an alley shall be 16 feet. Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.
(2) Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate facilities at the dead-end, as determined by the Board of Trustees. Alleys need not be provided in residential areas where the subdivider produces evidence of easements which are satisfactory to the Board of Trustees.
(R) Sidewalks. Sidewalks shall be provided as required by village ordinances and shall be constructed of Portland cement concrete or other acceptable materials as approved by the Board of Trustees. Sidewalk thickness shall be not less than four inches and sidewalk width not less than four feet.
(S) Driveways. Driveways shall have a maximum grade of 10%. Driveways and curb cuts shall be located not less than three feet from the side lot lines. Curb cuts for straight curbs and the flare for rolled curbs shall be three feet wider than the driveway pavement on each side.
(T) Street and walkway lighting. The streetlights shall be installed by the village. Such lights shall be located at each street and walkway entrance to the subdivision. In addition, whenever the distance between two adjacent streets or walkway lights would exceed 300 feet, then additional street lights shall be installed in such manner that proper light intensity shall be provided and maintained. New subdivision street and walkway lighting may be installed with all associated wiring underground or overhead, as required by the village.
(Ord. passed 8- -2010)
(A) Sewer and water.
(1) It shall be required that the owner or developer of the tract to be subdivided install, satisfactory sewer, and water lines which are necessary to serve such subdivision. Installation of the above shall be in accordance with the specifications of the village and under the direction and supervision of the Board of Trustees. Where adequate water and sewer lines are accessible within 1,320 feet of the final plat, connections to these lines shall be made. Water lines shall be looped according to specifications set by the Board of Trustees.
(2) The cost of providing this engineering service will be the responsibility of the owner or developer of the tract to be subdivided or by other agreement with the village. Design of municipal water mains and sanitary sewer lines shall conform to standards and guidelines approved by the Village Engineer.
(B) Sanitary sewer improvements. The following requirements shall govern sanitary sewer improvements.
(1) Where an adequate public sanitary sewer system is reasonably accessible in the determination of the Board of Trustees, public sanitary sewers shall be installed to adequately serve all lots, including lateral connections to the public system. Public sewer system extensions shall meet the requirements of the village standards and the State Department of Environmental Quality and the Department of Health and Human Services System. Combinations of sanitary sewers and storm sewers shall be prohibited.
(2) Where a public sanitary sewer system is not reasonably accessible, the subdivider may provide:
(a) A central treatment plant; provided that such central treatment plant is installed in accordance with the village and State Department of Environmental Quality and Department of Health and Human Services System requirements; or
(b) Lots may be served by individual disposal systems, if the provisions of § 152.09 are met.
(3) (a) Where the installation of individual disposal systems is considered, the suitability of the soil for individual systems, the absorptive ability of the soil, surface drainage, ground water level, and topography shall be the criteria for determining whether or not the installation of individual systems is permissible. Criteria shall be in accordance with the requirements of the village and the State Department of Environmental Quality and Department of Health and Human Services System.
(b) Each lot so served shall be of a size and shape to accommodate the necessary length of tile field at a safe distance from and at a lower elevation than the proposed buildings. Such lot size and shape shall conform to the requirements of the zoning district in which they are located; provided that in no case shall said minimum lot be less than one acre in area where there is a public water supply available at the lot, and two and a half acres where there is not public water supply available.
(c) At least one percolation test shall be made for each lot area being platted, and each test shall be located in close proximity to the proposed individual sewage disposal unit, be numbered and its location shown on the preliminary plat. All percolation tests shall be performed in accordance with the requirements of the Board of Trustees.
(C) Drainage improvements.
(1) An adequate system for the drainage of all surface water within the area being subdivided, including ditches, pipes, culverts, intersectional drains, drop inlets, bridges, and other structures, shall be constructed by the developer. Such drains shall comply as to size with such requirements, conformable to good engineering practice, as the Board of Trustees shall prescribe; provided that such drains in no event shall be less than 12 inches in diameter. Cross drains shall be constructed to accommodate all natural water flow, be built on a straight line and grade, be laid on a firm base but not on rock and be of sufficient length to permit construction of streets and alleys to their required width and grades. Surface drainage pipes shall be laid with the spigot end pointed in the direction of the flow, and all ends shall be fitted and matched to provide tight joints and a smooth uniform invert.
(2) Such pipes shall be placed at a depth below the road bed that is sufficient to avoid dangerous pressure from impact, and the top, in no event, shall be less than one foot below the surface of the road bed.
(3) A culvert or other drainage facility shall in each case be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Village Engineer shall determine the necessary size of the facility, based on the provisions of the construction standards and specifications assuming conditions of maximum potential watershed development permitted by Chapter 151.
(4) The Village Engineer shall also study the effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision. Where it is anticipated that the additional runoff incident to the development or the subdivision will overload an existing downstream drainage facility or flood existing development upstream, the Planning Commission may withhold approval of the subdivision until provision has the village made for the improvement of said potential condition in such sum as the Planning Commission shall determine. No subdivision shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or facility.
(5) Subdivision proposals and other proposed new development be required to assure that all such proposals are consistent with the need to minimize flood damage; all public utilities and facilities, such as sewer, gas, electrical, and water systems are located, elevated, and constructed to minimize or eliminate flood damage; and adequate drainage is provided so as to reduce exposure to flood hazards so as to assure that all building sites are reasonably safe from flood hazards.
(6) Lots shall be laid out so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot into areas not designed to handle flood waters. Lot drainage plans shall conform to the drainage study required for submittal approval.
(D) Storm sewers and storm water drainage. Where an adequate public storm sewer system is available at the plat boundary, the village shall construct a storm sewer system and connect with such storm sewer line. If such a storm sewer system is not accessible, natural drainage channels with easement of adequate width shall be provided, as determined by the Village Engineer and approved by the Board of Trustees. Paved gutters or storm sewers shall be required if velocities are greater than specified in these regulations or cause destructive erosion. Storm drainage, including drain tile around basements, shall not be permitted to discharge into any sanitary sewer facility, but shall connect to an adequate drainage outlet.
(E) Culverts and bridges. Where natural drainage channels intersect any street right-of-way, it shall be the responsibility of the village to have satisfactory bridges and/or culverts constructed. Where culverts are required, minimum requirements shall be observed as follows.
(1) All culverts shall extend across the entire right-of-way width of the proposed street. The cover over the culvert and its capacity shall be determined by the Village Engineer. The minimum diameter of a culvert pipe shall be 18 inches. Depending on existing drainage conditions, head walls may be required.
(2) Driveway culverts shall have a minimum length of 20 feet, and a minimum diameter of 18 inches. The driveway culverts shall be laid so as to maintain the flow lines of the ditch or gutter. Head walls may be required.
(F) Solar access.
(1) In order to promote the conservation of energy through the use of both passive and active solar systems, streets in residential subdivisions should, where possible, have an east-west alignment. Lots intended for detached dwellings should be of sufficient width to allow the structure to be built with its longest axis running east-west.
(2) In order to allow the orientations of structures on the site so as to maximize potential solar gain, side lot lines should run as near to north-south as possible providing that the angle between the side of lot line and the street right-of-way line on a straight street or the tangent to a curved street shall not be less than 80 degrees.
(3) Any property owner or developer may grant or establish a solar sky-space easement to protect solar energy systems from shade. The easements shall be created in writing and shall be recorded separately or should be contained on the face of the plat. The easements shall run with the land.
(G) Erosion control. The subdivider shall be required to provide for the control of erosion of areas of the subdivision which are disturbed by grading operations by constructing temporary terraces on slopes, temporary silting basins, sod swales, and spillways, and whatever may be necessary to prevent erosion and damage to adjacent properties from surface drainage as approved by the village and the Village Engineer.
(H) Fire protection. Fire hydrants shall be provided by the village in all subdivisions with public water supplies. The hydrants shall be located between property lines and curbs with all outlets facing or parallel to the street. Hydrants shall be placed at the corners of all blocks and mid-block for blocks exceeding 800 feet in length. Hydrants shall also be required at the entrance and end of all cul-de-sacs exceeding 400 feet in length. The type of hydrant and control valves and the location of the hydrant shall be approved by the Fire Chief. The minimum size of any water line serving any hydrant shall not be less than six inches in diameter and should be circulating water lines. The size and location of water lines shall be approved by the Village Engineer and the Fire Chief.
(I) Electric, gas, and telephone improvements.
(1) Electric service and telephone service shall be provided within each subdivision. Gas service may be required where reasonably accessible. Whenever such facilities are reasonably accessible and available, they may be required to be installed within the area prior to the approval of the final plat. Telephone, electric, street lighting, and communications conductors may be installed underground at the option of the Board of Trustees.
(2) Overhead secondary utility lines, where installed shall be located at the rear of all lots.
(3) Whenever a sanitary sewer line and electric and/or telephone line is each placed underground in the same utility easement, the following provisions shall be applicable:
(a) The total easement width shall not be less than 15 feet; and
(b) The sanitary sewer line shall be installed within three feet of the easement, and the electric and/or telephone line shall be installed within three feet of the opposite side of the easement.
(Ord. passed 8- -2010)
(A) Extensions to boundaries. The subdivider may be required to extend the necessary improvements to the boundary of the proposed subdivision to serve adjoining un-subdivided land, as determined by the Board of Trustees.
(B) Off-site extensions. If street or utilities are not available at the boundary of a proposed subdivision, and if the Board of Trustees finds the extensions across undeveloped areas would not be warranted as a special assessment to the intervening properties or as a municipal expense until some future time, the subdivider may be required, prior to the approval of the final plat, to obtain necessary easements or right-of-way and construct and pay for such extensions. Such improvements shall be available for connections by subdividers of adjoining land.
(Ord. passed 8- -2010)
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