(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)