(A) All streets 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) Where such is not shown in the general development plan, the arrangement of streets in a subdivision shall either:
(1) Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or
(2) Conform to a plan for the area or neighborhood approved or adopted by the Plan Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.
(C) Minor streets shall be so laid out that their use by through traffic will be discouraged.
(D) Where a subdivision abuts or contains an existing or proposed expressway or primary street, as shown on the general development plan, the Plan Commission may require marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation, at least ten feet wide, 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.
(E) Where a subdivision borders on or contains a railroad or expressway, the Plan Commission may require a street approximately parallel to and on each side of such railroad or expressway, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with regard for the requirements of approach grades and future grade separations.
(F) Reserve strips controlling access to streets or alleys shall be prohibited.
(G) All street intersections and confluences should encourage safe traffic flow.
(H) Street jogs with centerline offsets of less than 125 feet shall be avoided.
(I) Tangents shall be introduced between reverse curves on all streets (see Table of Minimum Standards).
(J) When connecting street lines deflect from each other at any one point by more than one degree, they shall be connected by a curve with a radius adequate to ensure clear sight distances (see Table of Minimum Standards).
(K) Streets shall be laid out so as to intersect as nearly as possible at right angles and no street shall intersect any other street at less than 70 degrees.
(L) Property lines at street intersections shall be rounded with a radius as specified in the Table of Minimum Standards. The Plan Commission may permit comparable fillets or chords in place of rounded corners.
(M) Street right-of-way widths shall be as shown in the general development plan and where not shown therein shall be as specified in the Table of Minimum Standards.
(N) Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations; and where the Plan Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.
(O) Dead-end streets (cul-de-sacs) designed to be so permanently, shall not be longer than 1,200 feet from the intersection of the origin through the center of the circle to the end of the right-of-way, and shall be provided at the closed end with a turnaround having an outside pavement diameter of at least 80 feet, and a street property line diameter of at least 100 feet.
(P) No street names shall be used which will duplicate or be confused with the names of existing streets. Existing street names shall be projected wherever possible. Street names shall be subject to the approval of the Plan Commission.
(Q) (1) The full width of the right-of-way shall be graded to the required cross section.
(2) All unsuitable sub-base or sub-grade material shall be removed and shall be replaced with stable, compacted material in conformance with generally acceptable engineering and construction practices.
(3) The centerline grade shall not be less than 0.5% and shall not exceed 3% for collector and primary streets, nor 8% for any local and cul-de-sac streets.
(4) Vertical curves shall be used whenever a change in centerline gradient occurs except where the algebraic difference in the gradient is 0.5% or less. The length of the vertical curve shall be in accordance with the minimum standards for street design.
(5) All pavement thicknesses and materials, including surface/binder base courses, and sub-base courses, shall be designed in accordance with Illinois Department of Transportation’s Bureau of Local Roads and Streets Manual and all subsequent revisions thereto as published by the division of Highways of the State Department of Transportation. The minimum thicknesses for streets shall be in accordance with the minimum standards for street design. Design data shall be submitted to the village together with copies of soil test reports as necessary at the time of the plan submittal.
(6) Pavements for local residential and cul-de-sac streets, collector/primary or industrial/commercial streets shall be constructed with the following materials.
(a) Local residential/cul-de-sac streets.
1. Rigid pavements shall be constructed to the following minimum requirements: compacted subgrade with a four-inch aggregate sub-base, type B, and a Portland cement concrete pavement having a minimum nominal thickness of six inches and shall be constructed of PCC concrete which shall have a minimum 14-day compressive strength of 3,500 pounds per square inch and shall not contain less than six bags of cement per cubic yard of concrete, and shall contain no less than 3% nor more than 6% entrained air. Slump shall not be less than two inches, nor more than four inches. IDOT-approved mix for concrete shall be used throughout; or
2. Flexible pavements shall be constructed to the following minimum requirements: the six inch aggregate base course, Type A, shall be constructed of IDOT-approved CA-6 materials on a compacted subgrade. The bituminous concrete binder course shall have a nominal thickness of one and one-half inches and shall meet the mix design approved by IDOT superpave requirements. The bituminous concrete surface course shall be constructed to a nominal thickness of one and one-half inches and the materials and mix design shall comply with the IDOT-approved superpave requirements.
(b) Collector/primary streets.
1. Rigid pavements shall be constructed to the following minimum requirements: compacted subgrade with four-inch aggregate sub-base, type B, and a Portland cement concrete pavement having a minimum nominal thickness of eight inches and shall be constructed of PCC concrete which shall have a minimum 14-day compressive strength of 3,500 pounds per square inch and shall not contain less than six bags of cement per cubic yard of concrete, and shall contain not less than 3% nor more than 6% entrained air. Slump shall not be less than two inches nor more than four inches IDOT-approved mix for concrete shall be used throughout; or
2. Flexible pavements shall be constructed to the following minimum requirements: the eight-inch aggregate base course, Type A, shall be constructed of IDOT-approved CA-6 materials on a compacted subgrade. The bituminous concrete binder course shall have a nominal thickness of two and one-half inches and shall meet the mix design approved by IDOT superpave requirements. The bituminous concrete surface course shall be constructed to a nominal thickness of one and one-half inches and the materials and mix design shall comply with the IDOT-approved superpave requirements.
(c) Industrial or commercial streets. The minimum composition and thickness of materials for industrial/commercial streets shall be as determined by an IDOT-approved procedure for pavement design of an 80,000 pound truck route with the minimum nominal requirements as follows:
1. Rigid pavements shall be constructed to the following minimum requirements: compacted subgrade with a four-inch aggregate sub-base, type B, with a Portland cement concrete pavement having a minimum nominal thickness of ten inches and shall be constructed of PCC concrete which shall have a minimum 14-day compressive strength of 3,500 pounds per square inch and shall not contain less than six bags of cement per cubic yard of concrete, and shall contain not less than 3% nor more than 6% entrained air. Slump shall not be less than two inches nor more than four inches IDOT-approved mix for concrete shall be used throughout; or
2. Flexible pavements shall be constructed to the following minimum requirements: the four-inch aggregate sub-base, Type B, shall be constructed of IDOT-approved materials on a compacted subgrade. The total depth bituminous concrete base binder and surface shall have a minimum nominal thickness of 12 inches and shall meet the mix design approved by IDOT superpave requirements.
(7) Curbs and gutters shall be constructed on all streets and shall be a combination (integral) concrete curb and gutter. Materials shall meet the requirements and mix design for concrete as determined by IDOT. The curbs shall not be less than 18 inches in overall width, have a minimum six inches height, and shall have a minimum thickness of nine inches. Depression of the six inch curb height at proposed entrances will be allowed.
(8) (a) The subdivider shall construct sidewalks four inches thick and shall have a minimum width of four feet wide of Portland cement as per village specifications along all street segments unless otherwise specifically required or allowed by the Board of the village.
(b) Wider than standard sidewalks may be required by the village in the absence of a boulevard in the vicinity of schools, commercial areas, and other places of public assembly; and the village may require the construction of sidewalks in locations other than required under the preceding provisions of these regulations if such walks are necessary, in the opinion of the Plan Commission, for safe and adequate pedestrian circulation.
(9) (a) Driveways shall be constructed of either PCC concrete having a nominal thickness of six inches constructed on a compacted subgrade or bituminous concrete over a compacted aggregate base having thickness of two inches and six inches respectively on a compacted subgrade.
(b) Forming and curing of PCC concrete for sidewalks and driveways shall be in conformance with the applicable portions of the Standard Specifications for Road and Bridge Construction.
(c) Slip forming of sidewalks will not be allowed.
(R) Street grades shall provide proper relation between the street and the first floor elevation of the houses or buildings and to permit convenient and economical access to and drainage of the lots.
(S) Table of minimum standards.
Minimum Standards for Street Design
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Street Type | Right-of-Way Width | Pavement Width | Composition |
Minimum Standards for Street Design
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Street Type | Right-of-Way Width | Pavement Width | Composition |
Collector/primary | 60’ | 36’ (face to face of curb) | 8” PCC with 4” sub-base or 4” bituminous concrete with 8” aggregate base |
Cul-de-sac | 80’ radius | 50’ radius (face to face of curb) | 6” PCC with 4” sub-base or 3” bituminous concrete with 6” aggregate base |
Curbs and gutters | - | 18” minimum width | 6” rise on curb from flow line: three-fourths of an inch per foot slope on gutter to flow line PCC, minimum of B6.12 configuration 9” nominal thickness for gutter |
Industrial/commercial | 80’ to 100’ | 44’ (face to face of curb) | 10” PCC with 4” sub-base or 12” bituminous concrete over 4” sub-base |
Minor/local residential | 50’ | 30’(face to face of curb) | 6” PCC with 4” sub-base or 3” bituminous concrete with 6” aggregate base |
Primary/arterial | As determined by IDOT Bureau of Local Roads policies | - | - |
Residential/commercial driveway pavements | - | 12’ minimum width | PCC, 6” nominal thickness or 2” bituminous concrete over 6” CA-6 |
Sidewalks | - | 4’ minimum width or as required for area served | PCC, 4” nominal thickness |
(Ord. 889, passed 8-4-2005)