No subdivision plat shall be approved by the village board unless it conforms to the following minimum standards:
A. Acre Subdivision: Whenever the area is divided into lots containing one to three (3) acres, inclusive, and there are indications that such lots will eventually be resubdivided into smaller building lots, consideration shall be given to the street and lot arrangement of the original subdivision so that additional minor streets can be opened which will permit of a logical arrangement of smaller lots.
B. Relation To Adjoining Street System: The arrangement of streets in new subdivisions shall make provisions for the continuation of the principal existing streets in adjoining additions (or their proper projection where adjoining property is not subdivided), insofar as they may be necessary for public requirements. The width of such streets in new subdivisions shall not be less than the minimum street widths established herein. The street and alley arrangements also be such as to cause no hardship to owners of adjacent property when they plat their own land and seek to provide for convenient access to it.
Whenever 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.
C. Street And Alley Width:
1. The minimum width for streets shall be sixty feet (60'), except that the village board may, in certain cases, to conform with already existing streets in the village, or because of topography or special conditions, require a greater or lesser width.
2. Dead-end streets (cul-de-sacs) shall be avoided when possible, but if deemed necessary in the opinion of the village board, they shall terminate in a circular right of way with a minimum roadway diameter of ninety feet (90') and a total diameter of one hundred twenty feet (120'), which will provide safe and convenient space therefor.
3. The minimum width of all alleys shall be twenty feet (20').
4. Where alleys are not provided, easements of not less than ten feet (10') in width shall be provided on all rear lot lines and side lot lines where deemed necessary for poles, wires, conduits, storm and sanitary sewers, gas and water mains. Easements of greater width may be required along lines or across lots when deemed necessary by the village board for the extension of main sewers or other utilities.
D. Blocks: The length and width of blocks shall conform as nearly as practicable to those in the existing development of the village. However, the village board may permit a deviation therefrom when such deviation, in their opinion, is necessary because of the size, location, or topography of said tract, and the proposed deviation conforms to and is in harmony with a possible larger subdivision unit of which said proposed subdivision is a part.
E. Lots:
1. All side lot lines of lots shall be as nearly as possible at right angles to straight street lines or radial to curved street lines, unless a variation to this rule will give a better street and lot plan.
2. The minimum dimensions for lots located within the future urban area, except in areas for commercial and industrial uses, shall be eighty feet (80') in width and one hundred feet (100') in depth, but in no case shall a rectangular or irregular shaped lot that is to be used for residential purposes, contain less area than is required by the lot area regulation of the district in which the property is located.
3. Corner lots shall have extra width sufficient to permit the maintenance of building lines on both front and side streets.
4. Lots at street intersections which are likely to be dangerous shall have a radius of not less than fifteen feet (15') at the street corner.
F. Building Setback Lines: Building setback lines shall be shown on all lots whenever the depth of such building lines are greater than those required by other village regulations. When the subdivided area is not under zoning control, the village board may require building setback lines in accordance with the needs of each subdivision. Provision shall be made by deed requiring all enclosed parts of buildings to be set back to such building setback lines.
G. Character Of Development: The village board shall have the right to agree with the subdivider regarding the type and character of development that will be permitted in the subdivision, and may require that certain minimum regulations regarding this matter be incorporated in the deed restrictions. Such regulations shall be intended to protect the character and value of the surrounding development and shall also tend to secure the most appropriate character of development in the property that is subdivided.
H. Easements Along Streams: Whenever any stream or important surface watercourse is located in an area that is being subdivided, the subdivider shall at his own expense make adequate provision for straightening or widening the channel so that it will properly carry the surface water and shall also provide and dedicate to the village an easement along each side of the stream, which easement shall be for the purpose of widening, improving or protecting the stream and for recreational use. The width of such easement shall not be less than twenty feet (20') and the total width of the easement shall be adequate to provide for any necessary channel relocations and straightening.
I. Improvements: Before the final plat of any subdivided area shall be approved and recorded, the subdivider shall retain the services of a licensed engineer in order to develop and design improvements described in this subsection. In lieu of final completion of the minimum improvements, before the plat is finally approved the subdivider may follow the following method:
1. Post a surety bond with the village ensuring the village that the improvements shall be completed by the subdivider within two (2) years after final approval of the plat. The form and type of bond shall be approved by the village attorney, and the amount of the bond shall be not less than the estimated cost of the improvements and the amount of the estimate must be approved by the engineer for the village. If the improvements are not completed within the specified time, the village board may use the bond or any necessary portion thereof to complete same.
The minimum improvements installed in a subdivision before the plat can be finally approved shall be in accordance with the following subsections:
a. Street Improvements: All streets shall be filled or excavated to the grade approved by the village board, and the roadway improved by surfacing. The minimum standards for surfacing shall be not less than the following requirements:
(1) Whenever the subdivision is located within that portion of the village that lies within the areas described in other village regulations as urban areas, or may lie within the probable future residential areas, the minimum width of surfacing shall be thirty feet (30'). Commercial/industrial width shall not be less than thirty six feet (36') minimum. Such surfacing shall be of a type conforming to the traffic requirements of each street, but in no event shall it be less than an all-weather road capable of bearing vehicles at all seasons, and shall consist of not less than eight inches (8") of compacted crushed stone or gravel, of approved specifications. Curbs will be required along each side of the surfacing. The subdivider shall be required to install only one-half (1/2) the width of surfacing herein required when a street along the outer edge of his subdivision borders adjacent property that cannot bear its share of the cost of surfacing. All surfacing shall conform to the appropriate specifications of, and the construction shall be supervised by, the village board.
(2) Whenever the subdivision is located beyond the probable future residential areas as described in other village regulations, the minimum width of surfacing shall be thirty feet (30'), but on each side of this surfacing there shall be an earth shoulder having a minimum width of ten feet (10'). The surfacing shall be an all-weather surfacing capable of bearing vehicles at all seasons and shall consist of at least twelve inches (12") of compacted crushed stone or gravel, of approved specifications. The surfacing shall be in accordance with appropriate specifications of, and the construction shall be supervised by, the village board.
b. Sidewalks: Sidewalks are to be four feet (4') wide and four inch (4") thick concrete. Sidewalks are to be installed on the street side of the property line.
c. Water Lines: The cost of all procedural and physical improvement requirements incurred under the auspices of this chapter are to be borne solely by the applicant and/or the owner of the property with the exception of a public water supply system. In those locations where water supply is reasonably accessible the village will contribute the installation of a public water supply system to the boundary of each lot.
d. Sewers:
(1) Where a public sanitary sewer is reasonably accessible, the subdividers shall connect or provide for the connection with such sanitary sewer, but in any event shall make provision in such subdivision for the establishment of a sanitary sewer system accessible to each lot in the subdivision, and such sewer system shall be approved by the village board.
(2) Adequate provisions shall be made for the disposal of storm water, subject to the approval of the village board.
e. Public Facilities: Where public facilities ar not available, sanitary sewers, water mains and all appurtenances necessary to extend and provide effective, efficient, safe and potable public water and sewer service to the development as determined by the village engineer shall be installed at the cost of the subdivider.
f. Streetlights: The subdivider or land developer shall install streetlights along all streets proposed to be dedicated of a design compatible with the neighborhood and type of development proposed. Such lights shall be placed at each street intersection and at such interior block spacing as may be required by the village board. Plans and specifications shall be approved by the village board.
g. Other Utilities: Whenever it is deemed necessary by the village board, they may require the installations of electric lines, streetlights, gas mains, street trees, and other similar facilities before said plat is approved. (Ord. 407, 2-13-2001)