All of the following conditions, as well as pertinent zoning regulations shall govern the preparation of all plans and data required by these regulations:
(a) Streets.
(1) The arrangement, character, extent, width and location of all streets shall conform to the Master Road and Land Use Plans, 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.
(2) Where such is not shown in the Master Road and Land Use Plans, the arrangement of streets in a subdivision shall either:
A. Provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or
B. Conform to a plan for the neighborhood approved or adopted by the Planning Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.
(3) Minor streets shall be so laid out that their use by through traffic shall be discouraged.
(4) Where a subdivision abuts or contains an existing or proposed arterial street, the Commission may require marginal 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.
(5) Reserve strips controlling access to streets shall be permitted only where their control is definitely placed in the Village under conditions approved by the Commission.
(6) Intersection jogs with centerline offsets of less than 125 feet shall be avoided.
(7) Wherever possible, a tangent at least fifty feet long shall be introduced between reverse curves on all streets.
(8) All horizontal deflections in the alignment of streets shall be connected by a circular curve as follows:
Total Deflection Angle | Minimum Centerline Radius (feet) |
0° to 30° incl. | 250 |
On arterial or collector streets, or under certain other special conditions, a greater radius may be required by the Commission.
(9) 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 seventy-five degrees (75°).
(10) Property lines at street intersections shall be rounded with a radius of twenty feet, or of a greater radius where the Commission may deem it necessary. The Commission may permit comparable cut-offs or chords in place of rounded corners.
(11) Street right-of-way widths shall be as shown in the Master Road and Land Use Plans and where not shown therein shall be not less than as follows:
Street Type | Minimum Right-of-Way (feet) |
Collector | 70 |
Minor | 60 |
Marginal Access | 40 |
(12) 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 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 and dedicated within such tract.
(13) Unless otherwise specifically authorized, permanent dead-end streets shall not be longer than 500 feet and shall be provided at the closed end with a turn-around having an outside roadway diameter of at least eighty feet and a street property line diameter of at least 100 feet, with turnout radii of fifty feet.
(14) No street names shall be used which will duplicate or be confused with the names of existing streets in the Village. Street names shall be subject to the approval of the Commission.
(b) Easements.
(1) Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be ten feet wide or more, depending on the proposed usage.
(2) Where a subdivision is traversed by a water course, drainage way, channel, storm conduit or stream there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such water course and such further width or construction, or both, as shall be adequate for the purpose. Parallel streets or parkways may be required in connection therewith.
(c) Blocks.
(1) The lengths, widths and shapes of blocks shall be determined with due regard to:
A. Provision of adequate building sites suitable to the special needs of the type of use contemplated;
B. Zoning requirements as to lot sizes and dimensions;
C. Needs for convenient access, circulation, control and safety of street traffic; and
D. Limitations and opportunities of topography.
(d) Lots.
(1) The lot size, width, depth, shape and orientation, and the minimum building setback lines shall conform to the Zoning Ordinance of the Village for the location of the subdivision and for the type of development and use contemplated.
(2) Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.
(3) Double frontage, and reverse frontage lots, should be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least ten feet, and across which there shall be no right-of-access, shall be provided along the line of lots abutting such a traffic artery or other disadvantageous use.
(e) Public Sites and Open Spaces.
(1) Where a proposed park, playground, school or other public use shown in the Master Road and Land Use Plans is located in whole or in part in a subdivision, the Commission may require the dedication of such area, or such use of the area, within the subdivision in those cases in which the Commission deems such requirements to be reasonable.
(Ord. 1967-18. Passed 5-8-67.)