The subdivision of land, including the arrangement, character, extent, width, grade and location of all streets, alleys or other land, to be dedicated for public use, shall conform to the standards as approved and adopted by the Village Board and other responsible governmental bodies; 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.
(A) Streets.
(1) 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.
(2) Where such is not shown in the General Development Plan, 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 area or neighborhood approved or adopted by the Council 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 will be discouraged.
(4) Where a subdivision borders on or contains a railroad or expressway, the Board 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 due regard for the requirements of approach grades and future grade separations.
(5) Reserve strips controlling access to streets or alleys shall be prohibited.
(6) All street intersections and confluences should encourage safe traffic flow.
(7) Street jogs with centerline offsets of less than 125 feet shall be avoided.
(8) When connecting street lines deflect from each other at any one point by more than ten degrees, they shall be connected by a curve with a radius adequate to ensure clear sight distances (see Table of Minimum Standards).
(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 60 degrees.
(10) Property lines at street intersections shall be rounded with a radius as specified in the Table of Minimum Standards in § 152.14. The Board may permit comparable cut-offs or chords in place of rounded corners.
(11) Street right-of-way widths shall be as shown in the Table of Minimum Standards in § 152.14.
(12) Half-width 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 Board 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.
(13) Dead-end streets (cul-de-sacs) designed to be so permanently, shall not be longer, than 500 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 turn-around having an outside pavement diameter of at least 100 feet. No cul-de-sac may intersect with another cul-de-sac.
(14) 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 Board.
(15) Street gradients and vertical curves shall be as specified in the Table of Minimum Standards in § 152.14.
(16) Street grades shall provide proper relation between the street and the first floor elevation of the houses or buildings and permit convenient and economical access to and drainage of the lots.
(B) Alleys.
(1) Alleys shall be provided in commercial, business and industrial districts, except that the Board may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed.
(2) Alleys in residential areas shall not be permitted, except where deemed necessary and on the recommendation of the Board.
(3) The width of an alley shall be 40 feet in residential areas and 40 feet, in commercial, business and industrial districts.
(4) Alley intersections and sharp changes in alignment shall be avoided, but where necessary corners shall be cut off sufficiently to permit safe vehicular movement.
(5) Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turn-around facilities at the dead-end, as determined by the Board.
(C) Easements.
(1) Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be at least ten feet wide.
(2) Where a subdivision is traversed by a watercourse, drainage way, channel or stream there shall be provided a storm water easement or drainage of right-of-way conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose. Parallel streets or parkways may be required in connection therewith.
(D) Block standards.
(1) The maximum lengths of blocks shall be 1,320 feet. Blocks over 800 feet may require cross-walkways. Cross-walk easements not less than ten feet in width shall be provided where deemed necessary by the Board at the approximate centers of the blocks. The use of additional cross-walkways in any instance to provide safe and convenient access to schools, parks or other similar destinations will be specified by the Village Board.
(2) No specific rule concerning the shape of blocks is made, but blocks must fit easily into the overall plan of the subdivision and their design must evidence consideration of lot planning, traffic flow and public areas.
(3) Blocks intended for commercial and industrial use must be designated as such, and the plan must show adequate off-street areas to provide for parking, loading docks and such other facilities that may be required to accommodate motor vehicles.
(E) Lot standards.
(1) Interior residential lots shall have an area of not less than 7,200 square feet and a width at the established building line of not less than 60 feet.
(2) Corner residential lots shall have an area of not less than 8,400 square feet and a width at the established building line of not less than 70 feet.
(3) Reverse corner residential lots shall be of sufficient size to maintain building lines on both streets.
(4) Building lines in unincorporated areas within the jurisdiction of this chapter shall conform to the requirements of applicable county ordinances, except that in no instance shall the building line be less than 25 feet from the street line.
(5) All lots shall abut upon publicly dedicated streets.
(6) Side lines of lots shall be approximately at right angles or radial to the street line.
(7) Double frontage lots are forbidden except where lots back upon a primary street (major thoroughfare) and in such instances, vehicular access between the lots and the thoroughfare is prohibited or where topography of the land might render subdividing otherwise unreasonable. Such lots shall have an additional depth of at least ten feet in order to allow for a protective screen planting.
(8) Lots abutting a watercourse, drainageway, channel or stream shall have additional minimum width or depth as required to provide an adequate building site and afford the minimum usable lot area in conformance with the requirements of the zoning ordinance, when applicable.
(F) Parks, schools and public areas.
(1) Where a proposed park, playground, school or other public use area, and adjacent unincorporated areas, is located in whole or in part in a subdivision, the Village Board may require the dedication or reservation of such area for acquisition by the proper governing bodies within a period not to exceed one year, in whole or in part, within the subdivision in those cases in which the Village Board deems such requirements to be reasonable; however, in no case shall the total amount of required public areas to be dedicated or reserved for acquisition by the proper governing bodies, in addition to public streets, exceed 10% of the total gross acreage owned and controlled by one developer. The acquisition of the additional area needed for parks, playgrounds, schools or other public use other than streets and alleys, shall be secured by the proper governing, body or arrangements made for securing the area from the owner within a period not to exceed 90 days.
(2) In subdividing any land within the village or within one and one-half miles of the corporate limits due regard shall be shown for all natural features such as tree growth, watercourses, historic spots or similar conditions which, if preserved, will add attractiveness and value to the proposed development.
(1975 Code, § 33-104) Penalty, see § 152.99