The subdivision of land - including the arrangement, character, extent, width, grade and location of all streets, crosswalks, easements, sites for parks, playgrounds, and schools or other land to be dedicated for public use - shall conform to the Comprehensive Plan and Official Map of the City of Warrenville. Approval of design standards shall be considered on the basis of their relation to existing and platted streets, reasonable circulation of traffic within the subdivision and adjacent land, topographic conditions, runoff of storm water, public convenience and safety, and appropriate relation to the proposed uses of the area to be served.
A. Streets:
1. Street Arrangement: Where such is not shown on the Comprehensive Plan, and/or Official Map, the arrangement of streets within a subdivision shall either:
a. Continuity: Provide for the continuation or projection of existing principal streets in adjacent areas; or
b. Conformity With Plan: 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.
2. Street Design: All required street rights-of-way, pavement widths, curves, gradients and sight distances shall be as shown in the Engineering Standards and in accordance with the following:
a. Street Jogs: Street jogs between residential streets, minor arterials and collector streets with centerline offsets of less than two hundred and fifty (250) feet shall not be allowed.
b. Intersections: It must be evidenced that all street intersections and confluences encourage safe and efficient traffic flow and, in general, be at or near right angles; and in no case shall a street intersect any other street at less than sixty (60) degrees. An intersection of more than two (2) streets shall not be permitted.
c. Vision Clearance Triangle Easements: At all street intersections a vision clearance triangle easement shall be established within the vision clearance triangle formed at the intersection of any street right-of-way as defined by the table and illustration provided in Section 10.B.7 of the Zoning Ordinance of the City. (Ord. 2144, 6-23-2004)
d. Cul-De-Sac Street: Each cul-de-sac street shall be not more than five hundred (500) feet in length measured along its centerline from the street of origin to the end of Its right-of-way, unless there are not more than fifteen (15) lots abutting the cul-de-sac. Each cul-de-sac shall have a terminus of nearly circular shape with a minimum diameter of one hundred twenty (120) feet, unless otherwise specified in this chapter.
e. Median Strips: Median strips other than a raised center curb separating lanes of traffic within a single right-of-way shall not be allowed. However, where a parkway exists on a new street which is an extension of the existing street, a median strip may be constructed not more than five hundred (500) feet in length to provide the transition to no median strip. All such median strips as described above shall have barrier curbs and gutters.
f. Access From Arterial Streets: Provisions shall be made for vehicular and pedestrian access to residential property abutting an arterial street either by providing: (a) a marginal access street, or (b) by backing lots to the thoroughfare and providing access by a collector, minor, or cul-de-sac street one (1) lot depth removed and with a no-access strip at least twelve (12) feet wide along the rear lot line. These standards are established for the purpose of providing protection for the residential properties and to provide for traffic safety and the efficient use of the major street for its intended function of accommodating through traffic.
g. Marginal Access Street: Where a subdivision borders on or contains a railroad or major street, the Plan Commission may require a street approximately parallel to and on each side of such railroad or major street, 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.
h. Reserve Strips: Reserve lots (flag lots), enabling access to interior areas of a parcel from a dedicated street only, may be permitted in accordance with the following:
(1) All lots shall be a minimum of one (1) acre, exclusive of the portion of the lot used as the reserve strip;
(2) That, each reserve strip providing access to a lot shall be not less than twenty (20) feet in width;
(3) That, not more than three (3) lots consisting of two (2) reserve lots with reserve strips, each twenty (20) feet in width, and one (1) key lot with a frontage of not less than one hundred twenty-five (125) feet wide along the dedicated street shall be permitted.
(4) That, all reserve lots shall be subdivided in accordance with the Subdivision Regulations; and
(5) That, where more than one (1) reserve lot is created, the reserve strips, i.e., forty (40) foot access to interior lots, shall be dedicated and marked as private easement or access to interior lots, with only one (1) permitted entrance to the dedicated street for both reserve lots.
i. Drainage Ditches: Drainage ditches on both sides of pavements shall be designed in accordance with IDOT standards, subject to the approval of the appropriate highway authority and shall be required in subdivisions containing lots of eighteen thousand (18,000) square feet or more in area when curb and gutter is not used.
j. Unpaved Areas: All unpaved areas within the dedicated street areas shall be graded and hydro-seeded or sodded in accordance with I DOT'S standards subject to the appropriate highway authority standard design and specifications.
k. Street Right-Of-Way Widths: All street right-of-way widths shall be not less than the following dimensions:
STREET TYPE | RIGHT-OF-WAY WIDTHS | EASEMENT WIDTHS | TOTAL WIDTHS |
STREET TYPE | RIGHT-OF-WAY WIDTHS | EASEMENT WIDTHS | TOTAL WIDTHS |
a. Arterials (in conformance with Thoroughfare Plan) | 100'-200' | - | 100-200' |
b. Collector Streets | 80' | - | 80' |
c. Industrial Service Streets | 80' | - | 80' |
d. Multiple-Family Residential Streets | 66' | 10' (each) | 86' |
e. Minor (Single Family Residential) Streets | 66' | 10' (each) | 86' |
f. Minor Streets, Planned Developments (Residential) | 60' | 10' (each) | 80' |
g. Marginal Access Streets | 60' | 10' | 70' |
h. Alley (if acceptable by City Council) | 20' | - | 20' |
i. Cul-de-Sac Streets | 66' | 10 (each) | 86' |
Turn Arounds | |||
(1) Industrial | 75' radius | ||
(2) Residential* | 60' radius | ||
j. Pedestrian Ways | 12' | 12' | |
*For residential planned unit developments, a dedicated right-of-way radius of fifty (50) feet, with a ten (10) foot utility easement may be permitted, subject to the review and approval of the City Council.
l. Pavement widths: All pavement and shoulder widths shall be not less than the following dimensions. Pavement widths on streets with concrete curb and gutter shall be measured between the faces of the two opposing curbs. Unless otherwise noted, the required pavement widths accommodate parallel parking on both sides of the street.
Street Type | Pavement Width1 | Each Shoulder (with rural) |
Street Type | Pavement Width1 | Each Shoulder (with rural) |
a. Arterials2 | 48' | 10' |
b. Collector Streets3 | 36' | 8' |
c. Industrial Service Streets | 36' | - |
d. Multiple-Family, attached family, zero lot line, cluster single family residential, and residential cul-de-sacs over 300' long or serving more than 15 residential units.4 (1) Parallel parking limited to one side only (2) Parallel parking both sides | 26' 30' | - - |
e. Minor single family residential and residential cul-de-sacs less than 300' long and serving less than 15 residential units5 (1) Parallel parking limited to one side only (2) Parallel parking both sides | 24' 30' | - - |
f. Marginal Access Street (1) Parallel parking limited to one side only | 26' | - |
g. Alley (no parking) | 18' | - |
h. Cul-de-sacs and turn-arounds4, 5, 6 (1) Industrial/commercial (2) Residential less than 300' long (3) Residential more than 300' long | 65' radius 45' radius 50' radius | - 2' 2' |
i. Pedestrian ways5 | 5' | - |
1 With curb and gutter.
2 In conformance with the Illinois Department of Transportation Standards where applicable. Parking prohibited along arterial streets with curb and gutter.
3 An additional ten and one-half feet (10-1/2') of pavement may be required, subject to the approval of the appropriate highway authority, for bicycle lanes where required and shall be striped, physically separated, or otherwise marked so as to define said areas.
4 The length of a cul-de-sac street shall be determined by measuring the distance between the curb face on the intersecting through street and the center point of the cul-de-sac bulb.
5 The minimum pavement width in a cul-de-sac that contains a center island shall be 26' with no parking allowed around the outside perimeter of the cul-de-sac pavement.
6 Other turnarounds (i.e., hammerheads) may be allowed in unique situations with the approval of the Plan Commission and Warrenville Fire Protection District.
7 Pedestrian ways require no curb and gutter.
(Ord. 1965, 3-6-2002; amd. Ord. 2037, 1-21-2003; Ord. 2196, 2-23-2005)
m. Acceleration-Deceleration, Passing And Turning Lanes: Arterials or major collector streets shall be provided with paved acceleration and deceleration lanes and passing or turning lanes where required by the appropriate highway authority.
n. Street Levels: To assure positive drainage from residential buildings to the street, the top foundation of homes shall be at least six (6) inches above the level of the curb. Driveway gradients shall be no less than one-half (1/2) percent and no greater than eight (8) percent.
o. Street Grading Construction Plans: Street grading construction plans shall conform to "Engineering Standards for the City of Warrenville, Illinois."
B. Easements:
1. Easement Design And Location: Easements not less than ten (10) feet wide shall be provided for the construction and maintenance of public utilities across the rear of all lots where no alleys are platted and adjacent to the side lines of lots where necessary for continuity of such utilities from block to block, except that easements shall not be required for water service or sanitary service. When the rear of all lots abut public or unsubdivided lands the easement for the construction and maintenance of public utilities shall be not less than twenty (20) feet wide. All dedications of easements shall specify that no building or other structures may be erected on such easements. The Final Plat for each subdivision or resubdivision containing more than three (3) lots or tracts shall set forth on the face thereof general restrictions or covenants which required that all public utility structures and facilities, whether located on public or private property, shall be constructed wholly underground, except for transformers, transformer pads, light poles, regulators, valve markers and similar structures approved by the City Engineer prior or subsequent to recording of the Final Plat, and except for structures and facilities existing prior to recording of the Final Plat. Where such public utilities are required to be installed underground, the installation and maintenance thereof shall be in compliance with applicable order, rules and regulations of the Illinois Commerce Commission now or hereafter effective, and the owner or subdivider of any property to be served from such underground installations shall be responsible for compliance with the rules and regulations applicable to such underground facilities, now and hereafter effective and filed with said Commission pursuant to the Illinois Public Utilities Act, of any public utility whose services are required to be provided by such underground facilities.
2. Continuity Of Easements: Easements shall be designed to provide continuity from block to block.
3. Drainage Easements: Where a subdivision is traversed by a water course, drainage way, channel or stream, there shall be provided a drainage easement conforming substantially with the lines of such water course and shall include the flood plain where applicable, plus an additional area not less than fifteen (15) feet wide adjoining both edges of said flood plain area for maintenance access purposes as certified by the subdivider or his Registered Professional Engineer, or as approved by the City Engineer.
4. Temporary Vehicular Turn-Round Easement: The area shown as a temporary turn-around easement is to be placed on the final plat to be dedicated which is to read as follows: Temporary vehicular turn-around easement may be vacated by a Plat of Vacation after street dedication, extension and acceptance of the improved street by the appropriate highway authority.
5. Vision Clearance Triangle Easement: An easement to protect clear sight distance three (3) feet above centerline grade shall be established within the vision clearance triangle formed at the intersection of any street right-of-way as defined by the table and illustration provided in Section 10.B.7 of the Zoning ordinance of the City. (Ord. 2144, 6-23-2004)
6. No-Access Strip Easements: A twelve (12) foot, no-access strip easement shall be provided along all through lots along arterial streets.
C. Blocks:
1. Configuration Of Blocks: The shape of blocks shall be determined by topographical features, the basic street system and traffic pattern, lot depths, and areas designated for public and other nonresidential land uses. In addition to these, the lengths, widths, and shapes of blocks shall be determined with due regard to:
a. Site Adequacy: Provision of adequate building sites suitable to the special needs of the type of use contemplated.
b. Zoning: Zoning requirements as to lot sizes and dimensions within the corporate limits of the City of Warrenville.
c. Convenience: Needs for convenient access, circulation, control and safety of street traffic.
2. Length Of Blocks:
a. Residential: In residential subdivisions, the maximum length of blocks shall not exceed one thousand three hundred and twenty (1,320) feet in length except where required by unusual topographic conditions, nor shall they be less than five hundred and twenty (520) feet in length unless approved by the City Council.
b. Non-Residential: In manufacturing and business subdivisions, maximum length of blocks shall be as approved by the City Council.
3. Non-Residential Blocks: Blocks or portions thereof intended for commercial or industrial use shall be designated as such, and the plan shall show adequate off-street areas to provide for parking, loading docks, and other such facilities.
D. Lots:
1. Configuration Of Lots: The lot size, width, depth, shape, and orientation shall be appropriate for the location of the subdivision and for the type of development and use contemplated and, in general, lots should be as nearly rectangular in shape as practicable.
a. Conformance With Zoning Regulations: Width and area of lots shall conform with lot width and area requirements set forth in the Zoning Ordinance of the City of Warrenville or that of DuPage County in the unincorporated areas beyond the City limits. Corner lots shall be increased in width in accordance with the Zoning Ordinance except that the City Council may require a greater lot width to provide for the proper development of intersection design and traffic safety.
b. Non-Residential Lots: Width, area, and depth of lots in a manufacturing or business subdivision shall be as approved by the City Council.
c. Side Lot Lines: Side lot lines of lots shall be at right angles or radial to the street line, or substantially so.
2. Access To Lots: Each lot within the subdivision must have access to a public street.
3. Separation From Major Streets: Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from major streets or highways or to overcome specific disadvantages of topography, orientation, and noise.
A no-access strip easement shall be provided, the width of which shall be not less than twelve (12) feet, for the purpose of providing a noise and sight barrier and to prevent the right of access across the rear or side lot line of lots abutting such highway and/or major thoroughfare. Within this easement shall be constructed or installed an earth berm, landscape planting, or a fence which is to be continuous if extending over three (3) or more lots.
4. Double Frontage Lots: Double frontage lots are not permitted, except where lots back upon a major street, upon a body of water in separate or undivided ownership, or in manufacturing and business subdivisions when specifically recommended by the Plan Commission and approved by the City Council.
5. Lots Abutting A Water Course: Lots abutting a water course, drainage way, channel, or stream shall have an additional depth or width as recommended by the Plan Commission and approved by the City Council.
6. Preservation Of Natural Features: In the subdividing of any land, due regard shall be given to the preservation of natural features such as trees, water courses, historical landmarks, and similar community assets, which if preserved, would add to the attractiveness and value of the subdivision, neighborhood, or the community as a whole. The Plan Commission shall include in its report its conclusions as to compliance herewith.
7. Building, Setback Lines: Building setback lines in all new subdivisions shall conform to the front yard and corner side yard provisions of the Warrenville Zoning Ordinance.
8. All lots will be sodded to back of houses, rear yards to be seeded.
E. Parks, School Sites, And Public Areas: Whenever required by this chapter or any other ordinance of the City of Warrenville, parks, school sites, libraries and/or other public areas shall be shown on all plans and plats and shall be of such configuration as to be acceptable to the Plan Commission, City Council, and the concerned public agency.
F. Other Improvements:
1. Trees: Trees on private property shall be furnished by developer or private owner as a requirement for subdivision approval. One (1) tree shall be planted for every forty (40) feet of frontage along each street. All trees shall have a minimum trunk diameter, measured twelve (12) inches above ground level, of not less than two and one-half (2-1/2) inches. The planting of the following varieties of trees shall be prohibited:
a. Prohibited Plan Species:
Botanic Name
| Common Name
|
Botanic Name
| Common Name
|
Acer Negundo | Box Elder |
Acer Saccharinum | Silver Maple |
Atlanthus Altissima | Tree of Heaven |
Betual Spp. | Birch |
Juglans Nigra and Hindsii | Black Walnut |
Catalpa Speciosa | Catalpa |
Elaeagnus Spp. | Russian Olive |
Ginko Bilaba (female) | Femal Ginkgo |
Macluna Pomifera | Osage Orange |
Malus Spp. | Apple |
Morus Spp. | Mulberry |
Populus Spp. | Cottonwood, Popular Aspen |
Prunus Spp. | Cherry, Plum |
Salix Spp. | Willow |
Sorbus Spp. | Mountain Ash |
Ulmus Spp. | Elm |
b. Prohibited Plant Forms:
(1) Multiple Stem Forms: Those forms containing more than one (1) stem.
(2) Espaliers or Topiary: Forms achieved through trimming or pruning which are distorted or contrary to the natural shape of the species.
(3) Flowering Shrubs: Those shrubs which typically grow taller than three (3) feet, yet not tall enough to be under trimmed to a height of six (6) feet.
(4) Topped or Dehorned Trees: Trees with most or all of the crown removed.
Trees may be balled and burlapped. They shall be Northern grown in a nursery and shall be reasonably straight and free from disease and insect problems. All trees shall be tagged and identified as to species (botanic and common name, size and place of origin.
Such tags shall not be removed by the developer prior to inspection by the Landscape Advisor. Plantings should not be more than twenty (20) percent of one (1) species.
2. Requirements For Underground Wiring: The subdivider shall make arrangements for all lines for telephone, electric, television and other similar services distributed by wire or cable to be placed underground entirely throughout a subdivided area. Such conduits or cables shall be placed within dedicated public ways or easements and shall be planned so as not to conflict with other underground utilities. All such facilities shall be constructed in accordance with standards of construction approved by the Illinois Commerce Commission, and in conformance with the franchise of said utilities. All drainage and underground utility installations which traverse on privately owned property shall be protected by easements granted by the subdivider.
3. Storm Drainage System And Other Drainage Improvements: Provisions of a storm drainage system and other drainage improvements shall be according to plans approved by the appropriate highway authority and City Engineer, and in accordance with the standards and specifications adopted by the City Council under Title 8, Chapter 5 of the City Code.
a. Subsurface Drainage System (Sump Pump) Discharge Improvements: In addition to the foregoing requirements, every residential lot in a single family residential subdivision in which storm sewer and/or storm water management improvements are required, shall have a direct access to a stormwater management facility or a storm sewer capable of accepting the volume of sump pump discharge generated by each lot in the subdivision. A 4" storm sewer stub designed to accept the subsurface connection of private sump pump discharge pipes shall be provided to the property line of any lot in such a subdivision that does not have direct access to a storm water management facility. The final design and location of the storm sewer system and 4" stubs shall be reviewed and approved by the City Engineer. Any storm sewer improvements and/or storm water management facility used to satisfy the requirements of this section shall be located within an easement that clearly allows individual homes to access and drain their sump pump discharge into the storm sewer system and/or stormwater management facility. (Ord. 2025, 10-23-2002)
4. Public Water Supply And Public Sanitary Sewage Systems: Public water supply and public sanitary sewage systems shall comply with the requirements of the Illinois Environmental Protection Agency and the City of Warrenville.
5. Private Water Supply And Private Sanitary Sewage Systems: Private water supply and private sanitary sewage systems (all systems not under the jurisdiction of the Illinois Environmental Protection Agency) shall comply with the provisions of applicable federal, state, and local codes and regulations.
6. Fire Protection Criteria: Fire hydrants, water supplies and other fire protection criteria shall comply with the provisions of the City of Warrenville and of the State of Illinois.
7. Public Sidewalks And Pedestrian Ways:
a. Public sidewalks and pedestrian ways shall be included in any proposed subdivision within the corporate limits of the City of Warrenville, and within one and one-half (1-1/2) miles of the corporate limits of the City of Warrenville at the subdivider's expense. Such sidewalks shall be not less than four (4) feet wide. (Ord. 1965, 3-6-2002)
b. Sidewalks shall be require on both sides of minor streets in residential subdivisions containing lots less than eighteen thousand (18,000) square feet in area. Sidewalks shall be required on one (1) side only in subdivisions containing lots eighteen thousand (18,000) or more square feet in area.
c. Sidewalks may be required on both sides of all arterials and major collector streets. For minor collector streets within residential developments, sidewalks shall be required on both sides in subdivisions containing lots less than forty thousand (40,000) square feet in area and on one (1) side only when containing lots greater than forty thousand (40,000) square feet in area. Sidewalks shall be required on both sides of industrial service streets.
d. Location of dedicated public walkway or crosswalk easements may be required by the Plan Commission to obtain satisfactory pedestrian access to public or private facilities such as, but not limited to, schools and parks and where blocks exceed nine-hundred (900) feet in length.
e. The minimum width for right-of-way or easement for walkways shall be twelve (12) feet.
f. Sidewalk ramps and depressed curbs for the handicapped shall be provided at all intersections of public sidewalks and streets In accordance with IDOT criteria subject to approval of the appropriate highway authority.
Information sign(s) shall not be located within any area where there is to be handicapped movement between street pavement and public sidewalk.
8. Curbs Or Curbs And Gutters:
a. Curbs or curbs and gutters shall be installed in accordance with the City of Warrenville standards and specifications. Curbs or curbs and gutters may not be required in subdivisions where lots are eighteen thousand (18,000) square feet or more in area.
b. All curb return radii shall be not less than forty (40) feet for arterials and twenty-five (25) feet for all other commercial and residential type streets, and subject to the approval of the appropriate highway authority.
c. All curb return radii shall be not less than fifty (50) feet for industrial service type streets, and subject to the approval of the appropriate highway authority.
9. Street Lighting: Street lighting shall be installed in accordance with the City of Warrenville standards and specifications to illuminate adequately all roadways and sidewalk surfaces. Additional lighting may be required by the Plan Commission, with all the installation being completed within one (1) year after completion of subdivision construction.
10. Street Signs: Street signs shall be erected so as to identify every street within the subdivision and shall be so designed and constructed as to conform with existing street signs. They shall be installed at height of not less than seven (7) feet and shall be placed not less than one (1) foot or more than ten (10) from the edge of the pavement. Signs to be erected before a Certificate of Occupancy is issued.
11. Addresses: All house numbers and mailboxes to be furnished and installed by developer before a Certificate of Occupancy is issued.
G. Storm Water Management:
1. Applicability: A Storm Water Management Plan shall be required for any new single family detached residential development having a gross aggregate area, including roads, utility rights-of- way and other dedicated lands of one half (1/2) or more acres, and for any new multiple family, office, commercial, industrial, office-research, institutional or utility development. No final subdivision plat shall be approved, and no building permits shall be issued until and unless the Storm Water Management Plan has been reviewed and approved.
2. Storm Water Management Plan: The required Storm Water Management Plan shall be in conformity with the provisions of Title 8, Chapter 5 of the City Code. (Ord. 807, 11-4-1985)
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