CHAPTER 7
DESIGN AND IMPROVEMENT STANDARDS
DESIGN AND IMPROVEMENT STANDARDS
SECTION:
11-7-1: Minimum Standards And Requirements
11-7-2: Standards Generally
11-7-3: Lots And Blocks
11-7-4: Easements
11-7-5: Streets
11-7-6: Utilities
11-7-7: Stormwater Management, Floodplains And/Or Wetland Areas
11-7-8: Other Improvements
11-7-9: Temporary Sales Facilities
11-7-10: Stockpiles
A. Conformance With Plans And Regulations: The design of the subdivision shall conform to the official comprehensive plan, Village planning and development policies, the official street plan, the Zoning Ordinance, the Site Plan Ordinance, the Comprehensive Tree Preservation and Landscape Control Ordinance, to this title and other ordinances pertaining to the control of land development and to all applicable rules, regulations, specifications and standards of the Village and the State of Illinois. No deviations from approved plans and specifications shall be made without prior written approval of the Corporate Authorities of the Village.
B. Character Of The Land: The design of each subdivision shall take into consideration the preservation, capabilities and limitations of topography, drainage, soils, vegetation and other features and irreplaceable assets of the site. The use of lands unsuited to development because of, but not limited to, flooding and soil characteristics shall not be approved unless the development of said lands shall meet the requirements of the ordinances and regulations of the Village.
C. Minimum Standards And Specifications: All construction of improvements shall be in accordance with, and materials used shall be in compliance with, the methods and materials required in the appropriate sections of the latest editions, supplements, amendments or revisions of the following:
1. "Standard Specifications for Road and Bridge Construction", Illinois Department of Transportation.
2. "Standard Specifications for Water and Sewer Main Construction in Illinois", Illinois Society of Professional Engineers et al.
3. "Standards and Specifications for Soil Erosion and Sediment Control", IEPA.
4. IEPA standards and requirements for sewer and water facilities. (Ord. 91-21, 8-6-1991)
5. The DuPage County Countywide Stormwater and Floodplain Ordinance comprehensive revision adopted by DuPage County on May 14, 2019 (the "Stormwater Ordinance"). (Ord. 98-02, 2-18-1998; amd. Ord. 06-15, 7-18-2006; Ord. 08-19, 9-16-2008; Ord. 2019-04, 6-4-2019, eff. 7-1-2019)
6. Other DuPage County and Kane County development standards and requirements as may be applicable.
Where standards are not specifically set forth, improvements shall comply with standards established by resolution of the Village Board. Charges or amendments to any of the standards set forth in subsections C1 through C6 of this section are incorporated herein to the extent permitted by law; otherwise, such standards shall be incorporated as in effect at the time of the adoption of this title.
D. Off Site Improvements: If it is determined that any existing infrastructure, including, but not limited to, water distribution systems, wastewater collection or treatment systems, storm sewers or other stormwater management facilities, and road improvements, which may be situated either in part or entirely off site, is inadequate to facilitate a proposed subdivision when one hundred percent (100%) built out, then improvements to any one or all of such facilities may be required and shall be deemed part of the public improvements. (Ord. 91-21, 8-6-1991)
A. Block Standards:
1. The maximum length of blocks shall be as recommended by the Plan Commission and approved by the Village Board. The shape of blocks shall be dictated by topographical features, the street system and traffic pattern, lot depths and areas designated for public and other nonresidential land uses. Pedestrianways leading to schools, parks or other common destinations or equestrian ways when a part of an overall system of bridle paths in the Village and its environs, may be recommended by the Plan Commission and approved by the Village Board.
2. Where a subdivision borders upon or is traversed by a railroad right of way or arterial street, the Plan Commission may recommend and the Village Board may require a street (on one or both sides of such right of way or street) approximately parallel to and at a distance removed suitable for the appropriate use of the intervening land, i.e., park purposes, deep residential lots fronting on it with a visual barrier established within a no-access strip and landscaping easement along the rear property lines, and off-street parking, business or other uses as permitted by the Zoning Ordinance.
B. Lot Arrangement:
1. The lot arrangement shall be such that there will be no foreseeable difficulties for reasons of topography, soils, flooding or other conditions, in securing permits to build on all lots in compliance with applicable zoning and building ordinances and sewage treatment and disposal system rules and regulations.
2. In the subdividing of land, due regard shall be shown for the preservation of all natural features such as trees, watercourses, historic places or similar conditions.
3. Subdivisions shall contain no leftover pieces, corners or remnants of land, unless specifically approved by the Village and dedicated to a homeowners' association for entranceways, recreational space or open space.
C. Lot Lines And Dimensions:
1. In general, lots should be as nearly rectangular in shape as practicable; a depth not greater than two and one-half (21/2) times the width of the lot shall be considered a desirable maximum lot depth. Flag lots are not permitted in subdivisions containing more than five (5) lots.
2. All lots shall meet the minimum depth, width and area requirements of the Zoning Ordinance for the district in which the subdivision is located. In the case of corner lots, the Plan Commission may recommend and the Village Board require a greater width in order to encourage the proper development of intersection design and traffic safety, and to secure uniform setback lines from any property line adjoining a street.
3. The width, area and depth of lots in a business subdivision shall be as recommended by the Plan Commission and approved by the corporate authorities in accordance with the Site Plan Ordinance, Chapter 6 of this Title.
4. Side lot lines shall be at right angles or radial to the street line, or substantially so.
5. Lots abutting upon a watercourse, drainage way, wetland, channel or stream shall have an additional depth or width as recommended by the Plan Commission and required by the Village Board in order to provide acceptable building sites.
D. Lot Drainage: Lots shall be laid out so as to provide positive drainage away from all building sites. Individual lot drainage shall be coordinated with the general stormwater drainage pattern for the area. Drainage shall be designed so as to avoid concentration of stormwater drainage from each lot to adjacent lots, including stormwater detention or retention areas if required.
E. Lot Access And Double Frontage:
1. All lots shall abut upon a public or private street with access provided from internal streets wherever possible.
2. Double-frontage lots are not permitted except where lots back to arterial streets or where specifically approved by the Plan Commission, in which case suitable screen plantings and/or berms within a no-access strip and landscaping easement shall be provided. (Ord. 91-21, 8-6-1991)
A. Utility Easements:
1. Utility easements shall be provided along the rear and side lot lines as required. Such easements shall provide for a total of not less than twenty feet (20') wide along rear lot lines, and not less than ten feet (10') wide along side lot lines, and normally be centered upon the rear or side lot lines. Ten foot (10') wide utility and drainage easements shall be provided along right-of-way lines of minor streets.
2. Recommendations on the proposed layout of communication, gas, water and sanitary sewer easements shall be obtained from all of the utility companies which service the area. It shall be the responsibility of the subdivider to submit copies of the approved preliminary plat to all appropriate utility agencies.
3. Utility boxes shall be located if possible at the rear of each lot, having due regard for the preservation of trees on each lot, and installation shall conform to Chapter 9 of this Title.
B. Drainage And Stormwater Management Facility Easements:
1. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement with adequate width to accommodate observed, computed or anticipated stormwater drainage through and from the subdivision. The easement shall include an additional area not less than fifteen feet (15') wide adjoining both edges of the floodplain area and shall allow access for construction and maintenance equipment.
2. All permanent stormwater management facilities for a subdivision shall be protected by easements or dedications for drainage and shall permit ingress and egress for maintenance.
3. No construction of structures, dams, embankments or channels (except as indicated on the approved engineering plans) and no planting of trees, shrubbery or other vegetation which hinder the flow of water or otherwise inhibit the intended purposes, shall be allowed within any drainage or stormwater management facility easement without the approval of the Village Engineer.
4. Where possible, drainage easements shall be separate and distinct from utility easements.
C. Landscaping Easements:
1. Landscaping easements for screening purposes may be required between single-family and attached single-family developments, between residential and commercial lots, or along lot lines to provide screening of residential lots fronting on arterial or collector streets. If such easement is to be used for public utilities, the easement shall be of sufficient width to accommodate appropriate screen plantings without interfering with utility service or maintenance.
2. Landscaping easements may be required to protect areas of existing site flora for screening or conservation purposes.
D. Temporary Turnaround Easements: A temporary vehicular turnaround easement may be required for road purposes until the extension of the road is publicly dedicated.
E. No-Access Strip Easements: A no-access strip easement at least ten feet (10') in width may be required along a lot line abutting a street upon which no vehicular driveway shall be permitted.
F. Pedestrian, Bicycle Or Equestrian Way Easements: Easements for pedestrian, bicycle or equestrian ways shall be provided where deemed appropriate by the Village Board. Such easements shall be at least twenty feet (20') in width and shall be located so as to avoid any aboveground utility equipment. Such easements shall not be located in any drainage easement unless approved in writing by the Village Engineer. (Ord. 91-21, 8-6-1991)
A. Street Plan: The arrangement, character, extent, width, grade and location of all streets shall be considered in their relation to existing and planned streets; to reasonable circulation of traffic within the subdivision and adjoining lands; to securing curvilinear alignments to avoid rigid gridiron patterns of blocks; to topographical conditions; to stormwater runoff; to public convenience and safety; and to proposed uses of the area to be served.
B. Design Standards:
1. Design standards shall be in accordance with this Title, or as required by Federal, State, County or Township authorities having jurisdiction, whichever has the more restrictive design standards.
2. Minimum right-of-way widths for minor and collector streets shall be as specified in Table 1 following subsection C9 of this Section. Frontage roads shall have a minimum right-of-way width of forty feet (40'). In keeping with the rural atmosphere which the Village seeks to encourage, the Plan Commission may recommend and the Village Board may approve right-of-way widths narrower than those specified, after due consideration for safety, estimated traffic counts and the future needs of the subdivision and surrounding area.
3. Should a proposed subdivision border on or contain an existing or proposed arterial street, the Plan Commission may recommend and the Village Board may require a frontage road or lots backing on such arterial street with a no-access strip easement to reduce traffic hazards.
4. Half streets are not permitted. Where a dedicated or platted and recorded half street already exists adjacent to the tract to be subdivided, the subdivider shall plat the other half, or the existing half right of way shall be vacated prior to final plat approval.
5. Street intersections and confluences shall be designed to encourage safe and efficient traffic flow and, in general, be at or near right angles avoiding acute angles. An intersection of more than two (2) streets shall be avoided unless specific conditions of design indicate otherwise.
6. Private streets may be required upon recommendation of the Plan Commission and approval of the Village Board. Such streets shall be constructed in accordance with the standards and requirements of this Section.
7. Alleys are not permitted in residential areas unless deemed necessary by the Village Board. When required, alleys shall be at least twenty feet (20') wide in residential subdivisions and at least twenty two feet (22') wide in business subdivisions.
8. The length of a cul-de-sac street shall be subject to approval by the Village Board with due regard for the needs of convenient access and circulation of emergency vehicles and the general public. Each cul-de-sac shall have a permanent terminus with a circular shape or such other design approved by the Village Board providing for the turnaround of vehicular traffic.
9. Reserve or "spite" strips controlling access to streets are not permitted.
C. Street Improvements: All streets shall be constructed in accordance with the following requirements:
1. Improvement standards for collector and minor streets shall conform to the minimum standards as specified in Table 1 following subsection C9 of this Section; pavement and other improvement standards for arterial streets or thoroughfares shall be determined by the Village Board and other highway authority as appropriate.
2. All pavement widths are measured edge to edge of driving surface on streets without curb and gutter. Pavement widths on streets with curb and gutter shall be measured from face of curb to face of curb.
3. Cul-de-sac, private and frontage streets shall be constructed to meet the improvement standards for minor streets. Circular cul-de-sac termini shall have a turnaround pavement radius of not less than fifty feet (50').
4. All unpaved area within the right of way shall be cleared of all stumps, rocks, trees that cannot be saved and construction debris. Drainage ditches shall be graded, top soiled to four inches (4") and seeded, (Class I minimum) or sodded in an approved manner. Drainage ditches on both sides of pavement shall be designed in accordance with IDOT standards, subject to approval of the appropriate highway authority.
5. Street jogs with center line offsets of less than one hundred fifty feet (150') shall be avoided.
6. Gravel or crushed stone shoulders and drainage ditches on both sides of pavements are required when curb and gutter are not used and shall be designed in accordance with IDOT standards. Ditches shall not be used to meet stormwater detention requirements.
7. The subgrade shall be prepared to conform to IDOT specifications and the typical cross section detail shown on the approved engineering plans. The subgrade shall be accepted by the Village Engineer or the appropriate highway authority, as applicable, before the gravel or crushed stone base course can be applied.
8. An aggregate base course conforming to IDOT specifications and the typical cross section detail shown on the approved engineering plans shall be constructed on the prepared subgrade. The base course shall be accepted by the Village Engineer or the appropriate highway authority, as applicable, before the bituminous surface can be applied.
9. A bituminous surface plant mix conforming to State specifications shall be constructed on the compacted base course.
TABLE 1 - MINIMUM STANDARDS
Standard
|
Collector Street
|
Minor Street
|
Standard
|
Collector Street
|
Minor Street
|
Minimum right-of-way width | 80 feet | 60 feet |
Minimum street width | 24 feet | 22 feet |
Minimum structural member | 3.0 | 2.5 |
Minimum horizontal center line radius | 300 feet | 200 feet |
Minimum tangent | 100 feet | 50 feet |
Minimum gradient | 0.5 percent | 0.5 percent |
Maximum gradient | 7.0 percent | 7.0 percent |
D. Curb And Gutter: Curb and gutters may be required along the outside edge of streets where the degree of slope exceeds seven percent (7%) or where otherwise required or approved by the Village Board. Curb and gutter shall be Portland cement and constructed pursuant to the standard design and specifications of IDOT or the appropriate highway authority.
E. Street Lights: Street lights shall be installed at the entrances of the subdivision, at street intersections and at such other locations as may be recommended by the Village Engineer and approved by the Village Board. The subdivider shall arrange for and pay any installation costs required by the public service company for the erection of the required street lights. Types, intensity and density of all street lights shall be subject to approval of the Village Board.
F. Street Signs: Street signs shall be erected so as to identify every street within the subdivision (whether private or public) and shall be designed and constructed as recommended by the Plan Commission and approved by the Village Board.
G. Sidewalks And Pedestrian Or Bicycle Ways; Equestrian Trails: Sidewalks or pedestrian or bicycle ways or equestrian trails may be required by the Plan Commission and shall be installed within an easement or right of way not less than twelve feet (12') in width. Sidewalks shall be concrete and at least four inches (4") thick and four feet (4') wide, with a four inch (4") aggregate base course and constructed according to IDOT specifications. The materials and surface treatment of pedestrian or bicycle ways or equestrian trails shall meet the approval of the Village Board upon recommendation of the Village Engineer.
H. Additional Rights-Of-Way Dedications: The Village may require dedication of additional rights of way for subdivisions abutting State or County highways to accommodate future traffic needs. (Ord. 91-21, 8-6-1991)
A. Wastewater Systems:
1. All subdivisions relying on individual onsite wastewater treatment and disposal systems shall comply with all applicable rules and regulations of DuPage or Kane County and other governmental authorities.
2. In subdivisions not relying on septic systems, there shall be provided a complete wastewater collection system, including a service connection for each lot, and a sewage treatment plant, land application system or other such disposal facilities. All such sewerage systems shall be designed and constructed in accordance with applicable State, County and local plans, standards and regulations and in accordance with accepted modern sanitary engineering practices.
B. Water Supply And Distribution:
1. Individual water supplies (private wells) are permitted provided they meet all applicable State and Kane or DuPage County regulations.
2. All public or community water supply and distribution systems shall provide all appurtenances and stubs to each lot and shall be designed and constructed in accordance with applicable State, County and local plans, standards and regulations.
C. Stormwater Drainage And Management Facilities: Stormwater drainage and management facilities shall be required in accordance with the applicable regulations of DuPage County, as cited in section 11-7-2 of this chapter, and other governmental authorities, subject to final approval by the Corporate Authorities.
D. Oversizing Of Utilities: Where determined by overall utility planning, the Village Board may require certain utilities to be larger than necessary to serve the subdivision as delineated in the preliminary plan. In such case, an agreement may be made to repay the subdivider the construction cost resulting from the increased design. All engineering, insurance and inspection costs shall be paid by the subdivider. (Ord. 91-21, 8-6-1991)
E. Other Utility Services: All new and existing lines in proposed developments for telephone, electric, gas, cable television and other similar services shall be placed underground. Existing lines in rights-of-way or easements adjacent to any proposed development shall be placed underground. Conduits or cables shall be placed within easements or dedicated public rights-of-way in a manner which will not conflict with any other underground service. All transformer, cable and telephone boxes shall be located along rear lot lines or at such other locations as will not be unsightly or hazardous to the public. (Ord. 00-06, 2-15-2000)
F. JULIE: The owner or subdivider or any contractor or subcontractor of owner or subdivider shall contact JULIE prior to commencement of any excavation work. (Ord. 91-21, 8-6-1991)
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