Subdivisions shall conform with the Comprehensive Plan and with the following minimum standards:
A. Street System.
1. The arrangement of streets in new subdivisions shall make provision for the continuation of the principal existing streets in adjoining areas, or their proper projection where adjoining land is not subdivided, insofar as they may be deemed necessary by the Plan Commission for public requirements. Off-set streets shall be avoided. The street and the alley arrangement must also be such as to cause no hardship to owners of adjoining land when they subdivide their own land and plan to provide for convenient access to it. When streets adjoin unsubdivided land the provision of a half street may be required, and wherever the subdivision adjoins a half street the remainder of the street shall be provided.
2. The arrangement of streets shall be such that, without traveling outside of the corporate limits of the Village, access may be had to any lot or subdivided parcel within the subdivision by passage over a public street or an existing private street connecting with a public street, in which the owner of any such lot or subdivided parcel, by virtue of a recorded or registered instrument, has a right to use such existing private street for ingress to and egress from such subdivided parcel or lot to such public street.
3. The arrangement, widths, courses and extents of such public streets or existing private streets shall be such as to provide at least two lanes for vehicular travel and shall permit free and unobstructed passage of fire and police apparatus.
4. Streets that are in alignment with others already existing and named shall bear the names of the existing streets.
5. Where it is desirable to subdivide land which, because of its size or location, does not lend itself to treatment under the usual street pattern, and where the Plan Commission deems it desirable in the public interest, access may be had to lots by means of dead-end streets terminating in turn-arounds of circular shape with a minimum diameter of one hundred (100) feet, or of a Y-shape of suitable size and convenience. Such dead-end streets shall be not more than three hundred (300) feet in length and shall serve not more than six lots.
B. Street and Alley Widths.
1. The widths for major streets shall conform to the width designated on the Major Street Plan, as adopted by the Village Council on April 2, 1935, and to all subsequent amendments and additions to the Major Street Plan.
2. The minimum width for minor streets shall be as recommended in the Comprehensive Plan, except that in cases where the topography or special conditions make a street of lesser width more suitable, the Plan Commission may modify the above requirements.
3. Alleys shall be provided at the rear of all commercial lots and shall be at least twenty (20) feet wide.
C. Blocks. No block shall be longer than one thousand five hundred (1,500) feet between street lines.
Blocks over seven hundred fifty (750) feet in length shall have a crosswalk near the middle of the block, having a dedicated width of not less than ten (10) feet.
D. Lots.
1. All lots created by any plan for land subdivision shall comply with all standards of the Zoning Ordinance, except as provided in this chapter.
2. All side lines of lots shall be approximately perpendicular to street lines, or radial to curved street lines unless, in the opinion of the Plan Commission, a variation of the requirement would enhance public safety or convenience.
3. All lots created by any plan for land subdivision shall meet the lot area requirements of the Zoning Ordinance. All lot area calculations shall exclude all easements for ingress and egress, all public or private streets, all public or private alleys, and the access corridor, or “flagpole,” of any flag lot.
4. Where a lot is already improved with buildings or structures, the plan shall show whether the dimensions and locations of such improvements comply with the use, intensity of use of lot (including impermeable surface requirements), setback, side yard, rear yard and other bulk requirements of the Zoning Ordinance then in effect. If a prior legal nonconformity, or a previously granted variation, with respect to any such requirements exists, the Plan Commission shall determine whether such nonconformity or previously granted variation, in the context of the proposed subdivision, would result in a material increased adverse impact upon the public health, safety or welfare. If such a determination is made, the Plan Commission may deny the plan for land subdivision. No plan for land subdivision which itself creates a departure from such requirements shall be approved by the Plan Commission until such time as a variation for such departure is granted by the Zoning Board of Appeals or the Village Council, as the case may be, in accordance with the Zoning Ordinance.
5. At intersections with major streets, acute angle intersections and other places where, in the opinion of the Plan Commission, safety or convenience of traffic movement would be enhanced, corners shall be cut back by joining the intersecting street lines through circular arcs having adequate radii.
6. No plan for any land subdivision shall be approved if it results in the creation of one or more lots having side lot lines abutting rear lot lines.
7. All lots created by any plan for land subdivision shall meet the lot depth requirements of the Zoning Ordinance. Notwithstanding the foregoing, the access corridor, or “flagpole,” shall be excluded when measuring the lot depth of a flag lot.
8. All lots created by any plan for land subdivision shall meet the lot width requirements of the Zoning Ordinance. Notwithstanding the foregoing, all new flag lots shall meet the minimum lot width requirements of the Zoning Ordinance, both as measured by excluding the access corridor, or “flagpole,” and as measured by including the access corridor or “flagpole.”
9. All lots created by any plan for land subdivision shall meet all yard and setback requirements of the Zoning Ordinance. Notwithstanding the foregoing, for any flag lot that has a front street line that is less than fifty (50) feet long and that is at least seventy-five (75) feet wide at its widest point, all yards and setbacks shall be measured based both on using the actual front street line as the front lot line, and on using as the front lot line the lot line from which the Director determines the front setback shall be measured for development purposes.
E. Easements.
1. Whenever any stream or important surface drainage course or pond is located in an area that is being subdivided, the subdivider shall provide an adequate easement along each side of the stream, drainage course or to and around the pond for the purpose of widening, deepening, sloping, improving, enclosing, maintaining or protecting the stream, drainage course or pond.
2. Where alleys are not provided, easements of not less than five feet in width shall be provided on each side of all rear lot lines and along each side of side lot lines where necessary for the extension of any utilities, including but not limited to electrical poles, wires or conduits.
3. Easements, the width of which are deemed adequate by the Plan Commission, shall be provided along or across lots where necessary for the extension of any utilities, including but not limited to storm sewers, sanitary sewers, water mains, gas mains and electrical poles, wires or conduits.
F. Variations and Exceptions. Whenever the land to be subdivided is of such unusual size or shape or is surrounded by such development or unusual conditions that the strict application of this section would result in real difficulties and substantial hardships or injustices, the Plan Commission may vary or modify such requirements so that the owner is allowed to develop the land in a reasonable manner; provided that, public health, safety, welfare and convenience are protected.
(Ord. MC-216-99 § 17, 1999; prior code § 21.07)
(MC-8-2000, Amended, 11/21/2000, Subsection (D) amended)