[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
(a)
Sidewalks and Parkways Required — Exception. Sidewalks shall
be required on both sides of streets in all subdivisions unless waived
by the Village Board on recommendation by the Plan, Zoning and Development
Commission. Parkways shall be provided between all sidewalks and the
adjacent streets.
(b)
Width of Pedestrianways and Sidewalks. Pedestrianways shall be at
least 12 feet wide, where permitted. Sidewalks located within such
pedestrianways shall be as specified in this chapter, except they
shall not be less than five feet nor more than seven feet in width
with a barrier installed of a nature which will prohibit vehicular
traffic.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
(a)
Generally. There shall be dedicated easements a minimum of 10 feet
in width, 1/2 of each lot for drainage, electric and telephone utility
poles, wires and conduits, storm and sanitary sewer, gas, water or
other utility pipes or lines, along the rear of each lot and along
the side lot lines where necessary. The easements shall be so laid
out that a proper continuity may be had for such utilities from lot
to lot and from block to block. No buildings or structures shall be
constructed on or over the easements. Generally, electric and telephone
facilities are to be located on the north and east portions of the
easement and other facilities on the south and west portions. At deflection
points in these easements, if overhead utility lines are contemplated,
additional easements may be established for pole line anchors. A statement
in an approved form granting the right to ingress and egress for such
installation and maintenance of utilities, sewers, water mains or
maintenance of watercourses shall be shown on the plat. The property
owner shall be responsible for the maintenance of the easements.
(b)
Drainage Easements. Where subdivisions or lots abut a natural watercourse,
a right-of-way shall be dedicated to the Village for drainage and
future maintenance of such watercourse. The right- of-way shall have
a width of not less than 50 feet on either side, measured from the
center line of the watercourse. The width of the dedicated right-of-way
along such watercourse may be reduced from the aforementioned 50 feet
as local conditions dictate and as recommended by the Village Engineer
and the Plan, Zoning and Development Commission.
[Ord. 90-4, 5-21-1990, § 1]
The arrangement, character, extent, width, grade and location
of all streets shall conform to the official plan, and shall be considered
in their relation to existing and planned streets; to reasonable circulation
of traffic within the subdivision and adjoining lands; to topographic
conditions; to runoff of stormwater; to public convenience and safety;
and in their appropriate relations to the proposed uses of the area
to be served.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
(a)
A public street shall be provided to afford convenient access
to all property within the subdivision. No private street or thoroughfare
shall be permitted.
(b)
Where, in the opinion of the Plan, Zoning and Development Commission,
it is desirable to provide for street access to adjoining property,
the proposed streets shall be extended by dedication to the boundary
of such property.
[Ord. 90-4, 5-21-1990, § 1]
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
The proposed street system shall extend existing adjoining streets
unless the extension thereof would not be practical and is approved
by the Plan, Zoning and Development Commission.
[Ord. 90-4, 5-21-1990, § 1]
Proposed streets which are obviously in alignment with existing
streets already named shall bear the name of such existing street.
In no case shall the name for a proposed street duplicate or be confused
with existing street names in the Village or within 1 1/2 miles
of the corporate limits thereof, irrespective of the use of the suffix
street, avenue, road, boulevard, drive, place or court or an abbreviation
thereof.
[Ord. 90-4, 5-21-1990, § 1]
(a)
The minimum right-of-way width of a street, measured between
the lines of property abutting upon the right-of-way, shall not be
less than the following:
|
Type of Street
|
Residential Subdivision
(feet)
|
Business or Manufacturing Subdivision
(feet)
|
|---|---|---|
|
Primary, as shown on the official plan or as designated by federal,
state or county officials having jurisdiction
| ||
|
In accordance with federal, state, county and Village requirements,
whichever has the greater width and design standard requirements;
generally 100 feet
| ||
|
Collector streets
|
80
|
80
|
|
Minor streets
|
66
|
70
|
|
Cul-de-sac streets and minor streets less than 600 feet in length
(With 100 feet property line diameter or turnaround)
|
60
|
70
|
|
Marginal access streets, 1-way only
|
40
|
50
|
|
Alleys, where permitted
|
16
|
16
|
(b)
The entire right-of-way shall be provided where any part of
the subdivision is on both sides of the right-of-way. When the subdivision
is located on only one side of an existing right-of- way which is
less than the required width, the subdivider shall dedicate additional
right-of-way to meet the requirements, but not to exceed 1/2 of the
total required width.
[Ord. 90-4, 5-21-1990, § 1]
Cul-de-sac streets in single-family residential districts shall
not be more than 500 feet in length, measured along their center lines
from the streets of origin to the ends of their rights-of-way, or
may be longer than 500 feet provided not more than 20 lots abut upon
their right-of-way lines. In multiple-family residential districts,
such streets shall not exceed 300 feet in length. Each cul-de-sac
street shall have a terminus of nearly circular shape with a minimum
diameter of 120 feet. The terminus shall be connected with each right-of-way
line of the approach segment of the street by a reverse curvature
having a radius of not less than 30 feet.
[Ord. 90-4, 5-21-1990, § 1]
(a)
Curves in streets shall be permitted, provided no curve shall
be greater than that approved by the Village Engineer as reasonably
safe for traffic at the particular location of the curve, but with
a radius of not less than the following:
|
Type
|
Radius
(feet)
|
|---|---|
|
Primary and collector streets
|
300
|
|
Minor streets
|
150
|
(b)
The minimum length of tangents between reverse curves shall
be as follows:
|
Type
|
Length of Tangent
(feet)
|
|---|---|
|
Cul-de-sac streets
|
Not allowed
|
|
Minor streets
|
50
|
|
Collector streets
|
100
|
|
Primary streets
|
200
|
(c)
Different connecting street gradients shall be connected with
vertical curves. Minimum length in feet of curves shall not be less
than the following:
|
Type
|
Minimum Length of Curve
(feet)
|
|---|---|
|
Minor and cul-de-sac streets
|
20 for each 1% algebraic difference of grade, but in no case
less than 100
|
|
Primary and collector streets
|
30 for each 1% algebraic difference of grade, but in no case
less than 100
|
(d)
Street jobs with center line offsets of less than 125 feet shall
not be permitted if the same can be reasonably avoided.
(e)
Minor streets shall be so aligned that their use by through
traffic will be discouraged.
(f)
Street intersections and confluences shall be planned in a manner
that will provide safe and efficient traffic flow. Streets shall intersect
at or near right angles, and an intersection of more than two streets
shall be avoided unless specific conditions of design indicate otherwise.
No street shall intersect any other street at less than 60°.
[Ord. 90-4, 5-21-1990, § 1]
Half streets shall be prohibited. Wherever an existing or dedicated
half street is adjacent to a tract to be subdivided, the other half
of the street shall be platted within such tract. A half street, where
included, shall conform to the grade and pavement of the adjacent
half street. Where the adjacent half street is unimproved, the developer
of the plat being subdivided shall complete the construction of the
full width of the street.
[Ord. 90-4, 5-21-1990, § 1]
Longitudinal gradients of streets shall be at least four-tenths
of 1% and shall not exceed 8% on primary streets and 10% on minor
streets.
[Ord. 90-4, 5-21-1990, § 1]
Streets platted along railroad rights-of-way shall be so laid
out that the nearest street line of such street shall not be less
than 125 feet from the nearest line of such railroad right-of-way.
The five feet closest to the right-of-way shall be a buffer planting
strip easement.
[Ord. 90-4, 5-21-1990, § 1]
Streets shall be related appropriately to the topography and
all streets shall be arranged so as to obtain as many as possible
of the building sites at, or above, the grades of streets. Grades
of streets shall conform as closely as possible with the original
topography. Topography permitting, a combination of street grade curves
shall be avoided.
[Ord. 90-4, 5-21-1990, § 1]
Side streets shall be completed to the back lot line of adjacent
developed property.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
Alleys shall be provided at the rear of all lots or tracts intended
for business, commercial or industrial use, and where necessary for
multiple-family building use, but shall not be provided in single-family
residential blocks. If the subdivider produces evidence that other
access streets are available and that an alley is not required for
loading, unloading and fire protection, then this provision providing
for alleys may be waived upon the recommendation of the Plan, Zoning
and Development Commission to the Village Board. Alleys shall be at
least 16 feet wide where permitted in residential areas. Alleys shall
be at least 16 feet wide in all commercial, industrial and business
areas unless such areas are otherwise provided with off- street loading
space. Dead-end alleys shall be avoided where possible, but if unavoidable,
shall be provided with adequate turnaround facilities, at the dead-end,
as determined by the Plan, Zoning and Development Commission.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
In residential subdivisions, the maximum lengths of blocks shall
be 1,200 linear feet. No block shall be less than 400 linear feet
in length unless approved by the Plan, Zoning and Development Commission.
Pedestrianways leading to parks, schools or other common destinations
may be required by the Plan, Zoning and Development Commission.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
In business, commercial and industrial subdivisions, block lengths
shall be as approved by the Plan, Zoning and Development Commission,
in accordance with the proposed function and location of each subdivision.
[Ord. 90-4, 5-21-1990, § 1]
The shape of blocks shall be dictated by topographic features,
the basic street system and traffic pattern, lot depths and areas
designated for public and other nonresidential land uses. Blocks shall
be wide enough to allow two tiers of lots, except where fronting on
major streets or prevented by topographical conditions or size of
the property, in which case single tier of lots may be approved.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
Where a subdivision borders upon or is traversed by a railroad
right-of-way or arterial street, the Plan, Zoning and Development
Commission may require a street, or 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, such as for park
purposes, deep residential lots with a visual barrier established
in a nonaccess buffer planting strip along the rear property line
and off-street parking, business or other uses as permitted by the
zoning ordinance of the Village.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
(a)
In general, lots should be as nearly rectangular in shape as
practicable.
(b)
Width and area of lots shall conform with the lot width and
area requirements set forth in the zoning ordinance of the Village.
In the case of corner lots, the Plan, Zoning and Development Commission
may make variations to encourage the property development of intersection
design and traffic safety, and corner lots may be increased in width
to 20% over the width of the typical internal lot, and must provide
for appropriate building setback distances and orientation to both
streets. No lot shall be less than 40 feet wide at the building setback
line.
(c)
Depths of lots shall not be less than 100 feet except where
continuations of existing streets are extended to not permit compliance
with this section.
(d)
Width, area and depth of lots in an industrial, commercial or
business subdivision shall be as approved by the Plan, Zoning and
Development Commission in accordance with the proposed function and
location of each subdivision, but shall be adequate to provide for
off-street service and parking facilities required by the type and
use of the development contemplated.
(e)
Lots abutting upon a watercourse, drainage, channel or stream
shall have an additional depth or shall be as required by the Plan,
Zoning and Development Commission in order to provide acceptable building
sites.
[Ord. 90-4, 5-21-1990, § 1]
All lots shall abut upon a public street. Side lines of lots
shall be at right angles or radial to the street line or substantially
so.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
Double frontage lots are not permitted except where lots back
upon a thoroughfare, upon a body of water in separate or undivided
ownership, or as specifically approved by the Plan, Zoning and Development
Commission in industrial, commercial and business subdivisions.
[Ord. 90-4, 5-21-1990, § 1]
In all subdivisions due regard shall be given to the preservation
of natural features and easements shall be located where they will
not interfere with large trees, watercourses, historical and similar
community assets which, if preserved, will add attractiveness and
value to the property.
[Ord. 90-4, 5-21-1990, § 1]
Setback lines shall be as required by the zoning ordinance from
all street lines. In the case of corner lots, the minimum setback
line shall apply along both the front street and the side street thereof.
The setback requirements shall apply in all zoning districts including
all classes of residential, business, commercial, industrial and unrestricted
districts. However, where a greater building setback line is required
by other ordinances of the Village or the County, such greater setback
requirements shall apply.
[Ord. 90-4, 5-21-1990, § 1]
Wherever a proposed subdivision has an area of six acres or
more, exclusive of public streets and thoroughfares, the subdivider
may be required to set aside a reasonable area therein for public
use for park, playground, recreational or other similar public purposes.
Such areas so designated shall be in addition to all dedications for
public streets and thoroughfares. In determining the area to be so
set aside as public grounds, the Village shall give due consideration
to the present and anticipated density of population within such subdivision
and to the present and future prospective requirements for such public
grounds.
[Ord. 90-4, 5-21-1990, § 1]
All improvements leading to public use areas, such as schools,
parks and community buildings, shall be completed at the time the
public area is made available for public use. This includes the completion
of facilities such as streets, sidewalks, street lighting and storm
sewers. These improvements shall be completed even though the adjoining
areas are not yet developed to the point where they would otherwise
be required.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
When a public use area is proposed by the subdivider on the
preliminary plat at the time of submittal to the Village and its location
is thereafter approved by the Plan, Zoning and Development Commission
and there is evidence that the improvement will take place during
the period of time, not to exceed six years of construction of the
subdivision, the subdivider shall dedicate, either to the Village,
school board or other governmental body, the area of land designated
for public use.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
Where a proposed public use area, as addition to streets, alleys,
pedestrian ways and utility easements, as required by the Plan, Zoning
and Development Commission, is located in whole or in part within
a subdivision, such area shall be reserved for public use development
and be so designated on the preliminary plat and final plat. In the
event that such areas are not dedicated or arrangement is made for
their acquisition by the Village, school board or other taxing body
having jurisdiction, within a period of six years after the approval
by the Plan, Zoning and Development Commission of the final plat,
such land may thereafter be used by the owner for any use permitted
at its location by the Village zoning ordinance. The value of the
subject land which is to be acquired by purchase shall be established
by three qualified appraisers, one of whom shall be appointed by the
Plan, Zoning and Development Commission, one by the subdivider and
one of whom shall be mutually agreed upon by the other two appraisers.
[Ord. 90-4, 5-21-1990, § 1; Ord. 2015-37, 8-17-2015]
When public use areas are designated by the subdivider for use
only by a resident of the subdivision, the subdivider shall dedicate
such land to the owners of property in the subdivision. Such land
shall be perpetuated for such use by recorded protective covenants
approved by the Plan, Zoning and Development Commission.
[1961 Code; Ord. 2015-37, 8-17-2015]
(a)
The Plan, Zoning and Development Commission, in its deliberations
leading to its recommendation as to the amount and location of land
to be dedicated for public use purposes, shall consider the following
factors.
(1)
That a public land dedication equal to 10% of the gross area
sought to be subdivided, exclusive of street, thoroughfare, detention
and retention ponds, and parking area dedications is deemed to be
a reasonable and proper allocation of land for public purposes.
(2)
That the purposes of requiring land dedication is to offset
the governmental burdens of responsibility for the health, safety
and welfare of the residents of the Village which are generated by
the subdivision.
(3)
The needs of the various governmental taxing bodies, as well
as the needs of the community, which have served or will service the
area to be subdivided and the expressions of the various public bodies,
governmental agencies and not-for-profit organizations and associations
servicing the public needs in the area in question.
(b)
Any land unsuitable for recreational areas shall not be considered
as contributing to the fulfillment of this requirement.
