The Planning Board, in considering an application for the subdivision of land, shall be guided by the policy considerations specified in § 198-2 of this chapter and the following standards:
Existing features which would add value to residential
development, such as large trees, watercourses, historic spots and
similar irreplaceable assets, shall be preserved insofar as possible
through harmonious design of the subdivision.
A.
General planning standards. The arrangement, character,
extent, width, grade and location of all streets shall conform to
the Official Map and Comprehensive Plan, if any, as they may be adopted,
and shall be considered in relation to the proposed uses of the land
to be served by such streets.
B.
Relation to topography. Streets shall be logically
related and conform insofar as possible to the original topography.
They shall be arranged so as to obtain as many as possible of the
building sites at or above the grades of the streets. A combination
of steep grades and sharp curves shall be avoided.
C.
Intersections. Intersections of major streets by other
streets shall be at least 1,000 feet apart, if possible. Cross-street
(four-cornered) intersections shall be avoided, except as important
traffic intersections.
D.
Layout of minor streets. Local streets shall be so
laid out that their use by through traffic will be discouraged.
E.
Treatment of arterial streets. Where a subdivision
abuts or contains an existing or proposed through or commercial street,
the Planning Board may require marginal access streets, reverse frontage
with screen planting contained in a nonaccess reservation along the
rear property line, or such other treatment as may be necessary for
adequate protection of residential properties and to afford separation
of through and local traffic.
F.
Treatment of railroad or limited access highway rights-of-way.
Where a subdivision borders on or contains a railroad right-of-way
or limited access highway right-of-way, the Planning Board may require
a street approximately parallel to and on each side of such right-of-way
at a distance suitable for the appropriate use of the intervening
land, such as for park purposes, in appropriate districts. Such distances
shall also be determined with due regard for the requirements of approach
grades and future grade separations.
G.
Half-width streets. Half-width streets shall be prohibited,
except where it is necessary to provide the remaining half of a previously
approved half-width street.
H.
Minimum curvature. Where continuing street lines (projected right-of-way tangents) deflect from each other at any one point by more than 10°, they shall be connected by a curve, with a radius at the inner street right-of-way line, determined from alignment standards in Subsection I below.
I.
Alignment standards in relation to design speeds.
Alignment standards in relation to design speeds are provided in the
following table.
|
Design Speed
(miles per hour)
|
Minimum Radius of Horizontal Curves
(feet)
|
Maximum Percent of Grade
(feet)
|
Minimum Forward Sight Distance
(feet)
|
Minimum Length of Vertical Curve for each
1% Change in Grade
(feet)
|
|---|---|---|---|---|
|
20
|
100
|
10
|
150
|
10
|
|
25
|
200
|
10
|
175
|
15
|
|
30
|
250
|
10
|
200
|
20
|
|
35
|
350
|
10
|
250
|
30
|
|
40
|
450
|
8
|
275
|
35
|
|
45
|
600
|
8
|
325
|
55
|
|
50
|
750
|
8
|
350
|
70
|
J.
Pavement of gutters. Gutters shall be paved according
to Village highway specifications.
K.
Alleys.
(1)
Alleys may be provided in residential, commercial
and industrial districts as private access ways.
(2)
Intersections of alleys and sharp changes in alignment
shall be avoided, but, where necessary, corners shall be cut off sufficiently
to permit safe vehicular movements.
(3)
Dead-end alleys shall be avoided when possible, but,
if unavoidable, shall be provided with adequate turnaround facilities
at the dead end, as determined by the Planning Board.
L.
Streets; design standards for streets. Streets shall
meet the following standards, unless otherwise indicated on the Comprehensive
Plan.
|
Through
|
Commercial
|
Local
| |
|---|---|---|---|
|
Minimum right-of-way (feet)
|
60
|
60
|
50
|
|
Grading width (feet)
|
60
|
60
|
50
|
|
Pavement width (feet)
|
34
|
40
|
24
|
|
Maximum grade
|
8%
|
8%
|
10%
|
|
Minimum grade
|
1%
|
1%
|
1%**
|
|
Minimum curb radii (feet)
|
30
|
30
|
20
|
|
Minimum tangent length between reverse curves
(feet)
|
200
|
200
|
*
|
|
Maximum grades within 150 feet of center line
intersections
|
1.5%
|
1.5%
|
1.5%
|
|
Minimum distance between center line offsets
at street jogs (feet)
|
150
|
150
|
150
|
|
Maximum length of cul-de-sac (feet)***
|
---
|
---
|
800
|
|
Minimum outside radius of cul-de-sac pavements
(feet)
|
---
|
---
|
45
|
|
Angle at intersections of street center lines
|
90°
|
90°
|
90°
|
|
NOTES:
|
|
*One hundred feet, except where excessive grades
may be reduced to reasonable grades by shortening tangent.
|
|
**Grades under 1.0% acceptable when approved
stormwater drainage facilities are provided.
|
|
***Except where, in the judgment of the Planning
Board, the cul-de-sac does not impose any problem and constitutes
a positive design feature.
|
|
[NOTE: Standards are not shown for arterial
streets, as they would in all probability be built by the state or
county.]
|
M.
Continuation of streets into adjacent property. Streets
shall be arranged to provide for the continuation of principal streets
between adjacent properties where such continuation is necessary for
convenient movement of traffic, effective fire protection, efficient
provision of utilities and, particularly, where such continuation
is in accordance with the Comprehensive Plan, as it may be adopted.
If the adjacent property is undeveloped and the street must be a dead-end
street temporarily, the right-of-way and improvements shall be extended
to the property line. A temporary circular turnaround with a minimum
of 50 feet in radius shall be provided on all temporary dead-end streets,
with the notation on the plat that land outside the street right-of-way
shall revert to abutters whenever the street is continued.
N.
Permanent dead-end streets (culs-de-sac). Where a
street does not extend to the boundary of the subdivision and its
continuation is not needed for access to adjoining property, it shall
be separated from such boundary by a distance of not less than 100
feet.
O.
Street names. All streets shall be named, and such
names shall be subject to the approval of the Village Planning Board.
Names shall be sufficiently different in sound and in spelling from
other street names in the Village so as not to cause confusion. A
street which is a continuation of an existing street shall bear the
same name.
A.
General planning standards.
(1)
The length, width and shape of blocks shall be determined
with due regard to:
(2)
Irregular shaped blocks or oversize blocks indented
by culs-de-sac, parking courts or loop streets and containing interior
block parks or playgrounds will be acceptable when properly designed,
as determined by the Planning Board. Such blocks shall include adequate
off-street parking, facilities for pedestrian access from streets
to all lots, proper easements for utility lines and satisfactory provision
for maintenance of park and open space, where included.
(3)
Nonresidential blocks intended for commercial or industrial
use shall be of such length and width as is suitable for their prospective
use. Such blocks shall include adequate provisions for off-street
parking and servicing.
B.
Design standards.
(1)
Block lengths shall not exceed 1,200 feet or be less
than 400 feet except, however, blocks abutting on designated arterial
streets shall not be less than 1,000 feet and may exceed 1,200 feet.
(2)
Blocks over 800 feet in length may be required to
have a crosswalk, if necessary, to facilitate pedestrian circulation
to a school, park, recreation area, shopping center or other similar
neighborhood facility.
(3)
The minimum lot depth for single frontage lots shall be 125 feet or as specified in Chapter 231, Zoning.
(4)
Where double frontage lots are necessary, the minimum
depth of lots shall be 150 feet.
A.
General planning standards.
(1)
The lot size, width, depth, shape and orientation shall be appropriate for the location of the subdivision, for the type of development and use proposed, and the arrangement of lots shall be such that there will be no foreseeable difficulties for reasons of topography or other conditions in locating a building on each lot. These considerations shall be subject to the minimum established by Subsection B.
(2)
Where a watercourse separates the buildable area of
a lot from the access street, provision shall be made for the installation
of a culvert or other structure of a design approved by the Village
Superintendent of Highways.
(3)
Side lot lines shall be substantially at right angles
or radial to street lines.
(4)
Double frontage and reverse frontage lots shall be
avoided, except where essential to provide separation of residential
development from traffic arteries to overcome specific disadvantages
of topography and orientation. An easement of suitable width, across
which there shall be no right of access, may be required along the
line of lots abutting such traffic artery or other disadvantageous
use. As an alternate where driveway access from a major street may
be necessary for several adjoining lots, the Planning Board may require
that such lots be served by a combined access driveway in order to
limit possible traffic hazard on such street.
(5)
The plat shall provide each lot with satisfactory
access to an existing public street or to a subdivision street that
will be ceded to public use at the time of plat approval.
(6)
Corner lots and lots adjacent to pedestrian crosswalks shall have extra width of at least 10 feet, or as required by Chapter 231, Zoning, to permit appropriate building setback from and orientation to side streets or crosswalks.
(7)
Radius corners shall be provided on the property line
substantially concentric with the curb radius corners.
A.
Public sites and open spaces.
(1)
Planning Board may require adequate, convenient and
suitable areas for parks and playgrounds or other recreational purposes
to be reserved on the plat, but in no case more than 10% of the gross
area of any subdivision. The area shall be shown and marked on the
plat "Reserved for Park or Playground Purposes."
(2)
Where such dedication would not be suitable for park
purposes because of size or location, the subdivider shall, in lieu
thereof, pay a fee to the Village for each lot in his subdivision,
to be computed as follows: the average value of one acre of undeveloped
land adjacent to a public road within 1/4 mile of any point within
that subdivision divided by 50 dwelling units equals the fees per
lot. Said average value shall be determined by the Planning Board.
(3)
Moneys received by the municipality from such payments
shall be placed in a park land acquisition and development fund.
B.
Reservation of areas in excess of minimum dedication.
Where such sites and open spaces are not shown on the Comprehensive
Plan, as it may be adopted, and where deemed essential by the Planning
Board upon consideration of the particular type of development proposed
in the subdivision and especially in large scale developments, the
Planning Board may require the dedication or reservation of areas
in excess of the minimum dedication.
C.
Unusable areas or areas bordering watercourses. Unusable areas or areas bordering streams, lakes or other watercourses may be given special consideration by the Planning Board in excess of the minimum established by Subsection A above. The Village may accept these areas as gift or purchase them should they be desirable for public open spaces.
D.
Realignment or widening of existing streets. Where
the subdivision borders an existing street and the Official Map or
Comprehensive Plan, if they are adopted, indicates plans for realignment
or widening of the street that would require reservation of some land
of the subdivision, the Planning Board may require that such areas
be shown and marked on the plat "Reserved for Street Alignment (or
Widening) Purposes."
E.
Utility and drainage easements.
(1)
Where topography or other conditions are such as to
make impractical the inclusion of utilities or drainage facilities
within street rights-of-way, perpetual unobstructed easements at least
20 feet in width for such utilities shall be provided across property
outside the street lines and with satisfactory access to the street.
Such easements shall be centered on rear or side lot lines.
(2)
All subdivisions shall be related to the drainage
pattern affecting the areas involved, with proper provision to be
made for adequate storm drainage facilities. Storm drainage plans
shall reflect potential surface runoff within the drainage area after
development and shall comply with the requirements of the Village
Engineer.
(3)
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a storm easement
or drainage right-of-way conforming substantially with the lines of
such watercourse and of such width as to encompass the twenty-five-year
flood of such watercourse.
(4)
Rights-of-way for storm drainage must be sufficient
for facilities to handle not only the anticipated discharge from the
property being subdivided, but also the anticipated runoff that will
occur when property at a higher elevation in the drainage basin is
developed.
F.
Easements for pedestrian access. The Planning Board
may require, in order to facilitate pedestrian access from streets,
parks, playgrounds or other nearby streets, perpetual unobstructed
easements at least 20 feet in width.
G.
Responsibility for ownership of reservations. Ownership
shall be clearly indicated on all reservations.
A.
General planning. All subdivisions shall be related
to the natural drainage pattern affecting the areas involved, with
proper provision for adequate storm drainage facilities. Storm drainage
plans shall:
(1)
Reflect potential surface runoff within the drainage
area after development and also the runoff that will occur when property
at higher elevations in the basin is developed.
(2)
Comply with the requirements of the Village Engineer.
(3)
Provide a storm drainage easement or right-of-way
along any watercourse, drainage channel or stream that traverses the
subdivision of a width sufficient to accommodate runoff from developed
land during a twenty-five-year storm.
(4)
Place drainage facilities within existing or proposed
street rights-of-way, except where topography or other conditions
make such an arrangement impractical.
(5)
Furnish perpetual unobstructed easements 20 feet or
more in width along rear or side lot lines where conditions preclude
use of street rights-of-way.
B.
Downstream disposal. Storm drainage channels opening
on unimproved land shall empty directly into natural watercourses,
unless suitable agreement is reached with the owner of the downstream
property for other methods of handling. In any instance, the disposal
of storm drainage downstream shall be satisfactory to the Planning
Board, as advised by the Village Engineer.
C.
Open watercourses. The use of open watercourses for
drainage may involve problems relating to safety, erosion control,
stagnant water, protection of capacity and appearance, all of which
shall be given adequate attention by the developer as follows:
(1)
Broad, shallow courses shall be created wherever necessary
to increase capacity or eliminate steep banks, except where natural
conditions are such that erosion of banks will not occur. Ditches
shall, wherever feasible, be in the shape of a wide "V," with rounded
or squared inverts.
(2)
Adequate measures shall be taken to prevent erosion.
The Planning Board may require seeding, sodding, planting, riprap
or such other measures as may be necessary to prevent scouring.
(3)
The creation or continuation of stagnant pools shall
be avoided. The Planning Board may require fill and/or channel improvements
in order to forestall such problems.
(4)
Adequate measures shall be provided for the protection
of open drainage channels by establishing drainage easements sufficiently
wide (generally 20 feet) to enable the working of the channel by motorized
equipment.
D.
Drainage ditches and gutters. Roadside drainage ditches
and gutters shall be designed in accordance with the following standards:
(1)
Length of flow or water in gutters or roadside ditches
shall not exceed 300 feet, except as permitted by the Planning Board;
runs exceeding the maximum shall be put in storm sewers or diverted
to natural drainageways.
(2)
All enclosed drainage courses shall be designed with
sufficient grade to create a water flow velocity of three feet per
second; a lesser grade may be permitted by the Planning Board, where
such a grade cannot be achieved.
(3)
Water in gutters and ditches shall not be allowed
to flow over intersecting streets, but shall be placed in adequate
culverts.
(4)
Where roadside ditches are permitted for runs of more
than 300 feet or where subgrade drainage is necessary, the bottom
of such ditch should be below the subgrade and, at a minimum, should
be approximately 18 inches below the crown of the road.
(5)
Ditches shall be V-shaped or parabolic, with sides
sloping at approximately one inch vertical to three inches horizontal,
except where another cross-section plan is authorized.
(6)
Suitable headwalls, endwalls, ditch seeding or sodding
and other procedures or devices to prevent erosion shall be used.
