A.
Conformance to applicable rules and regulations. In
addition to the requirements established herein, all subdivision plats
shall comply with the following laws, rules and regulations:
(1)
The local government zoning regulations, building
and housing codes, and all other applicable laws of the appropriate
jurisdiction.
(2)
The Official Plan, Official Map, Public Utilities
Plan and Capital Improvements Program of the village, including all
streets, drainage systems and parks shown on the Official Map or Plan
as adopted and as may be adopted.
(3)
The special requirements of these regulations and
any rules of the Health Department and/or appropriate county or state
agencies.
(4)
The rules of the State Department of Transportation
if the subdivision or any lot contained therein abuts a state highway
or connecting street.
(5)
The standards and regulations adopted by the village
engineer and all boards, commissions, agencies and officials of the
village.
B.
Self-imposed restrictions. If the owner places restrictions on any of the land contained in the subdivision greater than those required by Chapter 170, Zoning, or these regulations, such restrictions or reference thereto shall be indicated on the final subdivision plat.
C.
Plats straddling municipal boundaries. Whenever access
to the subdivision is required across land in another local government,
the Planning Board may request assurance from the Village Attorney
that access is legally established, and from the Village Engineer
or other official authorized by law to act, that the access road is
adequately improved or that a performance bond has been duly executed
and is sufficient in amount to assure the construction of the access
road. In general, lot lines should be laid out so as not to cross
municipal boundary lines.
D.
Monuments.
(1)
Monuments shall be required wherever deemed necessary
by the Planning Board to enable all lines to be readily reproduced
on the ground. In general, monuments shall be located no more than
500 feet apart on street lines, preferably at street, lot or easement
corners or at points of curvature or tangency on curved streets, and
spaced to be within sight of one another along lines entirely within
the street right-of-way.
(2)
Monuments shall be set vertically in solid ground
three inches above ground surface with accurate reference to a permanently
identifiable fixed point and shall meet or exceed the construction
requirements specified in the village construction standards and specifications.
E.
Character of the land. Land which the Planning Board
finds to be unsuitable for subdivision or development due to flooding,
improper drainage, steep slopes, rock formations, adverse earth formations
or topography, utility easements or other features which will reasonably
be harmful to the safety, health and general welfare of the present
or future inhabitants of the subdivision and/or its surrounding areas
shall not be subdivided or developed except as approved by the Planning
Board. Such land shall be set aside for uses as shall not involve
such dangers.
F.
Preservation of natural features.
(1)
Land to be subdivided shall be designed in reasonable
conformity to existing topography in order to minimize grading, cut
and fill and to retain, in so far as possible, the natural contours,
to limit stormwater runoff and to conserve the natural vegetative
cover and soil. No tree, topsoil or excavated material shall be removed
from its natural position except where necessary and incidental to
the improvement of lots and the construction of streets and related
facilities in accordance with the approved plan. Topsoil shall be
restored to a depth of at least six inches and properly seeded and
fertilized in those disturbed areas not occupied by buildings or structures.
(2)
Existing natural features which are of ecological,
aesthetic or scenic value to residential development or to the village
as a whole, such as wetlands, watercourses, water bodies, rock formations,
stands of trees, historic spots and similar irreplaceable assets,
shall be preserved, insofar as possible, through harmonious design
of the subdivision and, where appropriate, the Planning Board may
require the inclusion of such features in permanent reservations.
G.
Subdivision name. The proposed name of the subdivision
shall not duplicate, or too closely approximate phonetically, the
name of any other subdivision in the area covered by these regulations.
The Planning Board shall have final authority to designate the name
of the subdivision which shall be determined at sketch plat approval.
A.
Lot arrangement. The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with Chapter 170, Zoning, and county health regulations and in providing driveway access to buildings on such lots from an approved street in accordance with the driveway requirements of Chapter 170, Zoning.
B.
Lot dimensions.
(1)
Lot dimensions shall comply with the minimum standards of Chapter 170, Zoning. Where lots are more than double the minimum required area for the zoning district, the Planning Board may require that such lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve such potential lots, all in compliance with Chapter 170, Zoning, and these regulations. In general, side lot lines shall be at right angles to street lines (or radial to curving street lines) unless a variation from this rule will give a better street or lot plan.
(2)
Where, in the opinion of the Planning Board, lots
of larger than minimum size are required for purposes of proper drainage,
water supply, waste disposal or the preservation of important ecological
features, the Board may require such oversized lots as a condition
of plat approval.
C.
Double frontage lots. Lots fronting on two streets,
other than corner lots, shall be avoided except where deemed essential
by the Planning Board to provide separation of residential development
from major or collector roads or to overcome specific problems of
topography or orientation. The Planning Board may require access limitations
and/or buffer landscaping for such double frontage lots where the
board determines that such measures would be appropriate.
D.
Access from major and collector streets. Lots shall
not, in general, derive access from a major or collector street, but
shall front on a minor interior street. Where driveway access from
a major or collector street may be necessary for two or more adjoining
lots, the Planning Board may require that such lots be served by a
combined access drive in order to limit possible traffic hazards on
such street. Where permitted, any such driveways shall be designed
to provide adequate area for the turnaround of vehicles so as to avoid
requiring vehicles to back into traffic on major or secondary streets.
E.
Soil preservation, grading and seeding.
(1)
Soil preservation and final grading. No certificate
of occupancy shall be issued until final grading has been completed
in accordance with the approved final subdivision plat and the lot
precovered with soil with an average depth of at least six inches
which shall contain no particles over two inches in diameter over
the entire area of the lot, except that portion covered by buildings
or included in streets, or where the grade has not been changed or
natural vegetation seriously damaged. Topsoil shall not be removed
from residential lots or used as spoil, but shall be redistributed
so as to provide at least six inches of cover on the lots and at least
four inches of cover between the sidewalks and curbs, and shall be
stabilized by seeding or planting.
(2)
Lot drainage. Lots shall be laid out so as to provide
positive drainage away from all buildings, and individual lot drainage
shall be coordinated with the general storm drainage pattern for the
area. Drainage shall be designed so as to avoid concentration of storm
drainage water from each lot to adjacent lots.
(3)
Lawn-grass seed and sod. Lawn-grass seed shall be
sown at not less than four pounds to each 1,000 square feet of land
area. In the spring, the seed shall be sown between March 15 and May
15; and in the fall, the seed shall be sown between August 15 and
September 30. All seed shall have been tested for germination within
one year of the date of seeding, and the date of testing shall be
on the label containing the seed analysis. All lots shall be seeded
from the roadside edge of the unpaved right-of-way back to a distance
of 24 feet behind the principal residence on the lot. No certificate
of occupancy shall be issued until respreading of soil and seeding
of law has been completed; except that between October 1 and March
15, and between May 15 and August 15, the applicant shall submit an
agreement, in writing, signed by the developer and the property owner,
with a copy to the Zoning Enforcement Officer, that respreading of
soil and seeding of lawn will be done during the immediate following
planting season as set forth in this section, and leave a cash escrow
for performance in such amount as shall be determined by the Zoning
Enforcement Officer. Sod may be used to comply with any requirement
of seeding set forth herein.
[Amended 2-23-1998 by L.L. No. 1-1998]
(4)
Debris and waste. No cut trees, timber, debris, earth
rocks, stones, soil, junk, rubbish or other waste materials of any
kind shall be buried in any land or left or deposited on any lot or
street at the time of the issuance of a certificate of occupancy,
and removal of the same shall be required prior to issuance of any
certificate of occupancy on a subdivision; nor shall any be left or
deposited in any area of the subdivision at the time of expiration
of the performance bond or dedication of public improvements, whichever
is sooner.
(5)
Fencing. Each subdivider and/or developer shall be
required to furnish and install fences wherever the Planning Board
determines that a hazardous condition may exist. The fences shall
be constructed according to standards established by the Village Engineer
or other official authorized by law to act and shall be noted as to
height and material on the final plat. No certificate of occupancy
shall be issued until said fence improvements have been duly installed.
(6)
Water bodies and watercourses. If a subdivision contains a water body, or portion thereof, lot lines shall be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots. The Planning Board may approve an alternative plan whereby the ownership of and responsibility for safety and maintenance of the water body is so placed that it will not become a village responsibility. No more than 25% of the minimum area of a lot required under Chapter 170, Zoning, may be satisfied by land which is under water. Where a watercourse separates the buildable area of a lot from the street by which it has access, provisions shall be made for installation of a culvert or other structure, of design approved by the Village Engineer or other official authorized by law to act, to provide satisfactory access across such watercourse for fire, police and other emergency vehicles.
F.
Land in two or more zoning districts or municipalities.
In general, lots should not be divided by a zoning district or municipal
boundary. If it is necessary for a zoning district boundary to cross
a lot, such lot shall be designed so that it can be developed in accordance
with the standards of the more restrictive district. If it is necessary
for a municipal boundary to cross a lot, the Planning Board may require
suitable legal agreements to assure that the two portions of the lot
will not be separated in the future and that the portion of the lot
in the adjoining municipality will not be used for any purpose that
would make it nonconforming if the entire lot were located within
the village.
G.
Performance bond to include lot improvement.
(1)
The performance bond shall include an amount to guarantee
completion of all requirements contained in these regulations, including
but not limited to soil preservation, final grading, lot drainage,
lawn-grass seeding, removal of debris and waste, fencing and all other
lot improvements required by the Planning Board.
(2)
Whether or not a certificate of occupancy has been
issued, at the expiration of the performance bond, the village may
enforce the provisions of the bond where the provisions of this section
or any other applicable law, ordinance or regulation have not been
complied with.
A.
General requirements.
(1)
Frontage on improved roads. No subdivision shall be
approved unless the area to be subdivided shall have frontage on and
access from an existing street on the Official Map, or if there be
no Official Map, unless such street is:
(a)
An existing state, county or village highway.
(b)
A street shown upon a plat approved by the Planning
Board and recorded in the County Clerk's office. Such street or highway
must be suitably improved as required by the highway rules, regulations,
specifications or orders, or be secured by a performance bond required
under these subdivision regulations, with the width and right-of-way
required by these subdivision regulations or the Official Map Plan.
(2)
Wherever the area to be subdivided is to utilize existing
road frontage, such road shall be suitably improved as provided herein.
B.
Topography and arrangement.
(1)
Roads shall be related appropriately to the topography.
Local roads shall be curved wherever possible to avoid conformity
of lot appearance. All streets shall be arranged so as to obtain as
many as possible of the building sites at, or above, the grades of
the streets. Grades of streets shall conform as closely as possible
to the original topography. A combination of steep grades and curves
shall be avoided. Specific standards are contained in the design standards
of these regulations.
(2)
All streets shall be properly integrated with the
existing and proposed system of thoroughfares and dedicated right-of-way
as established on the Official Map and/or Village Plan.
(3)
All thoroughfares shall be properly related to special
traffic generators, such as industries, business districts, schools,
churches and shopping centers, to population densities and to the
pattern of existing and proposed land uses.
(4)
Minor or local streets shall be laid out to conform
as much as possible to the topography, to discourage use by through
traffic, to permit efficient drainage and utility systems and to require
the minimum number of streets necessary to provide convenient and
safe access to property.
(5)
The rigid rectangular gridiron street pattern need
not necessarily be adhered to and the use of curvilinear streets,
culs-de-sac or U-shaped streets shall be encouraged where such use
will result in a more desirable layout.
(6)
Proposed streets shall be extended to the boundary
lines of the tract to be subdivided, unless prevented by topography
or other physical conditions, or unless in the opinion of the Planning
Board such extension is not necessary or desirable for the coordination
of the layout of the subdivision with the existing layout or the most
advantageous future development or adjacent tracks.
(7)
In business and industrial developments, the streets
and other accessways shall be planned in connection with the grouping
of buildings, location of rail facilities and the provision of alleys,
truck loading and maneuvering areas and walks and parking areas so
as to minimize conflict of movement between the various types of traffic,
including pedestrian.
C.
Blocks.
(1)
Blocks shall have sufficient width to provide for
two tiers of lots of appropriate depths. Exceptions to this prescribed
block width shall be permitted in blocks adjacent to major streets,
railroads or waterways.
(2)
The lengths, widths and shapes of blocks shall be
such as are appropriate for the locality and the type of development
contemplated, but block lengths in residential areas shall not exceed
2,200 feet or 12 times the minimum lot width required in the zoning
district, nor be less than 400 feet in length. Wherever practicable,
blocks along major arterials and collector streets shall be not less
than 1,000 feet in length.
(3)
In long blocks, the Planning Board may require the
reservation of an easement through the block to accommodate utilities,
drainage facilities or pedestrian traffic.
(4)
Pedestrianways or crosswalks, not less than 10 feet
wide, may be required by the Planning Board through the center of
blocks more than 800 feet long where deemed essential to provide circulation
or access to schools, playgrounds, shopping centers, transportation
or other community facilities. Blocks designed for industrial uses
shall be of such length and width as may be determined suitable by
the Planning Board for prospective use.
D.
Access to primary arterials. Where a subdivision borders
on or contains an existing or proposed primary arterial, the Planning
Board may require that access to such streets be limited by one of
the following means:
(1)
The subdivision of lots so as to back onto the primary
arterial and front onto a parallel local street; no access shall be
provided from the primary arterial, and screening shall be provided
in a strip of land along the rear property line of such lots.
(2)
A series of culs-de-sac, U-shaped streets or short
loops entered from and designed generally at right angles to such
a parallel street, with the rear lines of their terminal lots backing
onto the major arterial.
(3)
A marginal access or service road (separated from
the primary arterial by a planting or grass strip and having access
thereto at suitable points).
E.
Street names. Street 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. Street names shall be indicated
on the plat and shall be subject to the approval of the Planning Board.
F.
Traffic control and street signs. Traffic control
and street signs shall be provided by the subdivider. Such signs shall
be placed at all intersections within or abutting the subdivision,
and in other locations as required. The type and location of street
signs shall be approved by the Foreman of the Highway Department at
the option of the Planning Board. A fee may be deposited with the
village for each required sign. The village shall then install all
road signs before the issuance of a certificate of occupancy for any
residence on the streets approved.
[Amended 2-23-1998 by L.L. No. 1-1998]
G.
Streetlights. Where required by the Planning Board,
streetlights, of a design, specification standards and location approved
by said Board, shall be provided and installed by the subdivider.
H.
Reserve strips. The creation of reserve strips shall
not be permitted adjacent to a proposed street in such a manner as
to deny access from adjacent property to such street.
I.
Construction of roads and dead-end roads.
(1)
Construction of roads. The arrangement of streets
shall provide for the continuation of principal streets between adjacent
properties when such continuation is necessary for convenient movement
of traffic, effective fire protection, for efficient provision of
utilities, and where such continuation is in accordance with the Village
Plan. If the adjacent property is undeveloped and the street must
be a dead-end street temporarily, the right-of-way shall be extended
to the property line. A temporary T- or L-shaped turnabout shall be
provided on all temporary dead-end streets, with the notation on the
subdivision plat that land outside the normal street right-of-way
shall revert to abutters whenever the street is continued. The Planning
Board may limit the length of temporary dead-end streets in accordance
with the design standards of these regulations.
(2)
Dead-end roads (permanent). Where a road does not
extend the boundary of the subdivision and its continuation is not
required by the Planning Commission for access to adjoining property,
its terminus shall normally not be nearer to such boundary than 50
feet. However, the Planning Board may require the reservation of an
appropriate easement to accommodate drainage facilities, pedestrian
traffic or utilities. A cul-de-sac turnaround shall be provided at
the end of a permanent dead-end street in accordance with village
construction standards and specifications. For greater convenience
to traffic and more effective police and fire protection, permanent
dead-end streets shall, in general, be limited in length in accordance
with the design standards of these regulations.
J.
Design standards.
(1)
General. In order to provide for roads of suitable
location, width and improvement to accommodate prospective traffic
and afford satisfactory access to police, fire-fighting, snow removal,
sanitation and road maintenance equipment, and to coordinate roads
so as to compose a convenient system and avoid undue hardships to
adjoining properties, the following design standards for roads are
hereby required (road classification may be indicated on the Village
Plan or Official Map; otherwise it shall be determined by the Planning
Board).
(2)
Road surfacing and improvements.
(a)
After sewer and water utilities have been installed
by the developer, the applicant shall construct curbs and gutters
and shall surface or cause to be surfaced roadways to the widths prescribed
in these regulations. Said surfacing shall be of such character as
is suitable for the expected traffic and in harmony with similar improvements
in the surrounding areas. Types of pavement shall be as determined
by the Village Engineer or other official authorized by law to act.
Adequate provision shall be made for culverts, drains and bridges.
(b)
All road pavement, shoulders, drainage improvements
and structures, curbs, turnarounds and sidewalks shall conform to
all construction standards and specifications adopted by the Planning
Board, Village Engineer or other official authorized by law to act
or Governing Body and shall be incorporated into the construction
plans required to be submitted by the developer for plat approval.
(3)
Excess right-of-way. Right-of-way widths in excess
of the standards designated in these regulations shall be required
whenever, due to topography, additional width is necessary to provide
adequate earth slopes. Such slopes shall not be in excess of three
to one.
(4)
Railroads and limited access highways. Railroad rights-of-way
and limited access highways where so located as to affect the subdivision
of adjoining land shall be treated as follows:
(a)
In residential districts a buffer strip at least
25 feet in depth in addition to the normal depth of the lot required
in the district shall be provided adjacent to the railroad right-of-way
or limited access highway. This strip shall be part of the platted
lots and shall be designated on the plat: "This strip is reserved
for screening. The placement of structure hereon is prohibited."
(b)
In districts zoned for business, commercial
or industrial uses, the nearest street extending parallel or approximately
parallel to the railroad shall, wherever practicable, be at a sufficient
distance therefrom to ensure suitable depth for commercial or industrial
sites.
(c)
Streets parallel to the railroad when intersecting
a street which crosses the railroad at grade shall, to the extent
practicable, be at a distance of at least 150 feet from the railroad
right-of-way. Such distance shall be determined with due consideration
of the minimum distance required for future separation of grades by
means of appropriate approach gradients.
(5)
Intersections.
(a)
Streets shall be laid out so as to intersect
as nearly as possible at right angles. A proposed intersection of
two new streets at an angle of less than 75° shall not be acceptable.
An oblique street should be curved approaching an intersection and
should be approximately at right angles for at least 100 feet therefrom.
Not more than two streets shall intersect at any one point unless
specifically approved by the Planning Board.
(b)
Proposed new intersections along one side of
an existing street shall, wherever practicable, coincide with any
existing intersections on the opposite side of such street. Street
jogs with center line offsets of less than 150 feet shall not be permitted.
Where streets intersect major streets, their alignment shall be continuous.
Intersection of major streets shall be at least 800 feet apart.
(c)
All street intersection corners shall be rounded
by curves of at least 20 feet in radius at the edge of pavement.
(d)
Intersections shall be designed with a flat
grade wherever practical. In hilly or rolling areas, at the approach
to an intersection, a leveling area shall be provided having not greater
than a two-percent rate at a distance of 60 feet, measured from the
nearest right-of-way line of the intersecting street.
(e)
Where any street intersection will involve earth
banks or existing vegetation inside any lot corner that would create
a traffic hazard by limiting visibility, the developer shall cut such
ground and/or vegetation (including trees) in connection with the
grading of the public right-of-way to the extent deemed necessary
to provide an adequate sight distance.
(f)
The cross-slopes on all streets, including intersections,
shall be 3% or less.
(g)
The triangular areas formed by the intersecting
right-of-way lines, for a distance of 25 feet from their intersection
and the diagonals connecting the end points of these lines shall provide
visibility for traffic safety by clearing this area of all plant growth
except posts, columns or trees separated not less than six feet from
each other above a level three feet higher than the center line of
the nearest street, and by excavating where necessary.
(h)
Wherever two streets intersect at an angle smaller
than 75°, the right-of-way returns and the relationship of gutter
grades shall be given special treatment, as determined by the Planning
Board, and islands to channelize traffic may be required.
(i)
When a new road shown on a proposed subdivision
plat intersects a state or county highway, the applicant shall submit
his proposal for design and construction of such intersection to the
appropriate state or county department for approval. Such approval
should be obtained prior to the official submission date. A formal
acknowledgment of such approval shall be filed with the Planning Board
prior to the public hearing.
(6)
Grading and improvement plan. Roads shall be graded
and improved and conform to the local government construction standards
and specifications and shall be approved as to design and specifications
by the Village Engineer or other official authorized by law to act,
in accordance with the construction plans required to be submitted
prior to final plat approval.
(7)
Frontage road.
(a)
In order to maintain the flow and circulation
of traffic along major roadways, provide improved access to commercial,
industrial and residential developments located on or adjacent to
major roadways, prevent a proliferation of turning movements and segregate
local traffic from higher speed through traffic, the Planning Board,
where appropriate, may require the construction of a frontage road
along an existing or proposed major road. The Planning Board, where
appropriate, shall:
[1]
Approve the number, spacing and location of
any entrance(s) and exit(s) from the property under review.
[2]
Require the interconnection of parking areas
and land uses via access drives within and between adjacent lots.
[3]
Require that land uses adjacent to or integrated
in a shopping center or cluster or commercial or other facilities
shall use common access drives with other establishments in that center
or cluster.
(b)
The Planning Board may grant conditional approval
which would allow direct access to the major road until such time
as the access drive is improved and available, at which time the direct
access to the major road would be eliminated.
(c)
The Planning Board shall require written assurance
and/or deed restrictions, satisfactory to the Village Attorney, binding
the owner and his heirs and assignees to permit and maintain such
internal access and circulation and inter-use of parking facilities.
(8)
Bridges. Bridges of primary benefit to the applicant,
as determined by the Planning Board, shall be constructed at the full
expense of the applicant without reimbursement from the village. The
sharing expense for the construction of bridges not of primary benefit
to the applicant as determined by the Planning Board will be fixed
by special agreement between the village and the applicant. Said cost
shall be charged to the applicant pro rata as the percentage of his
land developed and so served.
(9)
Road dedications and reservations.
(a)
New perimeter streets. Street systems in new
subdivisions shall be laid out so as to eliminate or avoid new perimeter
half-streets. Where an existing half-street is adjacent to a new subdivision,
the other half of the street shall be improved and dedicated by the
subdivider. The Planning Board may authorize a new perimeter street
where the subdivider improves and dedicates the entire required street
right-of-way width within his own subdivision boundaries.
(b)
Widening and realignment of existing roads. Where a subdivision borders an existing narrow road or when the Village Plan, Official Map or zoning setback regulations indicate plans for realignment or widening a road that would require use of some of the land in the subdivision, the applicant shall be required to improve and dedicate at his expense such areas for widening or realignment of such roads. Such frontage roads and streets shall be improved and dedicated by the applicant at his own expense to the full width as required by these subdivision regulations. Land reserved for any road purposes may not be counted in satisfying the yard or area requirements of Chapter 170, Zoning, whether the land is to be dedicated to the municipality in fee simple or an easement is granted to the village.
|
Street Classification
|
Local Residential
|
Collector
|
Major
|
|---|---|---|---|
|
Maximum width of right-of-way
|
50 feet
|
50 feet
|
60 feet
|
|
Minimum width of pavement (excluding
curbs or gutters)
|
24 feet
|
30 feet
|
40 feet
|
|
Minimum radius of horizontal curves
of street line at center line
|
100 feet
|
200 feet
|
400 feet
|
|
Minimum radius of tangent between reverse
curves
|
100 feet
|
200 feet
|
200 feet
|
|
Maximum grade
|
10%
|
8%
|
6%
|
|
Minimum grade
|
1%
|
1%
|
1%
|
|
Minimum sight distance
|
150 feet
|
250 feet
|
250 feet
|
|
Minimum length of vertical curves:
| |||
|
Local street
|
100 feet, but not less than 20 feet
for each 1% algebraic difference in grade.
| ||
|
Collector street
|
150 feet, but not less than 30 feet
for each 1% algebraic difference in grade.
| ||
|
Major road
|
200 feet, but not less than 50 feet
for each 1% algebraic difference in grade.
| ||
A.
In order to assure greater safety and improved appearance,
all utility lines, including but not limited to gas, electric power,
telephone and cable television cables, shall be installed underground
throughout the subdivision. Such lines shall be installed in a manner
prescribed by the regulations of the utility company having jurisdiction.
All utility facilities existing and proposed throughout the subdivision
shall be shown on the preliminary plat.
B.
Underground utility connections shall be provided
to the property line of each lot before the street is paved at the
subdivider's expense.
A.
General requirements. The Planning Board shall not
approve any plat of subdivision which does not make adequate provision
for stormwater or floodwater runoff channels or basins. The stormwater
drainage system shall be separate and independent of any sanitary
sewer system. Inlets shall be provided so that surface water is not
carried across or around any intersection. Surface water drainage
patterns shall be shown for each and every lot and block.
B.
Nature of stormwater facilities.
(1)
Location. The applicant may be required by the Planning
Board to carry away by pipe or open ditch any spring or surface water
that may exist either previously to, or as a result of the subdivision.
Such drainage facilities shall be located in the road right-of-way
where feasible, or in perpetual unobstructed easements of appropriate
width; in no case less than 20 feet in width.
(2)
Accessibility to public storm sewers.
(a)
Where a public storm sewer is accessible, the
applicant shall install storm sewer facilities, or if no outlets are
within a reasonable distance, adequate provision shall be made for
the disposal of stormwaters, subject to the specifications of the
Village Engineer or other official authorized by law to act.
(b)
If a connection to a public storm sewer will
be provided eventually, as determined by the Village Engineer or other
official authorized by law to act and the Planning Board, the developer
shall make arrangements for future stormwater disposal by a public
utility system at the time the plat receives final approval. Provision
for such connection shall be incorporated by inclusion in the performance
bond required for the subdivision plat.
(3)
Accommodation of upstream drainage areas. A culvert or other drainage facility shall in each case be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Village Engineer or other official authorized by law to act shall determine the necessary size of the facility, based on the anticipated runoff from a ten-year storm under conditions of maximum potential watershed development permitted by Chapter 170, Zoning.
(4)
Effect on downstream drainage areas. The Village Engineer
or other official authorized by law to act shall also study the effect
of each subdivision on existing downstream drainage facilities outside
the area of the subdivision. Local government drainage studies together
with such other studies as shall be appropriate shall serve as a guide
to needed improvements. Where it is anticipated that the additional
runoff incident to the development of the subdivision will overload
an existing downstream drainage facility during a ten-year storm,
the Planning Board may withhold approval of the subdivision until
provision has been made for the improvement of said potential condition
in such sum as the village shall determine. No subdivision shall approve
unless adequate drainage will be provided to an adequate drainage
watercourse or facility.
C.
Flood protection.
(1)
The Planning Board shall assure that adequate drainage
is provided so as to reduce exposure to flood hazards.
(2)
The Planning Board shall require new or replacement
water supply systems and/or sanitary sewerage systems to be designed
to minimize or eliminate infiltration of floodwaters into the systems
and discharges from the systems into floodwaters and require on-site
waste disposal system to be located so as to avoid impairment of them
or contamination from them during flooding.
(3)
The plat of such subdivision shall provide for an
overflow zone along the bank of any stream or watercourse, in a width
which shall be sufficient in times of high water to contain or move
the water, and no fill shall be placed in the overflow zone nor shall
any structure be erected or placed therein. The boundaries of the
overflow zone shall be subject to approval by the Village Engineer
or other official authorized by law to act. Areas of extremely poor
drainage should be discouraged.
(4)
Floodplain areas. The Planning Board may, when it
deems it necessary for the health, safety or welfare of the present
and future population of the area and necessary to the conservation
of water, drainage and sanitary facilities, prohibit the subdivision
of any portion of the property which lies within the floodplain of
any stream or drainage course. These floodplain areas shall be preserved
from any and all destruction or damage resulting from clearing, grading
or dumping of earth, waste material or stumps, except at the discretion
of the Planning Board.
D.
Dedication for drainage easements.
(1)
General requirements. Where a subdivision is traversed
by a watercourse, drainageway, channel or stream, there shall be provided
a stormwater easement or drainage right-of-way conforming substantially
to the lines of such watercourse and of such width and construction
or both as will be adequate for the purpose. Wherever possible, it
is desirable that the drainage be maintained by an open channel with
landscaped banks and adequate width for maximum potential volume of
flow.
(2)
Drainage easements.
(a)
Where topography or other conditions are such
as to make impractical the inclusion of drainage facilities within
road rights-of-way, perpetual unobstructed easements at least 20 feet
in width for such drainage facilities shall be provided across property
outside the road lines and with satisfactory access to the road. Easements
shall be indicated on the plat. Drainage easements shall be carried
from the road to a natural watercourse or to other drainage facilities.
(b)
When a proposed drainage system will carry water
across private land outside the subdivision, appropriate drainage
rights must be secured and indicated on the plat.
(c)
The applicant shall dedicate, either in fee
or by drainage or conservation easement of land on both sides of existing
watercourses, to a distance to be determined by the Planning Board.
(d)
Low-lying lands along watercourses subject to
flooding or overflowing during storm periods, whether or not included
in areas for dedication, shall be preserved and retained in their
natural state as drainageways. Such land or lands subject to periodic
flooding shall not be computed in determining the number of lots to
be utilized for average density procedure nor for computing the area
requirement of any lot.
A.
General requirements.
(1)
Where a public water main is accessible the subdivider
shall install adequate water facilities subject to the specifications
of the state or local authorities.
(2)
Water main extensions shall be approved by the officially
designated agency of the state or local government.
(3)
To facilitate the above, the location of all fire
hydrants, all water supply improvements and the boundary lines of
proposed districts, indicating all improvements proposed to be served,
shall be shown on the preliminary plat, and the cost of installing
the same shall be included in the performance bond to be furnished
by the developer.
B.
Fire hydrants. Fire hydrants shall be required for
all subdivisions. Fire hydrants shall be located no more than 1,000
feet apart and within 500 feet of any structure and shall be approved
by the applicable fire protection unit. To eliminate future street
openings, all underground utilities for fire hydrants, together with
the fire hydrants themselves and all other supply improvements, shall
be installed before any final paving of a street shown on the subdivision
plat.
A.
General requirements. The applicant shall install
sanitary sewer facilities in a manner prescribed by the local government
construction standards and specifications. All plans shall be designed
in accordance with the rules, regulations and standards of the local
government engineer or other official authorized by law to act, the
Health Department and other appropriate agency. Plans shall be approved
by the above agencies.
B.
Sanitary sewerage systems shall be constructed as
follows:
(1)
Where a public sanitary sewerage system is reasonably
accessible the applicant shall connect with the same and provide sewers
accessible to each lot in the subdivision.
(2)
Where public sanitary sewerage systems are not reasonably
accessible but will become available within a reasonable time, the
applicant may choose one of the following alternatives.
(a)
Central sewerage system, the maintenance cost
to be assessed against each property benefited. Where plans for future
public sanitary sewerage systems exist, the applicant shall install
the sewer lines, laterals and mains to be in permanent conformance
with such plans and ready for connection to such public sewer mains;
or
(b)
Individual disposal systems, provided that the
applicant shall install sanitary sewer lines, laterals and mains from
the street curb to a point in the subdivision boundary where a future
connection with the public sewer main shall be made. Sewer lines shall
be laid from the house to the street line, and a connection shall
be available in the home to connect from the individual disposal system
to the sewer system when the public sewers become available. Such
sewer systems shall be capped until ready for use and shall conform
to all plans for installation of the public sewer system, where such
exist, and shall be ready for connection to such public sewer main.
(3)
Where sanitary sewer systems are not reasonably accessible
and will not become available for a period in excess of 15 years,
the applicant may install sewerage systems as follows: individual
disposal systems or central sewerage systems shall be used.
C.
Mandatory connection to public sewer system. If a
public sanitary sewer is accessible and a sanitary sewer is placed
in a street or alley abutting upon property, the owner thereof shall
be required to connect to said sewer for the purpose of disposing
of waste, and it shall be unlawful for any such owner or occupant
to maintain upon any such property an individual sewage disposal system.
D.
Individual disposal system requirements. If public sewer facilities are not available and individual disposal systems are proposed, minimum lot areas shall conform to the requirements of Chapter 170, Zoning, and percolation test holes shall be made as directed by the local government Health Officer and the results submitted to the Health Department. The individual disposal system, including the size of the septic tanks and size of the tile fields or other secondary treatment device, shall also be approved by the Health Officer.
A.
Required improvements.
(1)
Sidewalks shall be included within the dedicated nonpavement
right-of-way of all collector roads.
(2)
Concrete curbs are required for all roads where sidewalks
are required by these regulations or where required in the discretion
of the Planning Board.
(3)
Sidewalks shall be improved as required by village
authorities. A median strip of grassed or landscaped areas at least
four feet wide shall separate all sidewalks from adjacent curbs.
B.
Pedestrian accesses. The Planning Board may require,
in order to facilitate pedestrian access from the roads to schools,
parks, playgrounds or other nearby roads, perpetual unobstructed easements
at least 20 feet in width. Easements shall be indicated on the plat.
C.
Sidewalks shall be constructed on one side of the
road and shall have a minimum width of four feet. In areas of high
density or nonresidential development, the Planning Board may require
wider sidewalks.
Cash payment in lieu of reservation. Where the
Planning Board determines that a suitable park or parks of adequate
size cannot be properly located in a subdivision, or where such a
reservation is otherwise not appropriate or practical, the Board may
require, as a condition to approval of any such plat, a payment to
the village of a sum determined for such cases by the Village Board.
A.
General. Existing features which would add value to
residential development or to the local government as a whole, such
as trees, as herein defined, watercourses and falls, beaches, historic
spots and similar irreplaceable assets, shall be preserved in the
design of the subdivision. No trees shall be removed from any subdivision
nor any change of grade of the land effected until approval of the
preliminary plat has been granted. All trees on the plat required
to be retained shall be preserved, and all trees where required shall
be welled and protected against change of grade. The sketch plat shall
show the number and location of existing trees as required by these
regulations, and shall further indicate all those marked for retention
and the location of all proposed shade trees required along the street
side of each lot as required by these regulations.
B.
Shade trees planted by the developer shall be at the
recommendation of the Planning Board.
C.
Shade tree easement and dedication. The preliminary
plat and final plat shall reserve an easement authorizing the local
government to plant shade trees within five feet of the required right-of-way
of the local government. No street shall be accepted for dedication
until the Village Engineer or other official authorized by law to
act shall inform the Planning Board and the governing board that compliance,
where necessary, has been made with these regulations.
Sight easements shall be provided across all
street corners, outside the street right-of-way, within the triangular
area formed by the nearest edges of street pavement and a straight
line between two points each 75 feet back from the theoretical intersection
of the edges of such pavement prolonged. The easements shall provide
that the holder of fee title to the abutting streets shall have the
right to enter the easement area for the purpose of clearing, pruning
or regrading so as to maintain a clear line of sight in either direction
across such triangular area between an observer's eye 3.5 feet above
the pavement surface on one street and an object one foot above the
pavement surface on the other. The initial establishment of clear
sight lines within the sight easement area shall be the responsibility
of the subdivider.
A.
General. If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout of the subdivision with respect to such land shall make such provision as the Planning Board may require. A nonresidential subdivision shall be subject to all the requirements of these regulations, as well as such additional standards required by the Planning Board, and shall conform to the proposed land use and standards established in the Village Plan, Official Map and Chapter 170, Zoning.
B.
Standards. In addition to the principles and standards
in these regulations, which are appropriate to the planning of all
subdivisions, the applicant shall demonstrate to the satisfaction
of the Board that the street, parcel and block pattern proposed is
specifically adapted to the uses anticipated and takes into account
other uses in the vicinity. The following principles and standards
shall be observed:
(1)
Proposed industrial parcels shall be suitable in area
and dimensions to the type of industrial development anticipated.
(2)
Street rights-of-way and pavement shall be adequate
to accommodate the type and volume of traffic anticipated to be generated
hereupon.
(3)
Special requirements may be imposed by the local government
with respect to street, curb, gutter and sidewalk design and construction.
(4)
Special requirements may be imposed by the local government
with respect to the installation of public utilities, including water,
sewer and stormwater drainage.
(5)
Every effort shall be made to protect adjacent residential
areas from potential nuisance from a proposed commercial or industrial
subdivision, including the provision of extra depth in parcels backing
up on existing or potential residential development and provisions
for a permanently landscaped buffer strip when necessary.
(6)
Streets carrying nonresidential traffic, especially
truck traffic, shall not normally extended to the boundaries of adjacent
existing or potential residential areas.
