The arrangement, character, extent, width, grade, and location
of all streets shall conform to the Comprehensive Plan and Official
Map and shall be considered in their relation to existing and planned
streets; to reasonable circulation of traffic within the subdivision
and adjoining lands; to topographical conditions; to runoff of stormwater;
to public convenience and safety; and in their appropriate relation
to the proposed uses of the area to be served.
A.
All right-of-way widths shall conform to the following minimum dimensions:
[Amended 12-13-2017 by Ord. No. 17-38]
|
Type of Street
|
Residential Subdivision
(feet)
|
Manufacturing or Business Subdivision
(feet)
| |
|---|---|---|---|
|
Arterial streets
|
120 to 150
|
120 to 150
| |
|
Collector streets*
|
66
|
80**
| |
|
Minor streets
|
66
|
70
| |
|
Cul-de-sac streets
|
66
|
70
| |
|
Half streets
|
1/2 of the total right-of-way of the proposed street or as required
by the Planning Commission
|
Not permitted
| |
|
Frontage roads
|
40
|
50
| |
|
Thoroughfares
|
Right-of-way widths and other design standards of thoroughfares,
including freeways, expressways, parkways, major and secondary thoroughfares,
shall be in accordance with those designated on the Official Plan
of the Village and Environs, or by federal, state, or county authorities
having jurisdiction, whichever has the greater width and design standards
requirements.
| ||
|
NOTES:
| ||
|---|---|---|
|
*
|
A collector street may be required by the Village Board when
recommended by the Planning Commission: (1) in a residential subdivision
containing 20 acres or more in area and where the lots are 1/2 acre
or less in area; (2) in any subdivision as an extension of an existing
or planned collector street in an adjacent subdivision; and (3) in
any manufacturing or business subdivision.
| |
|
**
|
When the Village Engineer recommends and the Planning Commission
and Village Board approves, a seventy-foot right-of-way may be allowed,
provided adequate right-of-way is available for turn lanes and traffic
lanes as traffic flow may require.
| |
C.
Different connecting street gradients shall be connected with vertical
curves. The minimum length, in feet, of these curves shall provide
a stopping sight distance of not less than 300 feet, measured from
an eye level four feet in height, with a clear view of an obstacle
two feet in height.
D.
Minor streets shall be so aligned that their use by through traffic
will be discouraged.
E.
Street jogs with center-line offsets of less than 150 feet will not
be allowed, except when the Village Engineer recommends, the Planning
Commission recommends, and the Village Board approves a lesser dimension.
F.
It must be evidenced that all street intersections and confluences
encourage safe and efficient traffic flow and, in general, be at or
near right angles, avoiding acute angles. An intersection of more
than two streets shall be avoided unless specific conditions of design
indicate otherwise.
G.
Alleys are not permitted in residential subdivisions unless deemed necessary by the Planning Commission and Village Board, in which case they may be allowed, and alleys may be provided in multiple-family residence, business and manufacturing subdivisions. If provided, alleys shall conform to the requirements of § 155-42 of this chapter.
[Amended 7-27-2016 by Ord. No. 16-16]
H.
A cul-de-sac street in single-family residential districts shall
be not more than 500 feet in length, measured along the center line
from the street of origin to the end of the right-of-way, or may be
longer than 500 lineal feet, provided not more than 15 lots abut upon
its right-of-way line. In multiple-family residential districts, such
street shall not exceed 600 feet in length. Each cul-de-sac shall
have a terminus of nearly circular shape with a minimum diameter of
120 feet, except a cul-de-sac street that has not more than five lots
fronting on its right-of-way, or a temporary cul-de-sac street, may
have a terminus of the "T" type or other variation of the circular
shape as approved by the Planning Commission and Village Board.
I.
Half streets shall be prohibited except where essential to the reasonable
development of the subdivision in conformity with the other requirements
of these regulations; and where the Village Board finds it will be
practicable to require the dedication of the other half when the adjoining
property is subdivided. 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 be graded at one level, and the regrading or new construction
of any half street shall conform to the grade and pavement of the
adjacent half street.
J.
Provisions shall be made for vehicular and pedestrian access to residential
property abutting a thoroughfare either by (1) providing frontage
road or (2) by backing lots to the thoroughfare and providing access
by a collector, minor, or cul-de-sac street one lot depth removed
and with a no-access strip along the rear lot line. These standards
are established for the purpose of providing protection for the residential
properties and to provide for traffic safety and the efficient use
of the thoroughfare for its intended function of accommodating through
traffic.
L.
Where streets are dedicated (whether used or not), but not improved
to the standards of this chapter and border on or are wholly within
the proposed subdivision land, same shall be improved by the developer
to the standards of this chapter.
M.
All costs for engineering services, related to subdivision development
design review, and construction supervision and inspection, incurred
by the Village shall be submitted to the developer and it shall be
his or her responsibility to reimburse the Village for those costs.
A.
Alleys, when permitted or required by the Planning Commission or
Village Board in residential subdivisions, shall be at least 20 feet
wide; and alleys in commercial and manufacturing subdivisions shall
be not less than 30 feet wide.
B.
Pedestrianways, when recommended by the Planning Commission and approved
by the Village Board, shall be at least 12 feet wide.
A.
Utilities.
(1)
Utility distribution or transmission installations serving the subdivision,
and, when required, stormwater drainageways, shall be located in easements
as designated on the subdivision plat of record. Such easements shall
be located along the rear lot lines or side lot lines at locations
of extensions of utility installation between blocks, or continuity
of drainageways. They shall occupy not less than the rear 10 feet
of lot depth or 10 feet of lot width adjoining the applicable side
lot line, or may be of a greater or lesser width if recommended by
the Village Engineer, Planning Commission, or utility company and
approved by the Village Board. Additional easements at other locations
may be recommended for specific conditions by the Village Engineer
and required by the Village Board.
(2)
Upon approval of a preliminary plat of subdivision and prior to final
plat approval, the developer shall submit copies of the approved plat
to utilities for their planning of utility service and their request
for utility easement locations. Efforts shall be made to accommodate
their requests for easements.
B.
Drainage.
(1)
Where a subdivision is traversed by a natural drainageway, channel,
or stream, there shall be provided a drainage easement, conforming
substantially with the areas bordering such watercourse that are subject
to flooding, unless said watercourse is improved by deepening or dredging
to provide the same cross-sectional area or flow capacity, in which
case the drainage easement may be narrowed to accommodate the improved
watercourse.
(2)
The areas within or adjacent to a subdivision site, subject to flooding
or designated on the Flood Insurance Rate Map provided by the Federal
Emergency Management Agency to the Village, shall be protected, and
development will not be allowed without proper studies and reports
being filed with the appropriate government agencies and written approval
of the plan to protect the flood hazard areas.
(3)
Flood hazard boundary maps are available at the Village Hall for
review.
A.
In residential subdivisions, the maximum length of blocks containing
any lots less than 100 feet in width shall be 1,500 lineal feet, and
the maximum length of blocks containing all lots 100 feet and over
in width shall be 2,000 lineal feet. No blocks shall be less than
1,200 lineal feet in length unless approved by the Planning Commission.
Pedestrianways, when deemed necessary to provide circulation or access
to schools, parks, transportation, or other common destinations, may
be required by the Planning Commission.
B.
In manufacturing and business subdivisions, the maximum length of
blocks shall be as approved by the Planning Commission.
C.
The shape of blocks shall be determined by topographical features,
the basic street system and traffic pattern, lot depths, and areas
designated for public and other nonresidential land uses.
D.
Where a subdivision borders upon or is traversed by a railroad, other
utilities or thoroughfare right-of-way, the Village Board may require,
when recommended by the Planning Commission, a street on one or both
sides of such right-of-way, located approximately parallel to and
at a distance removed suitable for the appropriate use of the intervening
land, i.e., park purposes, deep residential lots fronting on it with
a no-access strip along the rear property lines, and off-street parking,
business, or other uses as permitted by zoning ordinance regulations.
[Amended 12-13-2017 by Ord. No. 17-38]
A.
General.
(1)
In general, lots should be as nearly rectangular in shape as practicable.
(2)
Width and area of lots shall conform with lot width and area requirements
set forth in the Zoning Ordinance of the Village of Coal City or that
of Grundy County in the unincorporated areas beyond the Village limits.
Corner lots shall be increased in width by 20% over the width of typical
interior lots, except that corner lots need not exceed 110 feet in
width, if the 110 feet in width is greater than the width of the typical
lot, except the Village Board may require, when recommended by the
Planning Commission, a greater lot width to provide for the proper
development of intersection design and traffic safety, or any other
reason that the Village Board may deem necessary.
(3)
Side lines of lots shall be at right angles or radial to the street
line, or substantially so.
(4)
Lots abutting upon a watercourse, drainageway, channel, stream, railroad,
other utilities or thoroughfare shall have an additional depth or
width as required by the Planning Commission in order to provide acceptable
building sites.
[Amended 12-13-2017 by Ord. No. 17-38]
(5)
In the subdividing of any land, due regard shall be shown for all
natural features such as tree growth, watercourses, historic sites,
or similar conditions.
B.
Residential subdivisions.
[Amended 7-27-2016 by Ord. No. 16-16]
(1)
The depth of lots shall not be less than 120 feet, and must meet the requirements of the appropriate sections of the Zoning Ordinance for length and width. (See Table 4 of Chapter 156, Residential District Requirements.) Lots of lesser dimension must be recommended by the Planning Commission and approved by the Village Board.
[Amended 12-13-2017 by Ord. No. 17-38]
(2)
All lots shall have frontage on a street, except lots which do not
contain single-family dwellings in a planned development, as allowed
as a conditional permitted use in accordance with regulations contained
in the Coal City Zoning Ordinance, which may have frontage on an easement
of sufficient width for vehicular or pedestrian access to the lot
from a street.
(3)
Double-frontage lots are not permitted, except where lots back upon
a thoroughfare or upon a body of water in separate or undivided ownership.
C.
Industrial and business subdivisions.
(1)
Width, area, and depth of lots in a manufacturing or business subdivision
shall be as required by the Zoning Ordinance. Lesser dimensions must
be recommended by the Planning Commission and approved by the Village
Board.
(2)
All lots for industrial development shall abut upon a public street.
(3)
Double-frontage lots are not permitted except when specifically recommended
by the Planning Commission and approved by the Village Board.
