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The owner shall observe the following general
requirements and principles of land subdivision.
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A.
The arrangement, character, extent, width and location
of all streets shall conform to the Comprehensive Plan and to the
Official Maps of the Village, town and county, if any, and shall be
considered in their relation to other existing and planned streets,
to topographical conditions, to public conveniences and safety and
in their appropriate relation to the proposed uses of land to be served
and/or abutted by such streets.
B.
Where such is not shown in the Comprehensive Plan,
the arrangement of streets in a subdivision shall either:
(1)
Provide for the continuation or appropriate projection
of existing principal streets in surrounding areas; or
(2)
Conform to a plan for the neighborhood approved or
adopted by the Planning Board to meet a particular situation where
topographical or other conditions make continuance or conformance
to existing streets impracticable or undesirable.
C.
Minor streets shall be so laid out that their use
by through traffic will be discouraged.
D.
Where a subdivision abuts or contains an existing
or proposed arterial street, the Planning Board may require marginal-access
streets to have reverse frontage with screen planting contained in
a nonaccess reservation along the rear property line or other such
treatment as may be necessary for adequate protection of residential
properties and to afford separation of through and local traffic.
E.
Where a subdivision abuts or contains a railroad right-of-way
or controlled-access highway right-of-way, the Planning Board may
require a street approximately parallel to and on each side of such
right-of-way (marginal-access street) at a distance suitable for the
appropriate use of the intervening land, as for park purposes in residential
districts or for commercial or industrial purposes in appropriate
districts. Such distances shall also be determined with due regard
for the requirements of approach grades and future grade separations.
F.
Reserve strips controlling access to streets, water
or sewage treatment plants or to other land dedicated or to be dedicated
to public use shall be prohibited except where their control is definitely
placed in the Village under conditions approved by the Planning Board.
G.
Cross (four-cornered) streets shall be avoided insofar
as practicable in residential zone areas restricted to one-, two-
or three-family dwellings.
H.
Street jogs shall be avoided, and where no other system
shall suffice, center-line offsets shall not be less than 150 feet.
I.
A tangent shall be introduced between reverse curves
and shall be of at least 100 feet in length on minor and collector
streets and of such length as may be deemed necessary by the Planning
Board for arterial streets.
J.
When continuing street lines of collector streets
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 of not less than 350 feet; where continuing street lines of arterial
streets deflect from each other by more than five degrees, they shall
be connected by a curve with a radius of not less than 800 feet.
K.
Streets shall be laid out so as to intersect as nearly
as possible at right angles, and in no case shall any angle of intersection
be less than 75°. Any change in street alignment to meet this
requirement shall occur at least 100 feet from the intersection.
L.
Street right-of-way lines at street intersections
shall be rounded with a radius of 25 feet or with a greater radius
where the Planning Board may deem it necessary. The Planning Board
may permit comparable cutoffs or chords in place of rounded corners.
M.
O.
Partial-width streets shall be prohibited regardless
of location within or along the boundary of a subdivision.
P.
Culs-de-sac shall not be longer than 800 feet and
shall be provided with a turnaround at the closed end having a street
right-of-way line diameter of at least 140 feet.
Q.
Street grades shall not exceed the following, with
due allowance for vertical curves, and with not less than 200 feet
between changes of grade:
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Street Type
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Maximum Grade
(percent)
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|---|---|---|
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Arterial
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4
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Collector
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6
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Minor and marginal-access
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7 (except that grades up to 10% may be permitted
on short runs)
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R.
Sight distance over grades shall not be less than
200 feet. Sight distances around curves shall not be less than 200
feet.
S.
Grades at street intersections shall be held to a
maximum of 3% for a distance of 100 feet in any direction from the
point of intersection of the street center lines.
T.
Street drainage ditch grades shall not be less than
1.0%. Drainage structures and adequate ditches shall be provided by
the owner to prevent ponding or damage to public or private property.
V.
Street names shall be cleared with the Village Planning
Board and with the Village Board of Trustees to avoid duplications
or use of similarly sounding or spelled names. Housing numbers should
follow the standard practice of house numbering in the Village, if
any.
A.
Easements across lots or centered on rear or side
lot lines shall be provided for utilities where necessary and shall
not be less than 20 feet wide.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way of not less than 20 feet in width
conforming substantially with the lines of such watercourse and such
further width or construction, or both, as will be adequate for the
purpose. Parallel streets or parkways may be required in connection
therewith.
C.
If a street is being dedicated in sections, a temporary
turnaround easement of 120 feet in diameter must be granted at its
end. Such easement will be automatically terminated when the street
is extended.
A.
The lengths, widths and shapes of blocks shall be
determined with due regard to:
B.
Block length generally shall not exceed 1,200 feet
nor shall they be less than 300 feet unless unusual topographic conditions
make it impractical to limit said distances, and, under such circumstances,
the Planning Board may vary such distances. Generally, the block depth
shall be at least twice the minimum lot depth permitted in the Zoning
Ordinance.[1]
C.
Intersections with arterial streets should be held
to a minimum and preferably spaced at least 1,200 feet apart.
D.
Pedestrian crosswalks not less than 10 feet in width,
property line to property line, shall be required where deemed essential
to provide circulations or access to schools, playgrounds, shopping
centers, transportation and other community facilities and generally
where block lengths are in excess of 800 feet.
E.
Sidewalks shall be required where deemed essential
to provide circulation or access to schools, playgrounds, shopping
centers, transportation and other community facilities.
A.
The size, width, depth, shape, orientation and yards
of lots shall be not less than specified in the Zoning Ordinance[1] for the district in which the lots are located and shall
be appropriate for the type of development, the use contemplated and
the economic feasibility of the contemplated or future utilities.
B.
Land subject to flooding shall not be platted for
residential occupancy nor for such other uses as may increase danger
to life or property or aggravate the flood hazard.
C.
Residential lot dimensions where not served by public sewer shall be such to meet the requirements of Article VI of this chapter.
D.
In case a tract is subdivided into larger parcels
than ordinary building lots and especially where lots are more than
double the minimum required area for the zoning district, such parcels
shall be arranged so as to allow the opening of future streets, logical
further subdivisions and for the economy of establishing future utilities.
E.
Corner lots for residential use shall have sufficient
extra width to permit appropriate building setback from both streets.
F.
The subdividing of the land shall be such as to provide,
by means of a public street, each lot with satisfactory access to
an existing public street or highway.
G.
Double-frontage and reverse-frontage lots should be
avoided except where essential to provide separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and orientation. A planting screen easement at least
20 feet wide across which there shall be no right of access shall
be provided along the rear line of such lots abutting such a major
traffic artery or other disadvantageous use.
H.
Side lot lines shall be substantially at right angles
or radial to street right-of-way lines.
A.
The owner shall dedicate to the Village land usable
for recreational purposes equal in size to 5% of the owner's tract.
This land shall be used by the Village for parks, playgrounds or for
other specific public recreational uses as deemed desirable by the
Planning Board. However, if the Planning Board should consider an
owner's tract too small and that the dedication of 5% of the total
area is not of a size that would make it usable for a public purpose,
the Village Board of Trustees shall direct the owner to make a monetary
payment to the Village in lieu of land. This payment must be equal
to 5% of the market value of the total tract prior to subdivision
and can not be used by the Village for any purpose other than the
purchase or improvement of land to be used for such public uses serving
the neighborhood as indicated above.
B.
Usable areas or areas bordering streams, lakes or
other watercourses can be given special consideration by the Planning
Board in excess of the five-percent minimum. The Planning Board may
recommend that the Village Board of Trustees accept these areas as
a gift or purchase them should they be desirable for public open spaces.
C.
Where such sites and open spaces are not shown on
the Comprehensive Plan 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 neighborhood unit
developments, the Planning Board may recommend that the Village Board
of Trustees require the dedication or reservation of areas in excess
of the five-percent minimum. Under such conditions a monetary payment
at fair-market value prior to subdivision will be made to the owner
to compensate his/her loss in excess of the five-percent contribution.
A.
Existing trees within the subdivision shall be preserved insofar as is possible, and an appropriate overlay of the preliminary plat showing the proposed location and species of street trees to be retained and those to be cut down shall be submitted as described in Article IV of this chapter (see also Article VI of this chapter).
B.
Street trees not less than one on the front of each lot and not more than 50 feet apart between street intersections nor more than 60 feet from a street intersection shall be required in new subdivisions whenever there are no existing woodlands unless exempted by the Planning Board. Before the trees are planted, an appropriate overlay of the preliminary plat as described in Article IV of this chapter shall be submitted to the Planning Board for study and recombination, and the Board shall prevent the planting of certain species that are subject to pests or disease or which might eventually tend to become nuisances.
C.
No trees, hedges, shrubs, series of walls, etc., shall
be placed within the street right-of-way or permitted outside a corner
radius of 50 feet which would obstruct vision from motor cars.
