The following planning and design standards shall be complied with and
no higher standard may be required by the Planning Board except where it finds
that because of exceptional and unique conditions of topography, location,
shape, size, drainage or other physical features of the site, or because of
the special nature and character of surrounding development, the minimum standards
specified herein would not reasonably protect or provide for public health,
safety, or welfare. Any higher standard required shall be reasonable and shall
be limited to the minimum additional improvements necessary to protect the
public health, safety, or welfare.
A.
General planning standards.
(1)
The arrangement, character, extent, width, grade and
location of all streets shall conform to the Official Map and the Comprehensive
Plan, if any, and shall be considered in relation to existing and planned
streets, to topographic conditions, to public convenience and safety, and
in their appropriate relation to the proposed uses of the land to be served
by such streets.
(2)
Where such is not shown in the Comprehensive Plan or
Official Map, the arrangement of streets in a subdivision shall either:
(a)
Provide for the continuation of appropriate projection
of existing principal streets in surrounding areas; or
(b)
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.
(3)
Minor streets shall be so laid out that their use by
through traffic will be discouraged.
(4)
Where a subdivision abuts or contains an existing or
proposed arterial street, the Planning Board may require marginal access streets,
reverse frontage with screen planting contained in a nonaccess reservation
along the real 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.
(5)
Where a subdivision borders on or contains a railroad
right-of-way of 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.
(6)
Reserve strips, controlling access to streets, shall
be prohibited except where their control is placed with the Village under
conditions approved by the Planning Board.
(7)
Intersections of minor streets with arterial or collector
streets shall be held to a minimum to avoid hazard and delay.
(8)
Half-width streets shall be prohibited except where it
is necessary to provide the remaining half of a previously approved half street.
(9)
No street names shall be used which will duplicate or
be confused with the names of existing streets in the Village. Streets that
are extensions of or in alignment with existing named streets shall bear the
names of the existing streets.
(10)
Where the subdivision abuts or fronts on arterial streets,
sidewalks shall be required, and shall be of size and type as approved by
the Planning Board.
(11)
No dead-end streets shall be permitted without a suitable
turnaround. Dead-end streets extending to tract boundary lines which are intended
to connect to future streets in adjoining tracts and dead-end streets within
a tract which are to be extended shall be provided with a temporary turnaround.
Appropriate arrangements shall be made for those portions of temporary turnarounds
outside of street right-of-way to revert to abutting property owners at such
time as streets shall be extended.
(12)
When continuing street lines (projected right-of-way
tangents) deflect from each other at any one point by more than 10º,
they shall be connected by a curve, with a radius at the inner street right-of-way
line not less than 350 feet; where continuous street lines of arterial streets
deflect more than 5º from each other, they shall be connected by a curve
of not less than 800 feet radius.
(13)
Where street grades exceed 5%, gutters should be paved.
(14)
Radius corners or diagonal cutoffs shall be provided
on the property line substantially concentric with or parallel to the chord
of the curb radius corners.
(15)
Where any street intersection will involve topographic
features or existing vegetation inside any lot corner that might create a
traffic hazard through limiting visibility, such ground and/or vegetation
shall be cut and kept cut to a height not exceeding 3 1/2 feet in conjunction
with the grading of the public right-of-way to the extent deemed necessary
to provide adequate sight distance and a vision clearance within the triangle
formed by the street lines and a straight line joining said street lines at
points 50 feet from the point of their intersection.
(16)
Service drives.
(a)
Service drives may be provided in residential, commercial,
and industrial districts, as private accessways.
(b)
Service drive intersections and sharp changes in alignment
shall be avoided, but where necessary, corners shall be cut off sufficiently
to permit safe vehicular movements.
(c)
Dead-end service drives 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.
B.
Design standards for streets.[1]
[1]
Editor's Note: The table of Design Standards for Streets is located at the end of this chapter.
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)
Zoning requirements shall be met as to lot sizes and
dimensions.
(2)
Block lengths shall not exceed 1,200 feet, nor be less
than 400 feet; blocks abutting on designated arterial streets shall be no
less than 1,000 feet in length and may exceed 1,200 feet.
(3)
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.
(4)
The minimum block width for two tiers of lots shall be 250 feet, or twice the minimum depth as specified in Chapter 160, Zoning.
(5)
Where double frontage lots are necessary the minimum
block width shall be 150 feet.
A.
General planning standards.
(1)
The lot size, width, depth, shape, or orientation shall
be appropriate for the location of the subdivision and for the type of development
and use proposed.
(2)
Side lot lines shall be substantially at right angles
or radial to street lines.
(3)
Double frontage and reverse frontage lots shall be avoided
except where essential to provide separation of residential development from
traffic arteries or 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.
(4)
The subdivision plan 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 final plan approval.
(5)
Corner lots and lots adjacent to pedestrian crosswalks
shall have extra width or at least 10 feet to permit appropriate building
setback from and orientation to side streets or crosswalks.
Reasonable requirements for the preservation of outstanding natural
features may be specified. These include large trees or groves, water courses
and falls, historic spots, exceptional views, and similar irreplaceable assets
in which there is general public interest.
A.
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 designated Engineer of the Village or Village Planning
Board.
B.
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 area of such watercourse.
C.
Right-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.
A.
Where a proposed park, playground, school or other public
use shown in a Comprehensive Plan is located in whole or in part in a subdivision,
the Planning Board may require the dedication or reservation of such area
within the subdivision in those cases in which the Planning Board deems such
requirements to be reasonable.
B.
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 not anticipated in the Comprehensive
Plan, the Planning Board may require the dedication or reservation of such
other areas or sites of a character, extent, and location suitable to the
needs created by such development for schools, parks, and other neighborhood
purposes.
C.
Where a dedication is required, it shall be accomplished
as follows: The subdivider shall dedicate one acre of usable land for each
100 dwelling units to be provided in his subdivision and permitted under the
existing zoning regulations. Where such dedication would amount to less than
two acres the subdivider shall in lieu thereof pay a fee to the Village for
each lot in his subdivision, to be computed as follows: 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 100 dwelling units equals the
fees per lot. Moneys received by the municipality from such payments shall
be placed in a parkland acquisition fund, such monies to be expended for acquiring
parklands within 1/2 mile of any point of the subdivision.
D.
Unusable areas or areas bordering streams, lakes, or
other watercourses can be given special consideration by the Planning Board
in excess of the minimum. The Village may accept these areas as a gift, or
purchase them should they be desirable for public open spaces.
E.
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 developments, the Planning Board may require the dedication
or reservation of areas in excess of the minimum dedication.
