A.
Considerations. In considering an application for approval
of the subdivision and/or development of land, the Board shall be guided by
the standards set forth herein, which shall be deemed to be minimum requirements
for the convenience, health, safety and welfare of the Village.
B.
Character of land. Land to be subdivided and/or developed
shall be of such character that it can be used safely for building purposes
without danger to health or peril from fire, flood or other menace. Land subject
to such hazards shall not be subdivided or developed for residential purposes,
nor for such other uses as may increase the danger to health, life or property
or aggravate a flood hazard, but such land may be set aside for such uses
as shall not involve such danger nor produce unsatisfactory living conditions.
C.
Conformance to Master Plan and Official Map. All subdivisions
and developments shall conform to the Official Map and shall be properly related
to the proposals shown on the Master Plan, if any. The plat shall include
all streets shown on said map and plan which are within the site and such
other streets as the Board may require.
D.
Frontage on improved street. The area proposed to be subdivided and/or developed shall have frontage on and direct access to a street duly placed on the Official Map, and, if such street is private, it shall either be improved to the satisfaction of the Board or a performance bond pursuant to § 232-39 hereof covering such improvement shall be posted.
E.
Preservation of natural cover. Land to be subdivided
and/or developed shall be laid out and improved in reasonable conformity with
existing topography, in order to minimize grading, cut and fill and to retain,
insofar as possible, the natural contours, limit stormwater runoff, and conserve
the natural cover and soil. No topsoil, sand or gravel shall be removed from
any lot shown on any subdivision plat except for the purposes of improving
such lot and for the laying out of streets shown thereon. Topsoil so removed
shall be restored to a depth of six inches and properly seeded and fertilized
on the areas of such lots not occupied by buildings or structures. No excess
topsoil so removed shall be disposed of outside of the boundaries of the Village
except upon the approval of the Board of Trustees of the Village.
F.
Preservation of existing natural features. Existing natural features that enhance the attractiveness of the site and which would add value to residential or other development or to the Village as a whole, such as trees, watercourses, ponds and similar irreplaceable assets, shall be preserved insofar as possible by harmonious design and careful development. The Board may take reasonable modification in standards for layout of streets to accomplish such purposes as well as the objectives noted in Subsection E.
A.
General. The arrangement, character, extent, width, grade
and location of all streets shall conform to the Official Map and to the Master
Plan, if any, and shall be considered in their relation to existing and planned
streets, to existing topography and natural features, to public convenience
and safety, and in their appropriate relation to the proposed uses of the
land to be served by such streets.
B.
Relation to topography. Street layouts and grades shall
be related appropriately to the existing topography, and streets shall be
arranged to obtain as many as possible of the building sites at or above the
grades of the streets. Steep grades shall be avoided as well as combinations
of steep grades and curves.
C.
New streets. Where proposed streets are not shown on
the Official Map or on the Master Plan, if any, such new streets, in addition
to conforming to the construction standards and specifications, shall be of
sufficient width, suitably located, and adequately constructed to accommodate
the prospective traffic, to facilitate drainage, and to afford access for
fire-fighting, snow removal, and road maintenance equipment. All streets shall
be coordinated so as to compose a convenient system and to cause no undue
hardship to adjoining properties.
D.
Arrangement.
(1)
The arrangement of streets shall provide for the continuation
of principal streets between adjacent properties when such continuation is
necessary for convenience, movement of traffic, effective fire protection
or efficient provision of utilities, and also where such continuation is in
accordance with the Official Map or the Master Plan, if any. 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 circular
turnaround shall be provided on all temporary dead-end streets, with the notation
on the plat that land outside the normal street right-of-way shall revert
to abutting owners whenever the street is continued.
(2)
Nonresidential streets. Whenever a street of an area
to be subdivided is designed for professional or business use, or for any
use other than single-family residence, adequate provision shall be made for
off-street loading and unloading and for off-street parking. Off-street parking
facilities may, in the discretion of the Board, be required either on the
street set apart for such nonresidential use or on an area of land adjoining
such street. The Board may require that any parking area may be offered to
the Village for dedication.
E.
Intersections.
(1)
Street jogs with center-line offsets of less than 125
feet shall not be permitted except with the approval of the Board.
(2)
Intersections of streets shall be at angles as close
to 90° as possible. Toward this end, an oblique street should be curved
approaching an intersection and should be approximately at right angles for
at least 100 feet therefrom. Where three or more streets intersect, a turning
circle or other special treatment may be required by the Board. Wherever two
streets intersect at an angle smaller than 75°, the right-of-way returns
and the relation of the gutter grades shall be given special treatment, as
determined by the Board, and islands to channelize traffic may be required.
(3)
Intersections of major streets by other streets shall
be at least 600 feet apart, if possible. Cross (four-cornered) street intersections
shall be avoided insofar as possible, except as shown on the Official Map
or Master Plan, if any. A distance of at least 175 feet shall be maintained
between center lines of offset intersecting streets. Grades shall be limited
to no more than 2% within 50 feet of an intersection.
F.
Treatment along major arterial streets. Where a subdivision
abuts or contains an existing or proposed major street, the Board may require
marginal access streets, reverse frontage with screen planting contained in
a nonaccess reservation along the rear property line, deep lots with rear
service alleys, or such other treatment as may be necessary for adequate protection
of residential properties and for separation of through and local traffic.
G.
Provision for future resubdivision. Where a tract is
subdivided into lots substantially larger than the minimum size required by
the zoning regulations, the Board may require that streets and lots be laid
out so as to permit future resubdivision in accordance with the requirements
contained in these regulations.
H.
Dead-end streets.
(1)
Where a street does not extend to the boundary of the
subdivision and its continuation is not required by the Board for access to
adjoining property, its terminus shall normally not be nearer to such boundary
than 100 feet or the minimum lot depth prescribed by the zoning regulations,
whichever is greater. The Board may require the reservation of appropriate
easements to accommodate future streets, drainage facilities, pedestrian traffic,
utilities, or other public purposes.
(2)
For greater convenience to traffic and more effective
police and fire protection, permanent dead-end streets should, insofar as
possible, be limited in length to 900 feet and shall be provided at the closed
end with a turnaround having an outside roadway diameter of at least 80 feet
and a street property line diameter of at least 100 feet. In zoning districts
which permit lots of less than one acre, the minimum outside roadway diameter
shall be increased to 100 feet and the diameter at the property line shall
be increased to 120 feet.
(3)
Where it is impossible to subdivide a property except
by a dead-end road which is longer than 900 feet, the Board may permit a greater
length.
I.
Design standards for streets. Streets shall meet the
design standards set forth below. In cases where street classification is
not shown on the Official Map or Master Plan, if any, the Board shall determine
the type of street. The standards do not cover major streets which would be
built by the state or county.
(3)
Changes in grade. All changes in street grades shall
be connected by vertical curves of sufficient radius to provide a smooth transition
and proper sight distance, as approved by the Board.
(4)
Tangents. A tangent of at least 100 feet in length shall
be introduced between reverse curves on all streets, except where a greater
length is required by the Board.
(5)
Curves. When the alignment of the street changes more
than 10°, the tangents shall be connected by a curve with a radius of
not less than 200 feet, unless a greater radius is required by the Board to
ensure a proper sight distance.
(6)
Reserve strips. Reserve strips controlling access to
streets shall be prohibited, except where their control is placed in the Village
under conditions approved by the Board.
(7)
Property lines at intersections. Property lines at intersections
shall be established in such a manner as to place within the street right-of-way
the triangular area which is formed by the street lines extended and a straight
line adjoining points on said street lines 30 feet distant from their point
of intersection.
(8)
Street names. All streets shall be named, and such names
shall be approved by the Board. Names shall be sufficiently different in sound
and in spelling from other street names in the Village or adjoining municipalities
so as not to cause confusion. A street which is a continuation of an existing
street shall bear the same name. In general, street names shall conform to
the following classifications:
A.
Utilities. Easements across lots or centered on or adjacent
to rear or side lot lines shall be provided for utilities where necessary
and shall be at least 20 feet wide.
B.
Drainageway. Where a subdivision contains or is traversed
by a watercourse, channel or drainageway, as defined herein, there shall be
provided a stormwater or drainage easement conforming substantially to the
lines of such watercourse, channel or drainageway and including such further
width or construction or both as shall be adequate for the purpose. The Board
may require parallel streets or parkways in connection with such drainageway.
A.
Dimensions and shape. The dimensions and shape of a block
shall be determined with due regard to:
(1)
Provision of adequate building sites suitable to the
special needs of the type of use contemplated.
(2)
Zoning requirements as to lot sizes and dimensions.
(3)
Needs for convenience access, circulation, control and
safety of street traffic.
(4)
Limitations and opportunities of topography and the objectives
of these regulations.
B.
Width. The width of a block shall be at least twice the
minimum lot depth.
C.
Long blocks. In long blocks, the Board may require the
establishment of easements or public ways through the block to accommodate
utilities, drainage facilities, or pedestrian access to community facilities.
A.
General. The lot size, width, depth, shape and orientation
and the minimum building setback lines shall be appropriate for the location
of the subdivision and for the type of development and use contemplated. Lot
shape shall be as nearly regular as is practicable.
B.
Corner lots. Corner lots for residential use shall have
extra width to permit compliance with the front yard setback from both streets.
C.
Double lots. Where lots are more than double the minimum area required by Chapter 275, Zoning, the Board may require that such lots shall be of such dimensions and arrangement as will allow further subdivision and the opening of future streets where necessary to serve potential lots, all in compliance with Chapter 275, Zoning, and these regulations.
D.
Arrangement and access. The lot arrangement shall be
such that there will be no foreseeable difficulty, for reasons of topography
or other conditions, in obtaining building permits to build on all lots in
compliance with applicable regulations and in providing, by means of a street
approved by the Board and upon which each lot fronts, safe driveway access
to building on such lots from an improved street duly placed on the Official
Map.
E.
Lot lines and setbacks. Side lot lines shall be substantially
at right angles to straight streets and radial to curved street lines. Lot
lines shall coincide with municipal boundary lines rather than cross them.
Where extra width has been dedicated for widening an existing street, lots
shall begin at such extra width line, and lot dimensions and setbacks shall
be measured from such line. The Board may, whenever it deems such lines desirable
or necessary, require the showing on the plat of specific setback lines which
may vary from lot to lot, provided that the front setback shall be not less
than the zoning requirement.
F.
Double frontage. Double frontage lots, other than corner
lots, shall be avoided except where deemed essential by the Board in order
to provide separation of residential development from traffic arteries or
to overcome specific disadvantages of topography orientation. An easement,
or reserve strip, at least 20 feet in width and across which there shall be
no right of access shall be provided along the line of lots abutting such
traffic artery or other disadvantageous use, and such easement shall be planted
and maintained as may be approved by the Board.