The following standards and requirements shall apply to all
new subdivisions of land, and they shall be interpreted to encourage
and facilitate better physical quality within this area.
The location and width of all streets shall conform to the Official
Plan for streets and thoroughfares that have been adopted pursuant
to the requirements of the state statutes for the Village.
The arrangement, character, extension, width and location of
all streets shall be considered in their relationship to existing
and planned streets, to reasonable circulation of traffic within the
subdivision and adjoining lands, to topographic conditions, to runoff
of stormwater, to public convenience and safety, and in their appropriate
relationship to the proposed uses of the area to be served.
A.
Width of streets and alleys.
(1)
All right-of-way widths shall conform to the following dimensions:
(a)
Major thoroughfares: 120 feet (or less as shown on the Village
Plan).
(b)
Collector streets: 60 feet minimum.
(c)
Minor streets: 50 feet minimum.
(d)
Dead-end streets: 50 feet minimum (cul-de-sac).
(e)
Marginal access streets: 50 feet minimum.
(f)
Alleys: 20 feet minimum.
(g)
Pedestrianways: 30 feet minimum.
(2)
Right-of-way width of major traffic arteries, including interstate
and limited-access routes, parkways and major and secondary thoroughfares,
shall be in accord with the more restrictive state, county, township
or Village plans having legal jurisdiction over said right-of-way
width.
B.
Alignment and continuation. Where streets are not a part of the Official
Plan, or the plan of another agency having jurisdiction noted above,
the arrangement of the streets in a subdivision shall provide for
the alignment and continuation of the appropriate extension of existing
principal streets in surrounding areas or shall conform to an approved
plan for the neighborhood which meets a particular situation where
topographic or other conditions make continuance of, or conformance
to, existing streets impracticable.
C.
Additional width of existing streets. Subdivisions that adjoin existing
streets shall dedicate additional right-of-way if necessary to meet
the minimum street width requirements set forth in this section as
follows:
(1)
The entire additional right-of-way shall be provided where the subdivision
is on both sides of the existing street.
(2)
When the subdivision is located on only one side of an existing street,
1/2 or more of the required additional right-of-way shall be provided
as deemed necessary by the Planning Commission and the Village Engineer.
D.
Minor streets. Minor streets shall be so aligned that their use by
through traffic will be discouraged.
E.
Cul-de-sac and temporary dead-end streets.
(1)
Culs-de-sac shall not be more than 500 feet in length (measured from
street of origin to end of right-of-way) unless necessitated by some
unusual conditions of topography. They shall be provided at the closed
end with a circular right-of-way of at least 120 feet in diameter
for turning movements. The entering and exiting radius for the turnaround
right-of-way shall be at least 25 feet.
(2)
Temporary dead-end. Where it is necessary to provide for street access
to adjoining property not yet subdivided, proposed streets shall be
extended by dedication to the boundary of such unsubdivided property.
Such temporary dead-end streets that serve more than four lots shall
be provided with a temporary turnaround right-of-way having a right-of-way
diameter of 100 feet. The entering and exiting radius for the temporary
turnaround shall be at least 25 feet.
F.
Marginal access streets. Marginal access streets shall be located
in the rights-of-way of the limited access route or thoroughfares.
Additional land for right-of-way, needed to secure designated width
(measured from the center line of the established street) for thoroughfares
shall be reserved in the subdivision plat.
G.
Half streets. Half streets shall be prohibited, except where essential
to reasonable development of the subdivision in conformity with other
requirements of the regulations and when the Planning Commission finds
that it will be practicable to require the dedication of the other
half when the adjoining property is subdivided.
H.
Private streets and reserve strips. There shall be no private street
platted in any subdivision. Every subdivided lot shall be served from
a publicly dedicated street. There shall be no reserve strips controlling
access to streets, and there shall be no reserve strips or areas enabling
access to interior lots from streets in residential subdivisions.
I.
Alleys. Alleys are not permitted in residential areas unless deemed
necessary by the Planning Commission. Service access or alleys may
be required to some or all lots to be used for business and industrial
development.
J.
Pedestrianways. Pedestrianways with a minimum width of 30 feet shall
be provided to facilitate pedestrian movement in the neighborhood.
Such way is required in all blocks that are more than 800 feet long
and for access to community facilities that do not have pedestrian
access from two or more streets.
K.
Restriction of access. It is recommended that provisions be made
to separate through and local traffic thus providing for residential
properties, and to serve proposed residential lots that abut thoroughfares
and highways by providing:
L.
Railroad crossings. Where a subdivision abuts a railroad right-of-way,
the number of streets crossing the railroad shall be kept to a minimum
and shall be located to facilitate grade separation.
M.
Street names. A proposed street, which is in alignment with and joins
an existing and named street, shall bear the name of the existing
street. The use of the suffix "avenue," "boulevard," "court," "drive,"
"driveway," "place" or "street" or similar description shall not be
deemed a sufficient distinction between names of a street having a
common prefix. The Sangamon County E911 Coordinator will review all
street names.
N.
Driveways. The appropriate highway authority having jurisdiction
of the street or thoroughfare shall approve all access for driveways
to a street or thoroughfare.
B.
Street jogs. Street center line offsets shall not be less than 150
feet.
C.
Intersections. Street intersections shall be as nearly at right angles
as is possible, and no intersections shall be at an angle of less
than 60°.
D.
Horizontal curves. Street center lines that deflect from each other
at any one point by more than 10° shall be connected by a curve
with a radius of not less than 300 feet for collector streets and
150 feet for minor streets, provided that a three-hundred-foot stopping
sight distance is established. Tangents of at least 50 feet in length
shall be introduced between reverse curves on and between collector
streets.
E.
Vertical curves. Different connecting street gradients shall be connected
with vertical parabolic curves. Minimum length in feet of these curves
shall provide a stopping sight distance of not less than 300 feet
with an eye height of 3.75 feet and an object height of six inches
to be met in calculation.
F.
Drainage. Storm sewers, culverts and related installations shall
be provided to permit unimpeded flow of natural watercourses, to drain
all low points along streets, and to intercept stormwater runoff along
streets at intervals reasonably related to the extent and grade of
the area drained. In the design of storm sewage installations, special
consideration shall be given to avoidance of problems, which may arise
from concentration of stormwater runoff over adjacent properties.
Stormwater detention shall be provided for the ten-year and one-hundred-year
storm event.
G.
Design standards. The Village Engineer shall establish other detailed
street standards not specifically covered in these subdivision regulations.
H.
Streetlight spacing. The spacing for streetlights shall be 160 feet
to 180 feet on alternating sides of the streets. Streetlights shall
be placed on property lines. If the lot widths are such that the above-mentioned
requirements cannot be met, it will be the responsibility of the subdivider
to request a variance on the streetlight spacing. In addition, streetlighting
must be approved by the Director of Public Works or other authorized
Village Official with the existing streetlights.[1]
A.
Easements with a minimum width of 20 feet shall be provided for any
overhead or underground utility service, including stormwater drainage
where necessary in or over undedicated land. Insofar as possible,
easements shall be located at the front of each lot and along such
lines as to provide continuity of alignment from block to block.
B.
Where a subdivision is traversed by a watercourse, drainageway, or
stream, there shall be provided a drainage easement conforming substantially
to the lines of such watercourse. It shall include an additional area,
20 feet wide, adjoining both edges of the established area that has
been affected by damaging floodwaters, as certified by the subdivider's
engineer.
In residential subdivisions, blocks shall not be less than 400
nor more than 1,400 feet in length, measured along the greatest dimension
of the enclosed block area. In blocks over 800 feet in length, the
Planning Commission will require a pedestrianway and crosswalks through
such block to facilitate pedestrian movement and to provide more direct
access to schools, parks or other facilities. Blocks shall be wide
enough to allow lots of a minimum depth of 100 feet. Blocks must fit
readily into the overall plan of the subdivision, and the design must
evidence consideration of lot planning, easy traffic circulation and
provide space for public land uses as may be needed in the neighborhood.
All lots shall have the minimum width and areas required by
Chapter 320, Zoning, except that where on-site sewage disposal and/or
water supply are proposed, the following additional requirements regarding
lot width and area must be observed to protect the public health and
welfare.
A.
For areas without public sewer and water.
(1)
In residential subdivisions where only a public sanitary sewer system
is provided, lots for single-family detached dwellings shall have
a minimum area of 10,000 square feet and minimum lot frontage of 60
feet at the building line.
(2)
In residential subdivisions where only a public water system is provided,
lots for single-family detached dwellings shall have a minimum size
of 20,000 square feet and a minimum frontage of 80 feet at the building
line, provided that the subdivider must prove to the satisfaction
of the Planning Commission that the soil and the lot area for a private
sewage disposal system is suitable for the absorption of effluent
without contamination of any drinking water supply or creating undesirable
sanitary conditions. The Sangamon County Department of Public Health
shall approve the type of private sewage disposal system to be installed
and inspect the installation of the proposed private sewage disposal
system.
(a)
Percolation test. The use of a percolation test to determine
the suitability of the soil to accept effluent from a septic system
will no longer be allowed. A soil analysis shall be used in accordance
with the requirements of the Sangamon County Department of Public
Health.
(b)
Ground water and other obstructions. The maximum elevation of
the ground water table should be at least four feet below the surface.
Rock formation or other impervious strata should be at a depth greater
than four feet below the bottom of the trench or seepage pit. In general,
all subsurface absorption systems should be kept at least 100 feet
from any water supply well, 50 feet from any stream or watercourse,
20 feet from dwellings and 10 feet from property lines. Unless these
conditions are met, the Planning Commission may recommend that the
site is unsuitable for subsurface sewage-disposal systems.
(3)
In residential subdivisions where individual sanitary sewers and
wells, including but not limited to aeration systems and septic tanks,
are to be provided, lots for single-family detached dwellings shall
have a minimum area of 43,560 square feet or one acre and a minimum
lot frontage of 150 feet at the building line.
B.
Side lines of lots shall be at right angles or radial to the street
line or substantially so. Along curvilinear street lines, side lines
or lots formed by radial projections shall form a lot having not less
than 20 feet across the rear property line.
C.
Butt lots shall be platted 10 feet wider than the average interior
lot in developments containing lots less than 10,000 square feet in
area.
D.
The building setback lines shall conform to the front yard setback
lines set forth in Chapter 320, Zoning.
E.
Double frontage lots shall not be permitted except by Planning Commission
approval in instances where 1) the lot backs upon a thoroughfare and
2) topographic or other conditions make subdividing otherwise unreasonable,
then such double frontage lots shall have an additional depth of at
least 20 feet for a protective screen planting on one frontage.
F.
Lots abutting upon watercourses, drainageways, channels or streams
shall have an additional depth or width, as required, to provide an
acceptable building site.
Subdividing land for commercial and industrial use on a lot-by-lot
basis shall be discouraged.
