[1983 Code]
Subdivisions and subdivision plats shall conform to the following
design standards.
[1983 Code]
The arrangement, character, extent, width, grade and location
of all streets shall conform to the Official Plan 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 storm water; to public convenience and safety;
and, in their appropriate relations to the proposed uses of the area
to be served.
[1983 Code]
A.
All right-of-way widths shall conform to the following minimum
dimensions:
|
Type
|
Minimum Dimension
(feet)
|
|---|---|
|
Collector streets
|
70
|
|
Minor streets
|
66
|
|
Cul-de-sac streets
|
60
|
|
Marginal access streets (without intersecting streets)
|
40
|
|
Marginal access streets (with intersecting streets)
|
50
|
B.
Right-of-way widths and other design standards of major trafficways,
including freeways, parkways, major and secondary thoroughfares, shall
be in accordance with those designated on the Official Plan of the
Village and environs and federal, state or county authorities having
jurisdiction.
C.
Tangents of at least 50 feet in length shall be introduced between
reverse curves on collector streets.
D.
Where there is a deflection in horizontal center lines within
a given block at any given point in excess of 10°, a curve shall
be inserted with a radius of not less than:
|
Type
|
Radius
(feet)
|
|---|---|
|
Collector streets
|
300
|
|
Minor streets
|
150
|
E.
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.
F.
Minor streets shall be so aligned that their use by through
traffic will be discouraged.
G.
Street jogs with center line off-sets at intersections of less
than 150 feet shall be avoided.
H.
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.
I.
Alleys are not permitted in residential areas, unless deemed
necessary by the Plan Commission.
J.
A cul-de-sac street in a single-family residential district
shall be not more than 500 feet in length, measured along the center
line from the street of origin to the end of its right of way; provided,
however, that no more than 15 lots shall abut the cul-de-sac street.
In multiple-family residential districts, such streets shall not exceed
300 feet in length. Each cul-de-sac shall have a terminus of nearly
circular shape with a minimum diameter of 100 feet.
K.
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 Board of Trustees
finds it will be practical 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.
L.
Provision shall be made for vehicular and pedestrian access
to residential property abutting arterial streets either by providing
marginal access streets, or by backing lots to the arterial street
and providing access by a collector, minor or cul-de-sac street one
lot depth removed. A dedicated, nonaccess fence strip shall be provided
along the rear property line which abuts an arterial street. These
standards are established for the purpose of providing protection
to residential properties and to separate through and local traffic.
M.
Drainage gradients of streets shall be at least 0.4%. Street
grades shall not exceed 5% on collector streets nor 7% on minor streets.
Street grades shall be such as to provide natural surface drainage
of storm water regardless of the presence or absence of storm sewer
facilities. The intent of this requirement is to avoid depressions
greater than one foot in depth along any given street profile which
will flood in flash storms for which storm sewers are inadequate.
N.
Underground drainage systems shall be required when appropriate
to the land as determined by topography and distance from drainage
channels.
[1983 Code]
[1983 Code]
A.
Easements shall be provided for any overhead or underground
utility service where necessary. Such utility easements shall be 7 1/2
feet wide and established at the rear of each lot and along such other
lot lines as to provide continuity of alignment from block to block.
At deflection points in these easements, additional easements shall
be established for pole-line anchors if overhead utility lines are
contemplated.
B.
Where easements are necessary to provide storm water drainage,
such easements shall be at least 10 feet wide and established in the
same manner as utility easements. Where a subdivision is transversed
by a watercourse, drainage way, channel or stream, sufficient right
of way adjacent to and including such watercourse, drainage way, channel
or stream shall be dedicated for public use to allow for maintenance.
Such dedication shall include a strip of land at least 10 feet in
width on both sides of the defined watercourse, drainage way, channel
or stream. All data required concerning such watercourse, drainage
way, channel or stream shall be provided by the subdivider.
[1983 Code]
A.
The maximum lengths of blocks shall be 1,200 lineal feet, and
the minimum length of blocks shall be 250 lineal feet. Pedestrian
ways leading to schools, parks or other common destinations may be
required by the Plan Commission.
B.
The shape of blocks shall be dictated by topographical features,
the basic street system and traffic patterns, lot depths and areas
designated for public and other nonresidential land uses.
C.
Blocks intended for commercial, industrial and institutional
use must be designated as such, and the plan must show adequate off-street
areas to provide for parking, loading docks and such other facilities
as may be required to accommodate motor vehicles.
D.
Where a subdivision borders upon or is transversed by a railroad
right of way or arterial street, the Plan Commission may require a
street (on one or both sides of such right of way or street approximately
parallel to and at a distance removed suitable for the appropriate
use of the intervening land, i.e., park purposes, deep residential
lots with a planting or fence strip established along the rear property
lines, and off-street parking, business or other uses as permitted
by the zoning regulations.[1]
[1]
Editor's Note: See Title 11, Zoning.
[1983 Code]
A.
In general, lots should be as nearly rectangular in shape as
practicable.
B.
Lots within the corporate limits of the Village and in the R
District shall have a minimum area of 7,500 square feet and be not
less than 60 feet in width at the building line. All other provisions
of the zoning regulations of the Village regarding all zoning districts
and land use shall be adhered to.
C.
Corner lots shall be increased in width by 25% over the width
of typical interior lots, except that corner lots need not exceed
75 feet in width. The Plan Commission may make variations in corner
lots to encourage the proper development of intersection design and
traffic safety. On corner lots the building setback line on both streets
shall conform to the building setback line for the adjacent lots in
both directions.
D.
Lots in the unincorporated area for a distance of 1 1/2
miles beyond the Village limits shall conform to applicable provisions
of the Cook County Zoning Ordinance.
E.
Depth of lots shall be not less than 125 feet for interior lots
and 125 feet for corner lots.
F.
All lots for single-family residential use shall abut for at
least 25 feet upon a public street.
G.
Side lines of lots shall be at right angles or radial to the
street line or substantially so.
H.
Double-frontage lots are not permitted except where lots back
upon an arterial street, or upon a body of water in separate or undivided
ownership.
I.
Building setback lines shall conform in all respects to yard
as collectively and specifically defined in § 11-1-3 of
this Code.
[1983 Code]
The Plan Commission may require a buffer planting strip of a
minimum width of five feet with planting in accordance with Village
standards to provide screening where a residential subdivision adjoins
a railroad right of way, an industrial or business area or similar
nonresidential land use.
