The subdivider shall conform to the following principles and
standards of land subdivision in the design of each subdivision or
portion thereof.
A.
The arrangement, character, extent, width and location of all streets
shall be considered in their relation to existing and planned streets,
to reasonable circulation of traffic, to topographic conditions, to
run-off of stormwater, to public convenience and safety, and in their
appropriate relation to the proposed uses of the land to be served
by such streets. Wherever possible and necessary, the arrangement
of streets in new subdivisions shall provide for the continuation
of existing streets in adjoining areas. Where adjoining unsubdivided
areas may be subdivided, the arrangement of streets in a new subdivision
shall make provision for the proper projection of streets into adjoining
areas by carrying the new streets to the boundaries of the new subdivision
at appropriate locations. No building shall be allowed in areas within
a projected street continuation. In no case shall land be subdivided
in such a manner that adjoining property be denied access.
B.
Where subdivision streets or rights-of-way are continuations or extensions
of existing streets or rights-of-way, the width thereof shall be of
the same or greater width as the existing street or right-of-way,
except that in no case shall the street or right-of-way in the subdivision
be of less width than the minimum as provided herein. Dedication of
half or portions of a street shall be discouraged, but may be permitted
whenever there is no other logical method of platting. Reserve strips
of any type shall not be allowed.
C.
All streets in the City shall be public streets dedicated to, owned
and maintained by the City except where the City Council of the City
shall, by ordinance (which ordinance may include an ordinance approving
a final subdivision plat), allow and permit streets in a subdivision
to be and remain private streets to be owned and maintained by a homeowners'
association or the owners of the property on which the streets are
located.
[Added 2-18-2002 by Ord.
No. 2033]
(1)
Where private streets are allowed by ordinance in the City,
the streets must, nevertheless, meet the street design requirements
of the Subdivision Code of the City of Columbia, Illinois, from time
to time in effect, including § 300-4.3 of the City's
Subdivision Code, as from time to time amended.
(2)
Where private streets are allowed by ordinance in the City,
the City may require that there be a homeowners' association
created to own and maintain the private streets in the subdivision
and other common areas in the subdivision and that the right-of-way
for private streets in the subdivision be conveyed to and owned and
maintained by the homeowners' association. The City may also
require that the City has a right to enforce subdivision restrictions
applicable to the homeowners' association with regard to maintenance
of private streets in the subdivision and that the City and/or the
homeowners' association shall have liens against individual properties
in the subdivision to enforce subdivision restrictions regarding the
maintenance of private streets in the subdivision.
(3)
Blanket easement.
(a)
Where private streets are allowed by ordinance, the City and
public utilities providing municipal and public utility services to
a subdivision which has private streets shall be provided and shall
have a blanket easement in, over, under, upon, along and across all
private streets and private common driveways and parking areas within
the subdivision for the operation, maintenance, repair, replacement,
and customary servicing of all electricity and telephone lines and
of all sanitary sewers, storm sewers and other storm drainage structures
and water main systems, and other public utilities, including cable
television lines, and for any entity to which the City would grant
a franchise to use the easement associated with the private street,
which blanket easement may be provided by dedication in favor of the
City and all of the involved public utility companies now or in the
future receiving a City franchise and their respective officers, employees,
and agents, together with related emergency and service vehicles and
equipment. The dedication may be by a certificate of dedication imprinted
on a final subdivision plat approved by the City.
(b)
A sample form of blanket easement for inclusion on a dedication
(by subdivision plat or otherwise), for a subdivision which has private
streets may be as follows:
|
"A permanent nonexclusive easement is hereby reserved for and
granted to the City of Columbia, Illinois (the "City"), and to all
public utility companies and other companies of any kind operating
under franchise granting them easement rights from the City, including
but not limited to Illinois Power Company, Harrisonville Telephone
Company, Charter Communications Cable Television Company, and to their
successors and assigns, in, on, across, over, under, and through the
areas labeled "utility easements" on the attached plat of subdivision
for the purpose of installing, constructing, inspecting, operating,
replacing, redoing, altering, enlarging, removing, repairing, cleaning,
and maintaining electric, gas, telephone, or other utility lines or
appurtenances, sanitary sewers, storm sewers, water mains, and any
and all manholes, hydrants, pipes, connections, catch basins, buffalo
boxes, and, without limitation, such other installations as may be
required to furnish public or municipal utility services or other
franchise services to the attached area, and such appurtenances and
additions thereto as the City and utilities may deem necessary, together
with the right of access across the lots and real estate included
in the attached plat of subdivision for the necessary persons and
equipment to do any or all of the above work. The right is also granted
to the City and utilities to cut down, trim, or remove any trees,
shrubs, or other plants that interfere with the operation of or access
to the sewers or, without limitation, utility installations in, on,
across, under or through the blanket easements. No permanent buildings
or trees shall be placed on the easements, but the easements may be
used for streets or other purposes that do not interfere with the
aforementioned uses and rights of the City and utilities. If an easement
is used for potable water transmission lines, storm or sanitary sewers,
other utility installations shall be subject to the prior approval
of the City so as not to interfere with the municipal facilities.
Any utility that fails to obtain prior approval from the City prior
to utility installation may be required by the City to relocate its
utility installations at its expense."
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The following street design requirements shall also be met when
planning the street network:
A.
Streets shall intersect, as nearly as possible, at right angles.
B.
Land access street curb intersections shall be rounded by radii of
at least 15 feet; intersections involving collector streets shall
have radii of not less than 25 feet.
C.
Street jogs with center-line offsets of less than 125 feet are prohibited.
D.
Unless topography indicates a need for a greater length, dead-end
streets shall be no longer than 500 feet and shall terminate in a
circular open space having a radius at the outside of the pavement
of at least 35 feet and a diameter at the outside of the right-of-way
of at least 100 feet.
E.
Land-access streets shall be designed so as to discourage through
traffic.
F.
No land-access street grade shall be in excess of 12% and no collector
street grade shall be in excess of 8%, except as otherwise approved
by the City Council due to adverse topographic conditions. For adequate
drainage, the minimum grade shall not be less than 1/2 of 1%.
G.
The City Council shall not approve streets which will be subject
to frequent inundation or flooding.
H.
Alleys provided shall be at least 15 feet wide and shall be constructed
according to City standards. Alley intersections and sharp changes
in alignment shall be avoided, but, where necessary, corners shall
be designated to permit safe vehicular movement. A dead-end alley
shall have an adequate turnabout facility at its termination.
I.
Dead-end alleys and private drives shall not be permitted, except
that dead-end alleys may be permitted where provided with adequate
turnaround facilities at the dead end, or where such dead-end alleys
provide the only access to off-street parking or loading spaces.
J.
Alleys, where permitted, shall have a right-of-way of not less than
20 feet.
K.
The minimum rights-of-way and pavement surface width requirements
for streets shall be as follows:
[Amended 12-20-1999 by Ord. No. 1809; 2-7-2005 by Ord. No. 2325]
|
Street Classification
|
Width of Surface (A)
(feet)
|
Width of Right-of-Way
(feet)
| |
|---|---|---|---|
|
Arterial street
|
(B)
|
(B), (D)
| |
|
Collector street
|
(B)
|
(B), (D)
| |
|
Local street
| |||
|
R-1 and R-2 Zoned Districts
|
30 (C)
|
50 (D)
| |
|
R-3 through R-7 Zoned Districts
|
36 (C)
|
50 (D)
| |
|
C-1 through C-3 Zoned Districts
|
34 (C)
|
50 (D)
| |
|
I-1 Zoned Districts
|
36 (C)
|
60 (D)
| |
|
OP-1 Zoned Districts
|
30 (C)
|
50 (D)
| |
|
A-1 and S-1 through S-3 Zoned Districts
|
34 (C)
|
50 (D)
| |
|
BP-1 Zoned Districts
|
36 (C)
|
60 (D)
| |
|
BP-2 Zoned Districts
|
36 (C)
|
60 (D)
| |
|
CP Zoned Districts
|
36 (C)
|
75 (D)
| |
|
Cul-de-sac (turnaround)
|
70 diameter
|
100 (D) diameter
| |
|
Notes:
| |
|---|---|
|
(A)
|
Measured from the back of the curb to the back of the curb.
|
|
(B)
|
Design and construction of arterial and collector streets shall
conform to the Illinois Department of Transportation Design and Construction
Policies, Standards, and Specifications.
|
|
(C)
|
Where a street is a continuation or extension of an existing
street and/or right-of-way, the width thereof shall be of the same
or greater width as the existing street and/or right-of-way being
extended.
|
|
(D)
|
A permanent easement on adjoining private property on each side
of the road right-of-way shall be provided for utilities, telecommunication
services and drainage. The minimum width of said easement shall be
15 feet; except in CP Zoned Districts the minimum easement width shall
be 20 feet.
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L.
Intersection of more than two streets at one point shall be avoided.
M.
Where the subdivision abuts on or contains an existing or proposed
major street, the Commission may require that marginal-access streets
be provided in order that no lots front on such existing or proposed
major street.
N.
Wherever the Illinois Department of Transportation or the County
has gone on record as desiring the relocation and/or construction
of a new highway or road, the subdivider shall reserve rights-of-way
for the construction of such highways or roads with right-of-way alignments
and widths as prescribed by the appropriate jurisdictional agency.
O.
Sidewalks.
(1)
Where
sidewalks are required as part of the development, five feet shall
be included on each side within the appropriate street right-of-way.
[Amended 11-7-2016 by Ord. No. 3290]
(2)
Sidewalks are required near schools, shopping areas and similar
areas, and where, in the opinion of the City Council, sidewalks would
add to the safety of the inhabitants of the subdivision.
P.
Whenever any subdivision adjoins or is traversed by an Illinois highway
and/or county road, the Plan Commission, upon the recommendation of
the Department of Transportation and/or the County Board, may require
the reservation of a service road with minimum right-of-way of not
less than 60 feet, in the instance of adjoinment, parallel to the
highway or road, with connections at locations that are jointly approved
by the Plan Commission and the Illinois Department of Transportation
or the County Board, whichever has jurisdiction, or in the instance
where such highway and/or road traverses the subdivision, not less
than 50 feet from the center line of such highway and/or road.
Q.
If any tract of land or any part thereof proposed for subdividing
lies adjacent to any highway over which the Illinois Department of
Transportation or the County Board has jurisdiction, and an access
is desired from such highway to any lot, street, roadway, alley or
otherwise in such proposed subdivision, then the subdivider shall
be required to obtain and submit to the City Clerk's office a
written permit from the Illinois Department of Transportation or the
County Board, whichever has jurisdiction, granting permission to construct
such access way.
R.
In order to provide adequate traffic circulation and to ensure adequate
access to developed areas, collector streets shall be provided at
approximately one-half-mile intervals, with the exact right-of-way
location to be determined by the Plan Commission.
S.
Portland cement concrete street paving, curbing and guttering shall
be required on both sides of public streets in R-2, R-3, R-4, R-5
and R-6 Districts (One-Family Dwelling Zoning Districts) and in R-7
Districts (Multifamily Dwelling Zoning District) in the City. In an
R-1 District (One-Family Dwelling Zoning District), public street
curbing and guttering shall be of Portland cement concrete construction.
The paving may either be of Portland cement concrete construction
or of oil-and-chip construction.
[Added 5-3-1999 by Ord.
No. 1785]
If the subdivision is to be developed within 1,000 feet of the
center line of an existing or planned highway, with a fifteen-year
projected average daily volume in excess of 2,000 vehicles, the Plan
Commission, in consultation with the Illinois Department of Transportation,
may require the developer to conform with additional setback and access
requirements or provide adequate buffering.
Easements of not less than 10 feet in width shall be provided
on each side of all rear lot lines, and along side lot lines where
necessary for storm and sanitary sewers, gas, water and other means
and for electric and telephone lines or for other public utilities.
Easements of greater width may be required along or across lots when
necessary for the extension of main sewers or other utilities or where
both water and sewer lines are located in the same easement. A two-foot
easement shall be required on one side of and adjacent to an alley
to accommodate pole lines.
A.
Adequate easements for stormwater drainage shall be established along
any natural drainage, channel and in such other locations as may be
necessary to provide satisfactory disposal of stormwater from streets,
alleys and all other portions of the subdivision. The location and
minimum widths of such easements shall be determined by the City Engineer.
B.
No structure shall be placed or erected in any easement for utility
or drainage purposes or within the right-of-way of any streets, except
at the owner's risk as to all costs for demolition, removal,
and/or reconstruction, and the proper authorities may have free access
to and use of the easements at any time.
No block shall be longer than 1,300 feet or less than 600 feet
in length. In addition, the following requirements shall be met:
A.
All blocks, whenever it is deemed essential by the Plan Commission
to provide access to schools, playgrounds, shopping centers and other
community facilities, shall have a crosswalk with a right-of-way of
at least 10 feet in width near the center of the block.
B.
The length, width and shapes of blocks shall be determined with due
regard to building sites, land use, zoning requirements, access, safety
and convenience.
Lot area and dimensions shall conform to the requirements of
the applicable district of the City Zoning Code. In addition, the
following requirements shall be met:
A.
Lot dimensions shall conform to the requirements of the applicable
district of the Zoning Code.
B.
The lot arrangement and design shall be such that all lots will provide
satisfactory and desirable building sites, properly related to topography
and the character of surrounding development.
C.
All side lines of lots shall be at right angles to straight street
lines and radial to curved street lines, except where a variation
of this rule will provide a better street and lot layout.
D.
All remnants of lots below minimum lot area size left over after
subdividing a larger tract shall be added to adjacent lots, rather
than being allowed to remain as unusable land.
E.
Lots with double frontage should be avoided where possible. Corner
lots and lots with double frontage shall have extra width sufficient
to permit the establishment of front building lines on both the adjoining
streets.
F.
The subdividing of the land shall be such as to provide each lot
with satisfactory access to a public street.
G.
Lots shall be graded by the developer so as to provide drainage away
from building locations.
H.
In the subdividing of any land, due regard shall be shown and taken
for all natural features, such as tree growth, wetlands, steep slopes,
watercourses, historic spots, or similar conditions, and plans adjusted
to preserve those which will add attractiveness, safety and stability
to the proposed development. (See also §§ 300-4.11
and 300-4.12.)
The owner(s) may convey title to lots in the improved portions
of the subdivision, provided that streets, storm and sanitary sewers,
and sewage treatment facilities are designed and built to serve the
entire area or are initially developed in such a manner that they
can easily be expanded or extended so as to serve the entire development.
When a school board, park board or governing body of the county
or the City goes on record as desiring to purchase ground in the subdivision
for a school, park, or other public purpose, such area shall be reserved
for acquisition within a twelve-month period. If, within this twelve-month
period, an acquisition price cannot be agreed upon or condemnation
proceedings have not been instituted, the owner or subdivider may
subdivide, sell, or dispose of said ground.
No plat shall be approved for any subdivision which is subject
to flooding as defined in the City Zoning Code, unless said plat conforms
to the applicable requirements of said Zoning Code.
A.
No plat shall be approved for any subdivision or part thereof which
is subject to periodic flooding or which contains inadequate drainage
facilities or which makes adequate drainage of streets impossible.
However, if the subdivider agrees in writing to make improvements
at his expense which will, in the opinion of the Plan Commission,
make the area safe for human occupancy and use and further provide
adequate drainage for streets, then the preliminary and final plat
may be approved.
B.
Stormwater drainage shall be discharged to marshlands, swamps, retention
basins or other treatment facilities. Diversion of stormwater to marshlands
or swamps shall be considered by the Plan Commission for existing
or planned surface drainage. Marshlands and swamps used for stormwater
shall provide for natural or artificial water level control.
C.
No existing ditch, stream, drain or drainage canal shall be deepened,
widened, filled, rerouted or filled without written permission from
the City Engineer.
D.
Where artificial channels must be constructed to augment the natural
drainage system, such channels, as well as the natural drainageways,
may be planned as part of a recreation trail system. Channels shall
be designed to be aesthetically compatible for recreational trail
use.
E.
The drainage system shall be constructed and operational during construction;
or as approved by the City Engineer.
F.
The natural drainage system shall be used, as far as is feasible,
for the storage and flow of runoff.
The following erosion and sediment control standards shall apply
in the subdivision and construction of land areas:
A.
The development shall conform to the natural limitations presented
by topography and soil so as to create the least potential for soil
erosion.
B.
Natural plant covering shall be retained and protected so far as
is consistent with developing the site.
C.
When soil is exposed, the exposure shall be for the shortest feasible
period of time.
D.
Land shall be developed in increments of workable size such that
adequate erosion and siltation controls can be provided as construction
progresses. The smallest practical area of land shall be exposed at
any one period of time.
E.
Erosion and siltation control measures shall be coordinated with
the different stages of development. Appropriate control measures
shall be installed prior to development when necessary to control
erosion.
F.
Provision shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development.
G.
Sediment basins, debris basins, desilting basins, or silt traps shall
be installed and maintained to remove sediment from runoff waters
undergoing development.
H.
Temporary vegetation or, where appropriate, mulching or other nonviable
cover shall be used to protect areas exposed during development.
I.
Where the topsoil is removed, the developer shall, either by replacing
such topsoil or by planting the first grass seeding, restore the developed
area to as near the condition preceding the removal of such topsoil
as possible.
J.
Permanent, final plant covering or structures shall be installed
as soon as possible.
With respect to tree removal(s) and conservation of vegetation,
all subdivisions shall be planned, designed, constructed and maintained
so that:
A.
Existing, healthy trees and native vegetation on the site are preserved
to the maximum extent feasible and are protected by adequate means
during construction.
B.
Existing native vegetation is not disturbed, injured or removed prior
to site development, except to the extent necessary for the preparation
of the development site.
[Amended 6-5-2017 by Ord.
No. 3328]
C.
Existing trees are preserved within any right-of-way when such trees
are suitably located, healthy, and when approved grading allows.
D.
No slash, dead trees, or uprooted stumps remain after development.
[Amended 8-5-2002 by Ord.
No. 2076]
Fences used for any purpose shall conform to the following:
A.
No barbed-wire or other such sharp-pointed fence and no electrically
charged fence shall be erected or maintained in the City.
B.
No permanent fence, retaining wall, or obstruction shall be erected
within any public street or alley right-of-way in the City.
C.
No fences shall be permitted in the front yard of a building lot;
except:
(1)
Where the City Council grants to the property owner a variance
to permit fences in front yards of building lots, which property the
City Council finds to be historically significant; or
(2)
Where the City Council grants to the property owner a variance
to permit replacement of fences located in front yards of building
lots.
D.
Where fences are allowed, no fence shall exceed 72 inches in height,
and such fences shall be at all times properly maintained.
E.
Fences erected on public easements or across ditches shall be constructed
so that drainage shall not be obstructed; and in the event of the
necessity for removal of such fences for maintenance of the easement
or ditch or for other purposes, removal and/or replacement of such
fences or other fence-related improvements shall be the responsibility
of the owners of the fences.
F.
In all zoned districts in the City where fences are installed and
maintained, the fences shall be so constructed and installed as to
create and maintain an open triangular space at the intersection of
streets at a corner lot, free from any kind of obstruction to vision
between the heights of three feet and 12 feet above the established
street grade. The street grade shall be measured at the intersection
of the center lines of the intersecting street pavements. The triangular
space shall be determined and defined by a diagonal line connecting
two points on the back of the curbs where the streets at the intersection
have curbs or from outside of pavement where an intersecting street
does not have curbs. The two points shall be determined and defined
by a prolongation of a line extending from the point of tangency (where
a straight line of the curb or street pavement intersects the point
of the curve where the street or curb changes to a radius at the intersection)
to intersect a similar prolongation of the curb or street pavement
of the intersecting street to the point where the two line extensions
intersect. From that point of intersection, the two points for locating
the diagonal line are established by measuring back and away from
the point of intersection, 15 feet or the distance required to arrive
at the point of tangency where the straight line of the curb or street
pavement changes to a radius, whichever is the longer distance.[1]
[1]
Editor's Note: Original § 34-4-14, Cluster
Development, which followed this section, was repealed 9-8-1998 by
Ord. No. 1689.
