The subdivision of land - including the arrangement, character, extent, width, grade, and location of all streets, cross-walks, easements, sites for parks, playgrounds, and schools or other land to be dedicated for public use - shall conform to the Comprehensive Plan and Official Map of the Village of Dwight, and approval of design standards shall be considered on the basis of their relation to existing and platted streets, reasonable circulation of traffic within the subdivision and adjacent land, topographic conditions, runoff of stormwater, public convenience and safety, and appropriate relation to the proposed uses of the area to be served.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV)]
A. 
Street arrangement. Where such is not shown on the Comprehensive Plan, and/or Official Map, the arrangement of streets within a subdivision shall either:
(1) 
Continuity. Provide for the continuation or projection of existing principal streets in adjacent areas; or
(2) 
Conformity with plan. Conform to a plan for the area or neighborhood approved or adopted by the Plan Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.
B. 
Street design. All required street right-of-way widths, and pavement widths, curves, gradients and site distances shall be as shown in the accompanying Table of Minimum Standards for Street Design[1]and in accordance with the following:
(1) 
Street logs. Street logs with center line offsets of less than 125 feet shall be avoided.
(2) 
Intersections. 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 and in no case shall a street intersect any other street at less than 60°. An intersection of more than two streets shall not be permitted.
(3) 
Cul-de-sac streets. A cul-de-sac street, in single family residential districts, shall not be more than 500 feet in length, measured along its center line from the point of origin to the end of its right-of-way. In multiple-family residential areas, cul-de-sac streets shall not be permitted. Each cul-de-sac street shall have a terminus of nearly circular shape with a minimum right-of-way diameter of 100 feet and a pavement outside diameter of not less than 80 feet.
(4) 
Median strips. Median strips other than raised center curb separating lanes of traffic within a single right-of-way shall not be allowed. However, where a parkway exists on a new street which is an extension of the existing street, a median strip may be constructed not more than 500 feet in length to provide the transition to no median strip. All such median strips as described above shall have barrier curbs with gutter.
(5) 
Access from major streets. Provisions shall be made for vehicular and pedestrian access to residential property abutting a major street either by providing: a) a marginal access road, or b) by backing lots to the thoroughfare and providing access by a collector, minor, or cul-de-sac street one lot depth removed and with a no access strip at least 12 feet wide along the rear lot line. These standards are established for the purpose of providing protection for the residential properties and to provide for traffic safety and the efficient use of the major street for its intended function of accommodating through traffic.
(6) 
Frontage roads. Where a subdivision borders on or contain a railroad or highway, the Plan Commission may require a street approximately parallel to and on each side of such railroad or highway, at a distance suitable for the appropriate use of the intervening land, as for park purposes, in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
(7) 
Reserve strips. Reserve strips controlling access to public utilities, streets or alleys shall be prohibited.
(8) 
Street levels. Street levels shall provide proper relation between the street and the elevation of the houses to assure positive drainage from the building to the street. The top of the foundation of homes must be at least six inches above the level of the street.
[1]
Editor's Note: See the street diagrams included as an attachment to this chapter.
C. 
Alleys.
(1) 
In commercial, business and industrial districts, definite and assured provisions shall be made for service access such as off-street loading, unloading, and parking consistent and adequate for the uses proposed. If, in the opinion of the Plan Commission such facilities are not adequate, the Plan Commission may permit or require the dedication and improvement of a public alley.
(2) 
Alleys in residential areas shall not be permitted, except where deemed necessary and on the recommendation of the Plan Commission.
(3) 
The width of an alley where permitted or required shall be 20 feet in residential areas and 30 feet in commercial, business and industrial districts.
(4) 
Alley intersections and sharp changes in alley alignment shall be avoided.
(5) 
Dead-end alleys shall be avoided where possible, but if unavoidable, they shall be provided with adequate turnaround facilities at the dead-end, as determined by the Plan Commission.
D. 
Private access streets.
(1) 
Planned developments.
(a) 
Design approval. The complete design for access streets, including specifications and designation of traffic ways, driving lanes, paving widths, thickness, materials, etc., shall be submitted to the Plan Commission for review and approval prior to the issuance of building permits or the sale or lease of buildings or land in "Planned Developments" as defined in this chapter. The minimum number of off-street parking spaces shall be in accordance with the requirements of the Zoning Ordinance of the Village of Dwight. Where more than one owner or lessee are to use the same private marginal access road or parking lot, a trust indenture shall be recorded before approval of the multifamily, commercial or industrial subdivision as defined herein.
(b) 
Ingress and egress. A minimum distance may be recommended by the Plan Commission and may be required by the Village Board where deemed necessary between points of ingress and egress where all property to be subdivided is under one ownership on the effective date of this chapter. Where property has frontage on a State or Federal highway, the spacing and design of the points of ingress and egress to the major highway shall be subject to approval of the Illinois Department of Transportation (IDOT).
(2) 
Conventional development. A paved access way from the property line to the street shall be provided as wide as the driveway for the dwelling to be served, except that no access driveway shall exceed 25 feet in width. In the case of property zoned for other than single-family dwelling units, the requirements for access driveways shall conform as closely as possible therewith. Pavement shall be of concrete.
E. 
Public sidewalks and pedestrian ways.
(1) 
Sidewalks required. Sidewalks shall be installed on both sides of all streets located wholly within a subdivision and on the interior side of any existing street or street right-of-way bordering a subdivision in accordance with the following:
(a) 
Sidewalks located along minor, cul-de-sac, loop or marginal access streets or on streets with current average daily traffic counts of under 1,000 vehicles may be located next to, but not abutting the curb. Such sidewalks shall not be less than four feet wide.
(b) 
Sidewalks located along expressways, major or collector type or designated streets shall be located so that a parkway separates the curb from the sidewalk. Such sidewalks shall not be less than four feet wide.
(2) 
Pedestrian ways required. Pedestrian ways or crosswalks, not less than 10 feet in right-of-way with a paved walkway in accordance with § 250-11.05 of this chapter, shall be provided near the center of any block in excess of 1,000 feet in length or in any other block as recommended by the Plan Commission and approved by the Village Board.
A. 
Easement location. Utility distribution or transmission installations serving the subdivision, and when required, stormwater drainage ways shall be located in easements as designated on the subdivision plat of record. Such easements shall be located along the rear lot lines or side lot lines at locations and extensions of utility installation between blocks, or continuity of drainage way. They shall occupy not less than the rear 10 feet of lot depth or 10 feet of lot width adjoining the applicable side lot line, or may be of greater width if recommended by the Village Engineer and approved by the Board of Trustees. Additional easements at other locations may be recommended for specific conditions by the Village Engineer and required by the Board of Trustees.
B. 
Continuity of easements. Easements shall be designed to provide continuity from block to block.
C. 
Drainage right-of-way. Where a subdivision is traversed by a natural drainage way, channel, or stream, there shall be provided a drainage right-of-way, conforming substantially with the areas bordering such watercourse that are subject to flooding. The right-of-way width shall be determined by the Village Engineer.
A. 
Configuration of blocks. The shape of blocks shall be determined by topographical features, the basic street system and traffic pattern, lot depths, and areas designated for public and other nonresidential land uses. In addition to these, the lengths, widths, and shapes of blocks shall be determined with due regard to:
(1) 
Site adequacy. Provision of adequate building sites suitable to the special needs of the type of use contemplated.
(2) 
Zoning. Zoning requirements as to lot sizes and dimensions within the corporate limits of the Village of Dwight.
(3) 
Convenience. Needs for convenient access, circulation, control and safety of street traffic.
B. 
Length of blocks.
(1) 
Residential. In residential subdivisions, the maximum length of blocks shall not exceed 1,200 lineal feet. No blocks shall be less than 300 lineal feet in length unless recommended by the Plan Commission and approved by the Board of Trustees.
(2) 
Nonresidential. In manufacturing and business subdivisions, maximum length of blocks shall be as recommended by the Plan Commission and approved by the Board of Trustees.
C. 
Nonresidential blocks. Blocks or portions thereof intended for commercial or industrial use shall be designated as such, and the plan shall show adequate off-street areas to provide for parking, loading docks, and other such facilities.
A. 
Configuration of lots. The lot size, width, depth, shape and orientation shall be appropriate for the location of the subdivision and for the type of development and use contemplated and, in general, lots should be as nearly rectangular in shape as practicable.
(1) 
Conformance with zoning regulations. Width and area of lots shall conform with lot width and area requirements set forth in the Zoning Ordinance of the Village of Dwight or that of Livingston County in the unincorporated areas beyond the Village limits. Corner lots shall be increased in width by 20% over the width of typical interior lots, except that corner lots need not exceed 90 feet in width if the 90 feet in width is greater than the width of the typical lot, except the Board of Trustees may require, when recommended by the Plan Commission, a greater lot width to provide for the proper development of intersection design and traffic safety.
(2) 
Nonresidential lots. Width, area, and depth of lots in a manufacturing or business subdivision shall be as recommended by the Plan Commission and approved by the Board of Trustees.
(3) 
Side lot lines. Side lot lines of lots shall be at right angles or radial to the street line, or substantially so.
B. 
Access to lots. Each lot within the subdivision must have access to a public street unless otherwise provided by local ordinance.
C. 
Separation from major streets. Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from major streets or highways or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least 10 feet, and across which there shall be no right of vehicular access, shall be provided along the rear lot lines of lots abutting such highways and major thoroughfares.
D. 
Double frontage lots. Double frontage lots are not permitted, except where lots back upon a major street, upon a body of water in separate or undivided ownership, or in manufacturing and business subdivisions when specifically recommended by the Plan Commission and approved by the Board of Trustees.
E. 
Lots abutting a watercourse. Lots abutting upon a watercourse, drainage way, channel, or stream shall have an additional depth or width as recommended by the Plan Commission and approved by the Board of Trustees in order to provide acceptable building sites.
F. 
Preservation of natural features. In the subdividing of any land, due regard shall be given to the preservation of natural features, such as trees, watercourses, historical landmarks, and similar community assets, which, if preserved, would add to the attractiveness and value of the subdivision, neighborhood or the community as a whole. The Plan Commission shall include in its report its conclusions as to compliance herewith.
Whenever required by this chapter or any other ordinance of the Village of Dwight, parks, school sites, and/or other public areas shall be shown on all plans and plats and shall be of such configuration as to be acceptable to the Plan Commission, Village Board, and concerned public agency.