In the layout, development and improvement of a subdivision, the subdivider shall comply with all standards, specifications, codes, local laws, ordinances, rules and regulations of the Village, and, in addition, the subdivider shall meet as minimums the standards of design and principles of land subdivision set forth in this article.
Land subject to flooding and land deemed by the Zoning Board of Appeals/Planning Board to be uninhabitable shall not be subdivided for residential occupancy nor for such other uses as may involve danger to health, life or property or aggravate any natural hazards, but such land within the area of the plan shall be set aside for such uses as shall not be endangered by periodic or occasional inundation.
A.
General.
(1)
The arrangement, character and extent of all streets in a subdivision shall conform to existing and approved proposed streets in the Village in relation to topographic conditions and to public convenience and safety and in their appropriate relation to the proposed uses of the subdivision to be served by such streets.
(2)
Minor streets in a residential development shall be so laid out as to discourage through traffic, but provision for the extension and continuation of major and collector streets into and from adjoining areas is required. If the subdivision abuts an arterial street, the Zoning Board of Appeals/Planning Board may require reverse frontage with screen planting contained in a nonaccess reservation along the property line or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic. At all times, the street layout should be logically related to the topography of the land. Intersections of minor streets with major and collector streets shall be held at a minimum to avoid hazard and delay. Half streets shall be prohibited except where it is necessary to provide the remaining half of a previously approved half street.
(3)
No street names shall be used unless the same are approved by the Madison County Zoning Board of Appeals/Planning Board. Streets that are extensions of or in alignment with existing streets shall bear the name of the existing streets.
(4)
No dead-end streets shall be permitted without adequate turnarounds. Dead-end streets extending to tract boundary lines which are intended to connect to future streets in adjoining tracts and dead-end streets within a tract which are to be extended shall be provided with a temporary turnaround. Appropriate arrangements shall be made for those portions of temporary turnarounds outside of street rights-of-way to revert to abutting property owners at such time as streets shall be extended.
B.
Street alignment.
(1)
The minimum radius at the center line for curves on major streets shall be 500 feet; for collector streets, 300 feet; and for minor streets and cul-de-sac streets, 140 feet.
(2)
Major and collector streets shall have a tangent length of a minimum of 100 feet measured at the center line between reverse curves.
(3)
Proper braking sight distance should be provided with respect to both horizontal and vertical alignment. Measured along the center line, the minimum braking sight distance should be 200 feet for major and collector streets and 150 feet for minor streets and cul-de-sac streets.
(4)
Proper sight distances should be maintained at all intersections of streets. Measured along the center line, there should be a clear sight triangle of a minimum of 75 feet from the point of intersection. No present or proposed building or obstruction shall be permitted in this area.
C.
Street grades.
(1)
There shall be a minimum grade of at least 1/2 of 1% on all streets. There shall be a maximum grade of 5% on major and collector streets and 10% on minor and cul-de-sac streets, for a maximum distance of 1,500 feet.
(2)
Vertical curves shall be used in changes of grade exceeding 2% and should be designed for maximum visibility. Intersections shall be approached on all sides by leveling areas; such leveling areas shall extend for a distance of 100 feet from the point of intersection of center lines of intersecting streets and within which no grade shall exceed a maximum of 3%.
(3)
The following charts (A and B) set forth the maximum and minimum standards:
Chart A Street Grade Standards | ||||
|---|---|---|---|---|
Standard (percent) | Type of Street | |||
Major | Collector | Minor | Cul-de-sac | |
Maximum grade | 5 | 5 | 10 | 10 |
Minimum grade | 5 | 5 | 5 | 5 |
Maximum grade within 150 feet of center-line intersect | 1 | 2 | 3 | 3 |
Chart B Street Alignment Standards | ||||
|---|---|---|---|---|
Standard (feet) | Type of Street | |||
Major | Collector | Minor | Cul-de-sac | |
Minimum radius of curves | 500 | 300 | 150 | 150 |
Minimum tangent length between reverse curves | 100 | 100 | As approved | Not applicable |
Minimum braking sight distance | 200 | 200 | 150 | 150 |
D.
Street widths.
(1)
Minimum street and pavement widths shall be as shown in the accompanying chart of typical street cross sections.
(2)
Additional widths may be required by the Zoning Board of Appeals/Planning Board upon findings that the same are required for:
(3)
Minimum right-of-way shall be 60 feet for minor streets. A minimum turnaround right-of-way radius shall be 60 feet, and a cul-de-sac shall have a minimum right-of-way radius of 60 feet.
E.
Street intersections.
(1)
Multiple intersections involving the junction of more than four roadways shall be avoided, and, where such avoidance is impossible, such intersections shall be designed with extreme care for both vehicular and pedestrian safety.
(2)
Right-angle intersections shall be used whenever practicable, especially when minor streets empty into major and collector streets. For intersections involving major and collector streets, angles of intersection may vary between 80° and 100°. When a minor street intersects another minor street, intersection angles may vary between 75° and 105°. A minimum distance between center-line offsets at jogged intersections involving major and collector streets shall be 200 feet. Jogged intersections involving only minor and cul-de-sac streets shall be a minimum of 150 feet.
(3)
Street curb and gutter intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for minor and cul-de-sac streets and 30 feet for intersections involving collector and major streets.
F.
Cul-de-sacs in the local street system shall not exceed 500 feet in length and must be designed with a turnaround having an outside roadway diameter of a minimum of 100 feet and a right-of-way diameter of a minimum of 120 feet.
G.
Gutters. Shallow paved gutters will be required to control drainage along streets constructed to conform to Illustration C, Gutter details, of this chapter.[1] Gutters should be of sufficient width to care for and direct stormwater to appropriate inlets. Gutter widths shall be more than three feet. The width of paved gutters will not be considered as a portion of the traffic lane or street pavement width.
[1]
Editor's Note: Illustration C is on file in the Village offices.
H.
Street pavement standards. The type of pavement material that shall be used on all streets of the subdivision shall consist of a well-compacted subgrade or base course on which is placed a bituminous surface course or courses. Pavement used in streets shall be laid in accordance with the street cross section details and stated criteria.
I.
Service drives. Service drives shall be constructed as designed and as approved by the Zoning Board of Appeals/Planning Board. Service drives shall have a minimum slope of 2%. Alleys are prohibited in residential developments.
A.
Street lengths.
(1)
The total length of a series of lots lining a street shall have a minimum frontage length of 800 feet, with a maximum length of 1,200 feet. The length of a series of lots of a side street shall be at least two lot depths, exceptions being cul-de-sac streets. Modifications of the above criteria are possible upon approval of the Zoning Board of Appeals/Planning Board.
(2)
In subdivisions containing parks and playgrounds bounded by lots, in exceptionally long streets or where access to a school or shopping center is necessary, a crosswalk with a minimum right-of-way of 12 feet and a paved walk of six feet in width shall be provided.
B.
Individual lots.
(1)
The minimum lot sizes and frontage shall be controlled by the provisions set forth in Chapter 350, Zoning. Excessive depth in relation to the width of a lot shall be avoided. A proportion of 2 1/2 to one will normally be considered maximum.
(2)
All lots shall abut on a street, but double-frontage lots are prohibited. All lot lines shall be at right angles, 90° to the street right-of-way or to a tangent of the arc of a curved right-of-way line. If, after subdividing, there exist remnants of land, they shall be included in proposed or existing lot areas.
A.
Standards. Sidewalks shall be constructed along all streets in residential areas of the subdivision. Sidewalks shall be constructed to the following minimum specifications: Sidewalks shall be 3,000 pounds per square inch minimum strength concrete of a mix of one:two:four or better with a minimum of four feet in width and four inches in thickness except at driveway crossings, where the sidewalk shall be increased to six inches in thickness. Foundation base must be adequate so as to provide longevity and favorable drainage of said sidewalk.
B.
Location. Location of required residential area sidewalks shall be one foot inside the street right-of-way line as shown on street cross-section typicals, or a location within the street right-of-way as approved by the Zoning Board of Appeals/Planning Board.
The minimum building setback shall be controlled by the provisions of Chapter 350, Zoning, of the Village Code..
A.
Street right-of-way. If sewer, water, drainage, gas, electrical, or streetlighting of other public facilities are to be located within street rights-of-way, their location and installation shall be coordinated so that they may be added to, repaired or enlarged at minimum cost.
B.
Easements.
(1)
If easements are used at the rear or sides of lots to provide for utilities or access to an interior park or playground, the easement shall be required to have a minimum width of 20 feet. (Note: Where lots abut each other, this would require an easement of 10 feet from each lot.)
(2)
Easements for drainage facilities shall only be accepted when recommended by the Highway Superintendent and the Village Engineer. These easements shall be accepted only when there is a pipe system that may require maintenance by heavy equipment or in special circumstances in which the easement may be in the best interest of the Village.
Reasonable requirements for the preservation of outstanding natural features may be specified by the Zoning Board of Appeals/Planning Board. These include large trees or groves, watercourses, historic sites, exceptional views and similar irreplaceable assets in which there is general public interest. There shall be at lease one tree per lot and spaced at intervals of not more than 50 feet and two trees per lot on corner lots. No trees shall be planted within the street right-of-way. Required trees shall be located five feet to 10 feet outside the right-of-way. Trees shall be hardy, suitable to local soil and climate and of the species approved by the Zoning Board of Appeals/Planning Board. New trees shall measure at least 1 1/2 inches in diameter as measured at a point four feet above the finished grade.