The subdivider shall conform to the following principles and standards of land subdivision in the design of each subdivision or portion thereof. No preliminary plat shall be approved unless it conforms to the following minimum standards of design. The Planning Commission, in its review of the preliminary plat, will take into consideration the requirements of the county and the best use of the land being subdivided.
[Ord. No. 05-17, 11-7-2005]
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 runoff 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 un-subdivided 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.
When reviewing subdivision development adjacent to State Highways consideration shall be given to the use of frontage roads and the use of existing indirect access streets for elimination of multiple highway entrances.
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.
[Ord. No. 00-19, 8-7-2000; Ord. No. 05-17, 11-7-2005; Ord. No. 06-08, 10-2-2006]
The following 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 fifteen (15) feet; intersections involving collector streets shall have radii of not less than fifty (50) feet; land access streets in business and industrial zones shall be rounded by a radii of at least thirty (30) feet.
(C)
Street jogs with centerline offsets of less than one hundred twenty-five (125) feet are prohibited.
(D)
Unless topography indicates a need for a greater length, dead-end streets, designed to be so permanently, shall be no longer than five hundred (500) feet and shall terminate with a turn-around having radius at the outside of the pavement of at least fifty (50) feet and a diameter at the outside of the right-of-way of at least one hundred twenty (120) feet. This length may be increased where topography or existing conditions, such as, existing platted lots prevent future extension, but may not exceed one thousand (1,000) feet in length, provided, however, that this length can be modified in areas of excessive grade that prohibit a reasonable connection.
(E)
When reviewing a subdivision plat, if the Monroe County Planning Commission determines that access to adjoining property is necessary to meet the intent and purpose of this ordinance as defined in Section 34-1-4, then the Planning Commission may require that an access street(s) be constructed to the property line. (Note: Temporary fifteen (15) feet "T" turnarounds at the end may be required.)
(F)
No land access street shall be in excess of fifteen percent (15%) grade and no collector street grade shall be in excess of nine percent (9%) grade, except as otherwise approved by the Planning Commission due to adverse topographic conditions. Minimum vertical curve transitions at intersections shall be one hundred (100) feet in length for slopes in excess of eight percent (8%). For adequate drainage, the minimum grade of any new street shall not be less than one-half (1/2) of one percent (1%).
(G)
The Planning Commission shall not approve streets which will be subject to frequent inundation or flooding.
(H)
Alleys shall be avoided in single-family and two-family districts; however, alleys may be required in multiple-family districts and commercial or industrial districts unless other definite and assured provision is made for service access, such as off-street loading, unloading and parking, consistent and adequate for the use proposed.
(I)
Dead-end alleys shall not be permitted, except where provided with adequate turn-around 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 provided, shall have a right-of-way of not less than twenty (20) feet.
(K)
Intersection of more than two (2) streets at one (1) point shall be prohibited.
(L)
Where a subdivision abuts on or contains an existing or proposed area service highway, the Planning Commission may require that marginal access streets be provided in order that no lots front on such existing or proposed area service highway and said area service highways shall be those roads and streets classified as collectors by the County of Monroe as certified by the Illinois Department of Transportation on the five-year Highway Classification Map.
(M)
Wherever the Illinois Department of Transportation or the County of Monroe has gone on record as desiring the relocation and/or the construction of a new highway or whenever a municipality has duly recorded with the County a comprehensive plan and/or adopted an official map defining the location of streets, the subdivider shall reserve rights-of-way for the construction of such streets or highways with rights-of-way alignments and widths as prescribed by the appropriate jurisdictional agency.
(N)
Whenever a subdivision, as determined by this ordinance, abuts a highway constructed and maintained by the Illinois Department of Transportation, then all access off of said highway must be reviewed by the Monroe County Planning Commission and approved by the Monroe County Board.
(1)
On all limited access State Highways, access shall be limited to those points identified on the recorded highway plat. Additional access streets shall be permitted only following review by the Monroe County Board.
(2)
On all other State Highways, access streets closer than two thousand six hundred (2,600) feet from each other shall be prohibited. The Planning Commission may vary from this criteria when it is determined that topographic limitations, public safety factors or unique site conditions exist. All variances from the standards must receive final approval from the Monroe County Board.
[Ord. No. 00-19, 8-7-2000]
The following shall be the minimum rights-of-way and surface width requirements provided under the terms of this Code; however, the Planning Commission may increase street rights-of-way because of limitations imposed by topography and/or other physical factors and specific design requirements.
Street Classification | Width of Surface (A) (feet) | Width of Right-of-Way (feet) |
|---|---|---|
Area Service Highway | (B) | (B) |
Collector | (B) | (B) |
Land Access Street: | ||
Parking one side | 32 | 50 (C)(H) |
Parking both sides | 40 | 50 (C) |
No Parking (D) | 24 (I) | 50 (C)(H) |
(A)
Width of surface shall be measured from face of curb to face of curb.
(B)
Design and construction of area service highways and collector streets shall conform to the Illinois Department of Transportation Design and Construction Policies, Standards and Specifications.
(C)
If sidewalks are required on one (1) side, add four (4) feet and if sidewalks are required on both sides, add eight (8) feet to right-of-way requirements.
(D)
This pavement and right-of-way width will only be allowed in areas having a density less than two (2) dwelling units per net acre and providing at least four (4) off-street parking spaces per dwelling unit.
(E)
Curb and gutter land access streets within any “R” district shall be a minimum thirty-two (32) feet wide, except as noted in paragraph (F) below.
(F)
In any “R” district streets meeting the dead end requirements of the Code (Section 34-5-2(D)) may be built twenty-four (24) feet wide with approval of the Planning Commission.
(G)
Street within Commercial and Industrial zoned districts shall be considered as collector streets. Design to land access street standard can be allowed only by approval of the Planning Commission.
(H)
Standard right-of-way is fifty (50) feet. Widths of forty (40) feet will be allowed, by Planning Commission approval, if sufficient Road Easements are provided.
(I)
Surface width of twenty (20) feet will be allowed, by Planning Commission approval, with two (2) foot depressed curb on each side of street (per Figure 2).[1]
[1]
Editor's Note: Figure 2 is included as an attachment to this chapter.
Whenever the subdivision adjoins a non-access highway constructed by the Illinois Department of Transportation or the County of Monroe, which is the maintenance responsibility of the Illinois Department of Transportation, the Planning Commission, upon the recommendation of the Illinois Department of Transportation, may require the reservation of a service road with a minimum right-of-way of not less than sixty (60) feet which road shall parallel the highway and may have connections thereto at locations that are jointly approved by the Planning Commission and the Illinois Department of Transportation.
(A)
Wherever any highway, constructed by the Illinois Department of Transportation, which is the maintenance responsibility of the Illinois Department of Transportation, traverses or adjoins the subdivision, the subdivider shall reserve a right-of-way having a width of not less than sixty (60) feet from the centerline of such highway.
(B)
If any tract of land proposed to be subdivided (or any part thereof) lies adjacent to any highway over which the Illinois Department of Transportation has jurisdiction with respect to maintenance and upkeep, 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 Administrative Officer a written permit from the Illinois Department of Transportation granting him permission to construct such access way.
[Ord. No. 05-17, 11-7-2005]
Wherever any highway, constructed by the County of Monroe, which is the maintenance responsibility of the County of Monroe, and traverses or adjoins the subdivision, the subdivider shall reserve a right-of-way having a width of not less than fifty (50) feet from the centerline of any County highway and thirty-five (35) feet from the centerline of any road district highway in Monroe County.
In order to provide adequate traffic circulation and to insure adequate access to developed areas, collector streets shall be provided at approximately one-half (1/2) mile intervals with the exact right-of-way location determined by the Planning Commission. Consideration shall be given by the Planning Commission to the topography, density of development, and established streets.
If the project or subdivision is to be developed within one thousand (1,000) feet of the centerline of an existing or planned highway, with a fifteen (15) year projected Average Daily Volume in excess of two thousand (2,000) vehicles, consideration must be given to the relationship between highway traffic noise and the proposed development. In order to alleviate excessive highway noise impacts, the Planning Commission, in consultation with the Illinois Department of Transportation, may require the developer to conform with additional setback requirements or provide adequate buffering.
Easements of not less than ten (10) feet in width shall be provided on each side of all rear lot lines, and alongside lot lines where necessary for storm and sanitary sewers, gas, water and other mains, 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 (2) foot easement shall be required on one (1) side of and adjacent to an alley to accommodate pole lines.
Adequate easements for storm water drainage shall be established along any natural drainage channel and in such other locations as may be necessary to provide satisfactory disposal of storm water from streets, alleys and all other portions of the subdivision. The location and minimum widths of such easements shall be approved by the County Engineer.
No block shall be longer than one thousand two hundred (1,200) feet or less than five hundred (500) feet in length.
(A)
All blocks, whenever it is deemed essential by the Planning 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 ten (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.
(C)
Where a subdivision adjoins an area service higher type roadway, the greater dimension of the block shall generally front or back upon such highway to avoid unnecessary multiplicity of points of ingress or egress.
Lot area and dimensions shall conform to the requirements of the applicable district of the County Zoning Code. Also the following requirements shall be met:
(A)
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.
(B)
All side lines of lots shall be at right angles to straight street right-of-way lines and radial to curved street right-of-way lines, except where a variation of this rule will provide a better street and lot design.
(C)
All remnants of lots below minimum lot area size left over after subdividing a larger tract shall be added to adjacent lots, rather than allowing to remain as unusable land.
(D)
Lots which cannot be served by either a public or private sanitary sewer or a public water system, shall comply with the applicable provisions of the County Zoning Code.
(E)
Lots with double frontage should be avoided, where possible. Corner lots and lots with double frontage shall have extra dimension sufficient to permit the establishment of front building or setback lines on the adjoining streets.
(F)
Lots shall be graded by the developer so as to provide each lot with satisfactory access to a public street.
(G)
The subdividing of the land shall be such as to provide drainage away from building locations.
(H)
In the subdividing of any land, due regard shall be shown for all natural features, such as tree growth, wetlands, steep slopes, water courses, historic spots, or similar conditions, and plans adjusted to preserve those which will add attractiveness, safety and stability to the proposed development; and
(I)
One (1) new lot resulting from the division of a tract of land containing twenty (20) acres or more may have access to a public street by an easement of not less than twenty-five (25) feet nor more than thirty (30) feet in width, provided that such lot contains one (1) permanent dwelling which existed at such location on the effective date of the Code and provided that no boundary of said new lot shall be nearer than two hundred (200) feet to the right-of-way line of any public street.
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 plants be designed and built to serve the entire area or be initially developed in such a manner that they can easily be expanded or extended, as the case may be to serve the entire development.
When a school board, park board or governing body of a county or municipality 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 (12) month period. If within this twelve (12) 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 the ground.
[Ord. No. 05-17, 11-7-2005]
In areas where on-site sewage disposal systems will be installed, the size and relative location shall be governed by the Illinois Department of Public Health and Monroe County Health Code regulations in effect at the time. In addition, the following requirements shall also apply:
(A)
On each lot, there shall be an area preserved for the construction of an additional drain field system should the original drain field fail. The area set aside for a second drain field shall be of a size and so located that a drain field can be constructed that will meet all standards on size and setbacks recommended by the Illinois Department of Public Health.
(B)
Subdivisions with ten (10) or more lots with density of two and one-half (2 ½) acre lots or less are required to install a central sewage collection system with an approved form of secondary treatment and effluent discharge. A community shared maintenance program to insure the system and components are continuously maintained and functioning is required. Private sanitation systems such as septic tanks or aeration units may be allowed in subdivisions of more than ten (10) lots through variance procedures as per Article VII. The Developer shall demonstrate, by furnishing a soil survey, that such systems would function properly at the location proposed to be developed and meets with the approval of the Bi-County Health Department.
(C)
Subdivisions with ten (10) or more lots and having lot sizes greater than two and one-half (2 1/2) acres have the option to provide private sewage treatment systems that have been approved by the Bi-County Health Department for use in those areas, provided that soil conditions, runoff factors and other site conditions are suitable for such systems.
All individual sewage systems shall be designed and installed in accordance with the current regulations of the Illinois Department of Public Health and the Bi-County Health Department. Subdivider shall at time of submitting the Preliminary Plat make application to the Bi-County Health Department for approval of the method proposed for sewage disposal on each individual lot.
(A)
For subsurface seepage systems the developer must demonstrate, by furnishing percolation tests and soil survey data that the proposed system would function properly at the locations proposed as per Monroe County Health Code.
(B)
For surface discharge systems, the developer shall submit as part of the site drainage study report, a discharge location proposal for each lot. Copy of the drainage study report is to be submitted to the Bi-County Health Department at the time the application for approval of sewage disposal system(s) is made.
(C)
Any subdivision allowing use of aerobic disposal systems, shall, as part of the protective covenants for the subdivision, require that a maintenance agreement contract on the system be mandatory. The maintenance agreement must comply with regulations set forth in the Illinois Department of Public Health Private Sewage Disposal Code and provide for a minimum of one (1) documented inspection every twelve (12) months by a qualified company.
(D)
The Preliminary Plat shall not be approved by the Board of County Commissioners until the Health Department’s written approval of the developers sewage disposal proposal is obtained from the Health Department Administrator.
All streets proposed for either public or private maintenance shall be constructed to the minimum standards of this Code and be subject to the improvement plan review procedures.
No plat shall be approved for any subdivision which is subject to flooding as defined in the County Code, unless the plat conforms to the applicable requirements of the Code. An acceptable drainage plan which meets the criterion presented in Chapter 32 is required for plat approval. (See Chapter 14 – Flood Plain Code also.)
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 site;
(C)
Following construction, vegetation suitable to the site is planted. Trees with root structures that are less likely to interfere with utility lines, break up sidewalks and cause other nuisance damage are desirable. Trees should have a trunk diameter (measured twelve (12) inches) above ground level, of not less than one and three-quarter (1 3/4) inches and should be planted in not less than one (1) cubic yard of good growing soil with a suitable amount of fertilizer. Multiple varieties should be used alternately. Trees should be planted at intervals of at least one (1) every sixty (60) feet and at a distance of at least six (6) feet outside of the road right-of-way. No tree shall be planted within the road right-of-way.
(D)
Existing trees are preserved within any right-of-way when such trees are suitably located, healthy, and when approved grading allows; and
(E)
No slash, dead trees, or uprooted stumps remain after development.