§ 16.16.010. Minimum standards.

The following requirements are established as the minimum standards of subdivision design for public improvements to be constructed or installed therein:

A.

Streets.

1.

Every subdivision lot shall have frontages on a publicly dedicated street to afford convenient access to all property within the subdivision as indicated on the approved plat pursuant to Section 16.16.020. No private street, right-of-way or thoroughfare shall be permitted.

2.

The arrangement, character, extent, width, grade and location of all streets shall be considered in relation to existing and planned streets; reasonable circulation of traffic within the development; topographical conditions; run-off of storm water; public convenience and safety; and in their appropriate relationship to uses in the area to be served. The arrangement of streets in a subdivision shall either:

a.

Provide for the continuation or appropriate projection of existing principal streets in the surrounding area, or

b.

Meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impractical.

3.

Minor streets shall be so aligned that their use by through traffic shall be discouraged. The use of cul-de-sacs and U streets is encouraged.

4.

Half streets shall be prohibited. Wherever an existing half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.

5.

The minimum requirements for streets shall be as follows:

Street Classification	Cross Section No.	Right-of- Way Width (Feet)	Pavement Width (Feet)		Return Radius (Feet)	Center Line Radius (Feet)	Grade 2		Turn Around ROW Pvmt. Diam. (Feet)		Interval of Access (Feet)		Tangents in Curves (Feet)	Length Maximum (Feet)	Sight Dist. (Feet)	Intersection (Feet)
							Min.	Max.			Min.	Max.
Major Thoroughfare	1	100/120	72		40	600	5	.4	N/A		600	6000	300	-	275	75
Thoroughfare CBD	2a 2b	100/120 80/100	56		40	500	5	.4	N/A		250	1200	300	-	275	75
Secondary Thoroughfare	3	80/100	56		30	400	5	.4	N/A		250	1200	200	-	275	75
Collector	4	66	44		25	300	5	.4	N/A		250	1200	100	-	200	75
Residential-Urban	5	52	29		20	100	5	.4	N/A		250	1200	100	-	200	75
Residential-Rural	6	60	30		20	100	5	.4	100	80	250	1200	100	-	200	75
Cul-De-Sac (Permanent)	5	52	29-Urban 30-Rural		20	100	5	.4	120	100	-		100	600*	200	75
Cul-De-Sac (Temporary)	5	50	29-Urban 30-Rural		20	100	5	.4	60	50	-		100	1000	200	75
Frontage Rd.	7	50	26		20	500	3	.4			-		300	-	275	75
Alley	8	20	16		N/A	N/A	3	.4			-		-	-	-	-
Pedestrian Walk Through	9	10	5		N/A	N/A	3				Blocks of 1200		-
Sidewalk	10	N/A	5	10	N/A	N/A			N/A		N/A		N/A
			Min.	Max.

 

* Lot widths and linear feet indicate maximum only; there is no minimum.

B.

Intersections.

1.

Streets shall be laid out so as to intersect as nearly as possible at right angles. No two streets shall intersect at an angle which varies more than ten degrees from perpendicular in either direction. The intersection of more than two streets shall be avoided unless specific conditions of design dictate otherwise.

2.

Proposed new intersections along one side of an existing road or street shall, wherever practicable, coincide with any existing intersections on the opposite side of such road or street. Street jogs with centerline offsets of less than one hundred twenty-five feet shall not be permitted.

3.

In order to provide for safe vehicular movement on minor residential streets, property lines at intersections shall be truncated by straight lines joining points of fifteen feet back from the property line intersections.

A curved line, making a rounded property line, may also be used. In cases involving major highways, angular intersections, abrupt changes in alignment, or other cases where more dedication is deemed necessary by the village engineer, such dedication shall be required.

4.

Surface grading at intersections shall be such as to permit unobstructed vision within the sight triangle formed by a line along the curb of one of the intersecting streets sixty feet distant from the center line of the other intersection street and sixty feet distant along the same centerline of the latter street:

C.

Alleys.

1.

Alleys may be provided at the rear of all lots or tracts intended for commercial or industrial use but shall not be provided in tracts or blocks intended or zoned for residential use.

2.

The minimum right-of-way for alleys shall be twenty feet. All alleys must be paved.

3.

Where alleys intersect with streets or other alleys, corners shall be cut off sufficiently to permit safe vehicular movement. See subsection (B)(3) of this section.

4.

Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turn-around facilities, as determined by the village engineer.

D.

Street Names. A proposed street which is in alignment with or joins an existing and named street shall bear the name of the existing street. In no case shall the proposed name of the street duplicate the name of an existing street within the area covered by this appendix. The use of the suffix "street," "avenue," "boulevard," "drive," "place," "lane," "court" or similar description shall not be distinction sufficient to constitute compliance with this subsection. Nor shall streets have names that are of the same phonetic pronunciation. The proper name or names of a street shall not be more than ten letter characters and/or letter spaces combined in length.

E.

Easements for Utilities. Except where alleys are provided for the purpose, utility easements shall be provided for use in erecting, constructing and maintaining poles, wires, conduits, storm sewers, sanitary sewers, surface drainage, gas mains, electrical lines and other public utilities required for an urban structure and shall be a minimum width of fifteen feet. Easements for underground cable for street lighting shall be provided on final plat. No building shall be erected on the easements.

F.

Blocks.

1.

Under ordinary circumstances block lengths shall not be less than two hundred fifty feet nor more than twelve hundred feet, with the following factors to be utilized in the determination of the lengths, widths and shapes of blocks and exceptions to the above block length requirements:

a.

Provisions of adequate building sites suitable to the special needs of the type of use contemplated;

b.

Zoning requirements as to lot sizes and dimensions;

c.

Needs for convenient access, circulation, control and safety of street traffic;

d.

Limitations and opportunities of topography.

2.

Paved pedestrian through walkways of not less than ten feet right-of-way shall be required in blocks exceeding twelve hundred feet in length and placed as near the center of the block as possible.

3.

In residential areas, blocks shall be designed such that each lot within the block fronts on a paved residential or collector street. No lot shall front on a major thoroughfare, unless an access or frontage road is provided.

G.

Lots.

1.

The minimum frontage, depth, width and area requirements shall not be less than the standards for corresponding use established by the zoning ordinance of the village.

2.

In the case of wedge-shaped residential lots fronting on a curved street, the minimum width at the street line shall be thirty feet.

3.

Lots intended for commercial or industrial use and development shall have adequate off-street parking facilities and shall in all ways conform to the village zoning ordinance.

4.

Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.

5.

Building setback lines shall be established on all lots, and the minimum building setback line shall be appropriate for the location of the subdivision and for the type of development and use contemplated, provided however, that they shall not be less than the standards established by the village zoning ordinance.

6.

Corner lots shall have sufficient width to permit front setbacks on both streets, as set forth for the district in the village zoning ordinance.

7.

Through lots and reverse frontage lots are prohibited except when deemed essential to provide separation from traffic thoroughfares. A screening easement of a minimum of ten feet in width utilizing proper indigenous plants and foliage of a minimum of eight feet in height shall be required across the rear line of commercial and industrial lots for which the exceptions are made and are suggested for residential lots. There shall be no means of access through said easement to any such street, thoroughfare or other disadvantageous use.

8.

All lots shall front on paved streets with curbs, gutters and sidewalks which meet the standards established in this section, except under the following circumstances:

a.

Property fronting on existing paved streets with no curb and gutter but only if the village board concludes that the alignment with drainage and other characteristics of the street will not create an unreasonably dangerous condition for persons travelling on the street or have an unreasonably adverse impact on adjoining property; or

b.

Within a rural residential subdivision provided that such subdivision is not created through the extension of an existing street having curbs and gutters and provided that the village board finds that drainage and other characteristics of the property to be subdivided will not have an unreasonably dangerous impact on persons utilizing the street or have an unreasonably adverse impact upon adjoining properties.

H.

Park and Recreation Land.

1.

Each residential subdivision shall contain land dedicated to the village or in lieu thereof, a payment shall be made by the subdivider for the purpose of providing park and recreation land for the village. The amount of the land to be dedicated shall be based on the net area of the subdivision, defined as the total area of land to be subdivided after subtraction of land dedicated for streets and other public areas exclusive of easements. The following formula shall be used in determining the amount of land to be dedicated for park and recreation purposes.

Net Density Per Acre	Percentage of Net Acreage to be Dedicated
Up to 1 dwelling unit/acre	.50%
1- 3 dwelling units/acre	1.25%
3 - 6 dwelling units/acre	3.25%
6 - 8 dwelling units/acre	4.25%
8 - 20 dwelling units/acre	10.00%
20 - 30 dwelling units/acre	15.00%

 

In lieu of dedicating land, the subdivider shall make a cash payment to the village. The payment shall be based on the fair market value of land in the same general geographic area or the average sale price of an equivalent parcel in the same subdivision, whichever is greater.

In no case shall less than two acres of land be dedicated. If the net density per acre is such that less than two acres is to be dedicated, payment shall be made to the village.

Land dedicated pursuant to this section shall be so located in relation to existing or planned roads and residences so as to promote access to and maximum utilization of such land for park purposes. Dedicated land shall be in contiguous parcels.

The village board may allow a combination dedication and payment to be made if the minimum acreage requirement set forth herein is met. The board has the sole discretion in determining this combination and has the sole discretion of allowing payment to be made in the place of land if the amount of land to be dedicated is greater than two acres.

2.

When a subdivision contains land which has been designated as park and recreation land in the village's comprehensive plat or other such similar document that designates land for park and recreation purposes, the subdivider shall dedicate that proportion of land as specified in subsection (H)(1) of this section within the area so designated by the comprehensive plan. The village then has up to one year from the date of approval of the final plat to purchase, at fair market value, the remainder of the land designated as park and recreation land. If the village fails to purchase the land, the subdivider may use that land as he or she sees fit, providing he or she keeps the use in conformance with the remainder of the subdivision.

(Ord. No. 2006-15, § 2, 9-19-2006; subdivision ordinance dated 6-3-2003 § 4-1)