34‑5‑1 GENERAL STATEMENT. 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 community and the best use of the land being subdivided.
34‑5‑2 STREET PLANNING. 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 storm water, 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.
(A) Extensions of Streets. 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.
(B) Frequency of Street Access. Land access roads and private drives onto a township road, county road or state highway shall not be closer than one‑eighth (1/8) mile (660 feet).
34‑5‑3 PRIVATE STREETS. Private roads and streets shall be permitted only when the subdivider submits sufficient evidence to the County Board that there can be no public interest in such private road or street. A subdivision of four (4) lots or less may be provided with a private street or road.
(A) The deed must clearly show that said private streets are not dedicated to the public but shall remain private, to be maintained by the adjoining lot owners.
(B) Private road and street construction shall conform to the design standards established in Section 34‑5‑5.
(C) When such a private street is provided, the location and width must be shown on the plat; the street must conform to the minimum requirements contained herein.
(D) No additional subdivision may be developed using such a private street as a means of access to a public road or street.
(E) The plat must contain a properly executed certificate by the subdivider containing the following:
I, , owner of tract and the private road or street shown on the plat hereon do hereby declare that said private road or street is not dedicated to the public but shall remain private, to be maintained by and for the adjoining lot owners until such time that said street(s) are accepted for dedication by the appropriate road district or Union County, Illinois.
34‑5‑4 STREET DESIGN REQUIREMENTS. 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 twenty‑five (25) feet.
(C) Street jogs with center line 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 a circular open space having a 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 prohibit a reasonable connection.”
(E) Land access streets shall be designed so as to discourage through traffic.
(F) No land access street shall be in excess of ten percent (10%) grade and no collector street grade shall be in excess of eight percent (8%) grade, except as otherwise approved by the Planning Commission due to adverse topographic conditions. 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 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.
(M) Wherever the Illinois Department of Transportation or the County of Union 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 alignments and widths as prescribed by the appropriate jurisdictional agency.
34‑5‑5 RIGHT‑OF‑WAY AND SURFACE WIDTH REQUIREMENTS. 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 Surface (A) Right‑of‑way
AreaService Highway (B) (B)
Collector (B) (B)
Land Access Street:
Parking one Side 32 ft. 42 ft. (C)
Parking Both Sides 40 ft. 50 ft. (C)
No Parking (D) 24 ft. 40 ft. (C)
Illinois Department of Transportation Specifications
(A) Measured from the back of the curb to the back of the curb.
(B) The County Engineer shall be consulted for design and construction standards pertaining to Area Service Highways and Collector Streets.
(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 one (1) dwelling unit per net acre and providing at least four (4) off‑street parking spaces per dwelling unit. A twenty‑eight (28) foot roadbed must be provided; this will allow four (4) foot shoulders on each side of the pavement. The administrative officer may also waive curb and gutter requirements.
34‑5‑6 ADDITIONAL RIGHT‑OF‑WAY REQUIREMENTS. Whenever the subdivision adjoins a non‑access highway constructed by the Illinois Department of Transportation, 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 center line 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 Zoning Officer a written permit from the Illinois Department of Transportation granting him permission to construct such access way.
34‑5‑7 COUNTY HIGHWAYS. Wherever any highway, constructed by the County, which is the maintenance responsibility of the County, 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 center line of any County highway and thirty (30) feet from the center line of any road district highway in the County.
34‑5‑8 COLLECTOR LOCATIONS. If a subdivision is planned adjacent to an existing County or Road District road, the developer shall reserve a right-of-way that is a minimum of fifty (50) feet wide from the centerline of any County Highway and a minimum of thirty (30) feet wide from the centerline of any Road District road.
34‑5‑9 NOISE ABATEMENT. If the project or subdivision is to be developed within one thousand (1,000) feet of the center line 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.
34‑5‑10 EASEMENTS. 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 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.
34‑5‑11 BLOCKS. 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.
34‑5‑12 LOTS. Lot area and dimensions shall conform to the requirements of the applicable district of the Zoning Code.
(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. (See Figures One and Two)
(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) The subdividing of the land shall be such as to provide drainage away from building locations.
(G) 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. (See Figures One and Two)
34‑5‑13 LOT CONVEYANCE. 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.
34‑5‑14 PUBLIC RESERVATIONS. 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.
34‑5‑15 SEWAGE DISPOSAL. 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 Union County Sewage 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 and the County Health Department or their successor.
34‑5‑16 INDIVIDUAL SEWAGE DISPOSAL 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 County Health Department or their successor. 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 systems would function properly at the locations proposed.
(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 County Health Department or their successor 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 the Union County Sewage 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 County Board until the Health Department’s written approval of the developers sewage disposal proposal is obtained from the Health Department Administrator.
34‑5‑17 STREETS. 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.
34‑5‑18 DRAINAGE. No plat shall be approved for any subdivision which is subject to flooding as defined in the County Zoning Ordinance, unless the plat conforms to the applicable requirements of the Ordinance.
(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 Planning Commission, make the area safe for human occupancy and use further provides adequate drainage for streets, then the preliminary and final plat may be approved.
(B) Storm water drainage shall be discharged to marsh lands, swamps, retention basins or other treatment facilities. Diversion of storm water to marshlands or swamps shall be considered by the Planning Commission for existing or planned surface drainage. Marshlands and swamps used for storm water 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 proper authority.
(D) Where artificial channels must be constructed to augment the natural drainage system, such channels as well as the natural drainage ways 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 theCountyEngineer.
(F) The natural drainage system shall be used as far as is feasible for the storage and flow of runoff.
(G) The County Board shall not approve the final plat unless in addition to the requirements of Section 34‑5‑17 above, the topographical and profile studies to be submitted with the subdivision plat have on their face the certification of a Registered Professional Engineer, and the owner of the land or his duly authorized attorney. The certification shall state in effect that to the best of their knowledge and belief:
(1) the drainage of surface waters will not be changed by subdivision construction; or
(2) if surface drainage will be changed, adequate provision has been made for collecting such water into designated public areas or approved drains. In addition, certification must be made that such water will not cause damage to adjoining properties because of subdivision construction.
These topographical and profile studies shall not be recorded but shall be filed as a public document.
34‑5‑19 EROSION AND SEDIMENT CONTROL. The following standards shall be applied 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) 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 erosion control product shall be used to protect areas exposed during development.
(I) Where the topsoil is removed, sufficient topsoil shall be set aside for respreading over the developed area. The soil shall be restored to a depth of four (4) inches and shall be of a quality at least equal to the soil quality prior to development.
(J) Permanent, final plant covering or structures shall be installed as soon as possible.
34‑5‑20 TREE REMOVAL 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.
(C) Following construction, vegetation suitable to the site is planted. 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.
(E) No branches, dead trees, or uprooted stumps remain after development.