Code of Ordinances

of Union County, Illinois.

Ordinance Chapter: Article V - Minimum Standards of Design

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.

he 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. 

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. 

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.

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. 

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. 

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. 

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.

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) 

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. 

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.

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. 

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. 

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. 

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. 

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. 

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. 

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.





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). 

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.