A.
Compliance with statutes. In laying out a subdivision, the owner
shall conform to the provisions of Ch. 236, Wis. Stats., and all applicable
Village regulations. In all cases where the requirements of this chapter
are different from the requirements of Ch. 236, Wis. Stats., the more
restrictive provision shall apply.
B.
Dedication. The subdivider shall dedicate land and improve streets as provided in this section and § 575-20. Streets shall be located with due regard for topographical conditions, natural features, existing and proposed streets, utilities and land uses and public convenience and safety. Streets shall conform to official maps adopted by the Village Board. The subdivision, certified survey parcel or land division shall be so designed as to provide each lot with satisfactory access to a public street or road.
C.
Compliance with comprehensive plan. The arrangement, character, extent,
width, grade and location of all streets shall conform to any Village
comprehensive plan and to this chapter and shall be considered in
their relation to existing and planned streets, to reasonable circulation
of traffic, to topographical conditions, to runoff of stormwater,
and to public convenience and safety and in their appropriate relation
to the proposed uses of the land to be served by such streets. The
arrangement of streets in new subdivisions shall make provision for
appropriate continuation at the same width of the existing streets
in adjoining areas.
D.
Areas not covered by comprehensive plan. In areas not covered by
a Village comprehensive plan, the layout of streets shall conform
to the plan for the most advantageous development of adjoining areas
of the neighborhood. Streets shall be designed and located in relation
to existing and officially planned streets, topography and natural
terrain, streams and lakes and existing tree growth, public convenience
and safety and in their appropriate relation to the proposed use of
the land to be served by such streets.
E.
Street classifications. Streets shall be classified as indicated
below:
(1)
Arterial streets. Arterial streets shall be arranged to provide through
traffic for a heavy volume of vehicles.
(2)
Collector streets. Collector streets shall be arranged so as to provide
ready collection of traffic from commercial and residential areas
and conveyance of this traffic to the arterial street and highway
system and shall be properly related to special traffic generators
such as schools, churches and shopping centers and other concentrations
of population and to the arterial streets into which they feed.[1]
(3)
Minor streets. Minor streets shall be arranged to conform to the
topography, to discourage use by through traffic, to permit the design
of efficient storm and sanitary sewerage systems and to require the
minimum street area necessary to provide safe and convenient access
to abutting property.
(4)
Proposed streets. Proposed streets shall extend to the boundary lines
of the tract being subdivided unless prevented by topography or other
physical conditions or unless, in the opinion of the Village Board,
such extension is not necessary or desirable for the coordination
of the layout of the subdivision or land division or for the advantageous
development of the adjacent tracts.
F.
Reserve strips. Reserve strips shall not be provided on any plat
to control access to streets or alleys, except where control of such
strips is placed with the Village under conditions approved by the
Village Board.
G.
Alleys.
(1)
Commercial and industrial. Alleys shall be provided in all commercial
and industrial districts, except that the Village Board may waive
this requirement where other definite and assured provision is made
for service access, such as off-street loading and parking, consistent
with and adequate for the uses proposed.
(2)
Residential. Alleys shall not be approved in residential areas unless
necessary because of topography or other exceptional circumstances.
(3)
Width. The width of alleys shall not be less than 24 feet.
(4)
Dead end. Dead-end alleys are prohibited except under very unusual
circumstances, and crooked and "T" alleys shall be discouraged. Where
dead-end alleys are unavoidable, they shall be provided with adequate
turnaround facilities at the dead end.
H.
Continuation. Streets shall be laid out to provide for possible continuation
wherever topographic and other physical conditions permit. Provision
shall be made so that all proposed streets shall have a direct connection
with, or be continuous and in line with, existing, planned or platted
streets with which they are to connect. Proposed streets shall be
extended to the boundary lines of the tract to be subdivided, unless
prevented by topography or other physical conditions, or unless in
the opinion of the Village Board, upon the recommendation of the Plan
Commission, such extension is not necessary or desirable for the coordination
of the layout of the subdivision with existing layout or the most
advantageous future development of adjacent tracts. Dead-end streets
not over 500 feet in length will be approved when necessitated by
the topography.
I.
Minor streets. Minor streets shall be so laid out so as to discourage
their use by through traffic.
J.
Number of intersections. The number of intersections of minor streets
with arterial streets shall be reduced to the practical minimum consistent
with circulation needs and safety requirements, preferably not more
than two.[2]
K.
Frontage roads. Where a subdivision abuts or contains an existing
or proposed arterial highway, the Village Board may require a frontage
road, nonaccess reservation along the rear of the property contiguous
to such highway or such other treatment as may be necessary to ensure
safe, efficient traffic flow and adequate protection of residential
properties.
L.
Private streets. Private streets shall not be approved nor shall
public improvements be approved for any private street; all streets
shall be dedicated for public use.
M.
Visibility. Streets shall afford maximum visibility and safety and
shall intersect at right angles where practicable. As required by
the Village Engineer, sufficient vision clearance triangles shall
be provided at intersections.
N.
Tangents. A tangent at least 100 feet long shall be required between
reverse curves on arterial and collector streets.
O.
Street grades.
(1)
Unless necessitated by exceptional topography subject to the approval
of the Village Board, the maximum center-line grade of any street
or public way shall not exceed the following:
(2)
The
grade of any street shall in no case exceed 12% or be less than 1/2
of 1%.
(3)
Streets grades shall be established wherever practicable so as to
avoid excessive grading, the promiscuous removal of ground cover and
tree growth, and general leveling of the topography.
P.
Radii of curvature.
(1)
When a continuous street center line deflects at any one point by
more than 10°, a circular curve shall be introduced having a radius
of curvature on said center line of not less than the following:
(2)
Curves should be provided when center-line deflections exceed 1°
in rural areas and in urban areas when deflection exceeds 3°.
Q.
Half streets. Where an existing dedicated or platted half street
is adjacent to the subdivision, the other half street shall be dedicated
by the subdivider. The platting of half streets should be avoided
where possible.
R.
Intersections.
(1)
Property lines at street intersections of major thoroughfares shall
be rounded with a radius of 15 feet or of a greater radius where the
Village Engineer considers it necessary.
(2)
Streets shall intersect each other at as nearly right angles as topography
and other limiting factors of good design permit.
(3)
The number of streets converging at one intersection shall be reduced
to a minimum, preferably not more than two.
S.
Street names. New street names shall not duplicate the names of existing
streets, but streets that are continuations of others already in existence
and named shall bear the names of the existing streets. Street names
shall be subject to approval by the Plan Commission and Village Board.
T.
Culs-de-sac; temporary dead ends.
(1)
Culs-de-sac. Cul-de-sac streets designed to have one end permanently closed shall not exceed 500 feet in length. All cul-de-sac streets designed to have one end permanently closed shall terminate with a turnaround of not less than 130 feet in diameter of right-of-way and a roadway of not less than 100 feet in diameter. The use of culs-de-sac should be avoided where possible. See § 575-34K.
(2)
Temporary dead ends or culs-de-sac. All temporary dead ends shall
have a temporary cul-de-sac with a minimum right-of-way radius of
65 feet.
U.
Limited access highway and railroad right-of-way treatment. Whenever
the proposed subdivision contains or is adjacent to a limited access
highway, arterial street or railroad right-of-way, the design shall
provide the following treatment:
(1)
Subdivision lots. When the lots within the proposed subdivision back
up on the right-of-way of an existing or proposed limited access highway
or a railroad, a planting strip at least 30 feet in depth shall be
provided adjacent to the highway or railroad in addition to the normal
lot depth. This strip shall be part of the platted lots but shall
have the following restriction lettered on the face of the plat: "This
strip reserved for the planting of trees and shrubs, the building
of structures hereon prohibited."
(2)
Commercial and industrial districts. Commercial and industrial districts
shall have provided, on each side of the limited access highway, arterial
street or railroad, streets approximately parallel to and at a suitable
distance from such highway or railroad for the appropriate use of
the land between such streets and highway or railroad, but not less
than 150 feet.
(3)
Streets parallel to a limited access highway. Streets parallel to
a limited access highway or railroad right-of-way, when intersecting
an arterial street and highway or collector street which crosses said
railroad or highway, shall be located at a minimum distance of 250
feet from said highway or railroad right-of-way. Such distance, where
desirable and practicable, shall be determined with due consideration
of the minimum distance required for the future separation of grades
by means of appropriate approach gradients.[3]
(4)
Minor streets. Minor streets immediately adjacent and parallel to
railroad rights-of-way shall be avoided, and location of minor streets
immediately adjacent to arterial streets and highways and to railroad
rights-of-way shall be avoided in residential areas.
V.
Width.
(1)
The right-of-way of all streets shall be of the width specified on
the Official Map or Comprehensive Plan or, if no width is specified
therein, they shall be not less than the width specified below:[4]
(2)
At the election of the Village Board, the above widths may be reduced
under certain conditions such as unusual terrain or topography or
location or other compelling circumstances of hardship (not financial)
or practical difficulty (not financial), but in no case to be reduced
to less than 40 feet in width.
A.
Length; arrangement. The lengths, widths and shapes of blocks shall
be appropriate for the topography and the type of development contemplated,
but block length in residential areas shall not exceed 1,200 feet
nor have less than sufficient width to provide for two tiers of lots
of appropriate depth between street lines. As a general rule, blocks
shall not be less than 500 feet in length. Blocks shall be so designated
as to provide two tiers of lots, unless it adjoins a railroad, major
thoroughfare, river or park where it may have a single tier of lots.
B.
Pedestrian pathways. Pedestrian pathways, not less than 15 feet wide,
may be required by the Village Board, upon the recommendation of the
Plan Commission, through the center of a block more than 900 feet
long, where deemed essential to provide circulation or access to schools,
playgrounds, shopping centers, transportation and other community
facilities.
A.
Size. The size, shape and orientation of lots shall be appropriate
for the location of topography of the subdivision, the type of sewerage
or septic system to be utilized, and for the type of development contemplated,
provided that no lot shall be smaller in area than the minimum lot
size for the appropriate zone as established by the Zoning Code.[1]
B.
Commercial lots. Depth and width of properties reserved or laid out
for commercial or industrial purposes shall be adequate to provide
for the off-street service and parking facilities required by the
type of use and development contemplated, as required by the Zoning
Code.
C.
Lots abutting arterial streets. Residential lots fronting on arterial
streets and highways shall be platted with extra depth or design to
alleviate the effect of arterial street traffic on residential occupancy.[2]
D.
Corner lots. Corner lots for residential use shall have extra width
of 10 feet to permit full building setback from both streets.
E.
Access to public streets. Every lot shall front or abut on a public
street. Lots with an access only to private drives or streets shall
be permitted only with Village Board approval.
F.
Side lots. Side lot lines shall be substantially at right angles
to or radial to abutting street lines. Lot lines shall follow Village
boundary lines.
G.
Double and reversed frontage lots. Double frontage and reversed frontage
lots shall be avoided except where necessary to provide separation
of residential development from traffic arteries or to overcome specific
disadvantages of topography and orientation.
H.
Natural features. In the subdividing of any land, regard shall be
shown for all natural features, such as tree growth, watercourses,
historic spots or similar conditions, which, if preserved, will add
attractiveness and stability to the proposed development.
I.
Land remnants. All remnants of lots below minimum size left over
after subdividing of a larger tract must be added to adjacent lots
or a plan shown as to future use rather than allowed to remain as
unusable parcels.
J.
Large lots. Where lots are created of a size larger than normal for
the area, the Plan Commission may require that the plat be so designed
as to allow for the possible future resubdivision of such lots into
normal sizes compatible with the area.
K.
Lots abutting culs-de-sac. Every residential lot or parcel fronting
a cul-de-sac shall have a minimum of 60 feet of frontage directly
on the public street. The lot size width of that zoning district applies
at the building site.
A.
Drainage system required. As required by § 575-25, a drainage system shall be designed and constructed by the subdivider to provide for the proper drainage of the surface water of the subdivision and the drainage area of which it is a part. A final plat shall not be approved until the subdivider shall submit plans, profiles and specifications as specified in this section which have been prepared by a registered professional engineer and approved by the Village Board, upon the recommendations of the Plan Commission and Village Engineer.
B.
Drainage system plans.
(1)
The subdivider shall submit to the Village at the time of filing
a preliminary plat a preliminary drainage plan or engineering report
on the ability of existing watercourse channels, storm sewers, culverts
and other improvements pertaining to drainage or flood control within
the subdivision to handle the additional runoff which would be generated
by the development of the land within the subdivision. Additional
information shall be submitted to adequately indicate that provision
has been made for disposal of surface water without any damage to
the developed or undeveloped land downstream or below the proposed
subdivision. The report shall also include:
(2)
A grading plan for the streets, blocks and lots shall be submitted
by the subdivider for the area within the subdivision.
(3)
The design criteria for storm drainage systems shall be based upon
information provided by the Village Engineer.
(4)
Material and construction specifications for all drainage projects
(i.e., pipe, culverts, seed, sod, etc.) shall be in compliance with
specifications provided by the Village Engineer.
C.
Grading. The subdivider shall grade each subdivision in order to
establish street, block and lot grades in proper relation to each
other and to topography as follows:
(1)
The subdivider shall grade the full width of the right-of-way of
all proposed streets in accordance with the approved plans.
(2)
Block grading shall be completed by one or more of the following
methods:
(a)
A ridge may be constructed along the rear lot lines which provides
for drainage onto the streets.
(b)
Parts of all lots may be graded to provide for drainage to the
street or to a ditch along the rear lot line.
(c)
Draining across rear or side lot lines may be permitted, provided
that drainage onto adjoining properties is skillfully controlled.
D.
Drainage system requirements. The subdivider shall install all the storm drainage facilities indicated on the plans required in Subsection A of this section.
(1)
Street drainage. All streets shall be provided with an adequate storm
drainage system. The street storm system shall serve as the primary
drainage system and shall be designed to carry street, adjacent land
and building stormwater drainage. No stormwater shall be permitted
to be run into the sanitary sewer system within the proposed subdivision.
(2)
Off-street drainage. The design of the off-street drainage system
shall include the watershed affecting the subdivision and shall be
extended to a watercourse or ditch adequate to receive the storm drainage.
When the drainage system is outside of the street right-of-way, the
subdivider shall make provisions for dedicating an easement to the
Village to provide for the future maintenance of said system. Easements
shall be a minimum of 20 feet, but the Village may require larger
easements if more area is needed due to topography, size of watercourse,
etc.
E.
Protection of drainage systems. The subdivider shall adequately protect
all ditches to the satisfaction of the Village Board and Village Engineer.
Ditches and open channels shall be seeded, sodded or paved depending
upon grades and soil types. (Generally ditches or channels with grades
up to 1% shall be seeded, those with grades up to 4% shall be sodded
and those with grades over 4% shall be paved.)
A.
General.
(1)
If a proposed subdivision includes land that is zoned for commercial
or industrial purposes, the layout of the subdivision with respect
to such land shall make such provisions as the Village may require.
(2)
A nonresidential subdivision shall also be subject to all the requirements
of site plan approval set forth in the Village Building Code. A nonresidential
subdivision shall be subject to all requirements of this chapter,
as well as such additional standards required by the Village, and
shall conform to the proposed land use standards established by any
Village comprehensive plan or official map and the Village Zoning
Code.[1]
B.
Standards. In addition to the principles and standards in this chapter,
which are appropriate to the planning of all subdivisions, the applicant
shall demonstrate to the satisfaction of the Village Board that the
street, parcel and block pattern proposed is specifically adapted
to the uses anticipated and takes into account other uses in the vicinity.
The following principles and standards shall be observed:
(1)
Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
(2)
Street rights-of-way and pavement shall be adequate to accommodate
the type and volume of traffic anticipated to be generated thereupon.
(3)
Special requirements may be imposed by the Village Board with respect
to street, curb, gutter and sidewalk design and construction.
(4)
Special requirements may be imposed by the Village Board with respect
to the installation of public utilities, including water, sewer and
stormwater drainage.
(5)
Every effort shall be made to protect adjacent residential areas
from potential nuisance from a proposed commercial or industrial subdivision,
including the provision of extra depth in parcels backing up on existing
or potential residential development and provisions for permanently
landscaped buffer strips when necessary.
(6)
Streets carrying nonresidential traffic, especially truck traffic,
shall not normally be extended to the boundaries of adjacent existing
or potential residential areas.
