A.
Compliance with statutes. In laying out a certified survey or 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. (See also § 460-40F.)
B.
Dedication. The subdivider shall dedicate land and improve streets as provided in this chapter and § 460-22. 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. (See also § 460-40F.)
C.
Compliance with Comprehensive Plan and ordinances.
(1)
The arrangement, character, features, and layout of land divisions
in the Village of Woodville shall be designed to comply with the standards
of this chapter, the Comprehensive Plan, the Official Map, and/or
any comprehensive utility plans or other planning documents which
may pertain to the standards of design for land divisions and which
have been adopted by the Village Board. Where no such planning documents
have been adopted, subdivisions shall be designed according to engineering
and planning standards approved by the Village Engineer and applied
so as to properly relate the proposed development with adjacent development,
the topography, natural features, public safety and convenience, and
the most advantageous development of undeveloped adjacent lands. In
the absence of a street being shown on the Official Map, streets shall
be provided in locations determined necessary by the Village Engineer
and to the right-of-way widths required in this article for the classification
of street required.
(2)
The arrangement, character, extent, width, grade, and location of
all streets shall conform to the Village Comprehensive Plan, the Official
Map, and to this chapter and other Village planning documents and
shall be considered in their relation to existing and planned streets,
reasonable circulation of traffic, topographical conditions, runoff
of stormwater, public convenience and safety and in their appropriate
relation to the proposed use of the land to be served by such streets.
(3)
The arrangement of streets in new subdivisions shall make provision
for the appropriate continuation at the same or greater width of the
existing streets in adjoining areas.
D.
Areas not covered by Official Map or Comprehensive Plan. In areas
not covered by the Official Map or 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.
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.
Street classifications. Streets shall be required and classified
by the Village Engineer in accordance with the Village's Comprehensive
Plan and, where not identified in said plan, in accordance with sound
engineering standards into the classifications indicated below with
the designated minimum widths:
(1)
Arterial streets. Arterial streets shall be arranged to provide through
traffic for a heavy volume of vehicles. Arterial streets shall have
a right-of-way width of not less than 86 feet for a median-divided
roadway nor less than 66 feet for a single roadway, with a minimum
roadway width of 36 feet.
(2)
Collector streets. Collector streets shall be arranged so as to provide
ready collection of traffic from individual areas and conveyance of
this traffic to the major 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
major streets into which they feed. Collector streets have a right-of-way
width of not less than 66 feet, with a minimum roadway width of 36
feet.
(3)
Local/minor streets. Local streets shall be arranged to conform to
the topography, to discourage use by through traffic, to permit the
design of efficient storm and sanitary sewer systems, and to require
the minimum street area necessary to provide safe and convenient access
to abutting property. Local streets have a right-of-way width of not
less than 66 feet, with a minimum roadway width of 32 feet.[1]
(4)
Alleys. Alleys shall be located at rear property lines, shall discourage
through traffic, shall serve fewer than 50 vehicles per day, and shall
be intended to provide access to off-street loading and service areas
and not primary access to parcels.
G.
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.
H.
Extraterritorial streets. Streets located in the extraterritorial
plat jurisdiction of the Village shall provide for the dedication
of the minimum width of right-of-way in accordance with the standards
of this chapter. Extraterritorial streets within the urban service
area shall be provided to the structural standards of this chapter
and minimum pavement width of 24 feet and without curb and gutter.
Other streets within the extraterritorial plat jurisdiction of the
Village shall meet or exceed the town road standards of § 82.50,
Wis. Stats.
I.
Alleys; cul-de-sac streets.
(1)
Commercial and industrial. Alleys shall be provided in all commercial
and industrial districts, except that the Village Board, upon the
Plan Commission's recommendation, 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. Where approved, the paved width of the right-of-way
for residential alleys shall be not less than 24 feet and the paved
width of the right-of-way for commercial and industrial alleys shall
be not less than 30 feet. Alley rights-of-way shall be 50 feet. Alleys
shall be constructed according to base and surfacing requirements
for streets.
(2)
Residential. Alleys shall not be approved in residential areas unless
necessary because of topography or other exceptional circumstances.
(3)
Dead-end alleys or streets. Dead-end alleys are prohibited except
under very unusual circumstances, and crooked and "T" alleys shall
be discouraged. Temporary dead-end streets shall not be over 1,000
feet in total length, shall provide for an eventual intersection spacing
meeting the requirements of this chapter and shall provide for temporary
culs-de-sac or turnarounds as approved by the Village Engineer.
(4)
Cul-de-sac streets. Cul-de-sac streets designed to have one end permanently
closed shall not exceed 700 feet in length and shall terminate with
a turnaround of not less than 120 feet in diameter and a roadway turnaround
of 96 feet in diameter. The length of cul-de-sac streets shall be
measured from the line of intersection with the connecting street
to the farthest extent of the cul-de-sac bulb. In all culs-de-sac,
there shall be an unobstructed sight distance from the intersection
of the intersecting street to the far end of the cul-de-sac bulb.
J.
Continuation. Streets shall be laid out to provide for possible continuation
wherever topographic and other physical conditions permit. The use
of culs-de-sac shall be held to a minimum, and permanently dead-ended
streets shall be prohibited. Provisions 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.
K.
Minor streets. Minor streets shall be so laid out as to discourage
their use by through traffic.
L.
Frontage roads. Where a land division abuts or contains an existing
or proposed arterial highway or railroad right-of-way, the subdivider
shall provide a frontage road, platted access restriction along the
property contiguous to such highway, or such other treatment as may
be determined necessary by the Village Engineer to ensure safe, efficient
traffic flow and adequate protection of residential properties.
M.
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.[2]
N.
Visibility. Streets shall afford maximum visibility and safety for
motorist, bicycle, and pedestrian use and shall intersect at right
angles, where practicable. A minimum sight distance with clear visibility,
measured along the center line, shall be provided of at least 500
feet on major thoroughfares, 200 feet on collector-distributor streets,
and 120 feet on all other streets.[3]
O.
Half streets. Half streets shall not be platted unless necessary
to provide the full width of an existing street platted to half width.
All newly platted streets shall be platted to the required full width.
Where a half street exists adjacent to a proposed land division, the
subdivider shall endeavor to acquire and dedicate the remaining half
street.
P.
Intersections.
(1)
Angle of intersect. Streets shall intersect each other at as nearly
right angles as topography and other limiting factors of good design
permit. A curved street shall intersect another street with not less
than 15 feet of tangent right-of-way between the end of curvature
and the right-of-way of the street being intersected.
(2)
Number of streets converging. The number of streets converging at
one intersection shall be reduced to a minimum, preferably not more
than two. Cross-type intersections on local streets shall be avoided
whenever possible in favor of T-type intersections. Intersections
of local streets shall be at least 125 feet from each other.
(3)
Number of intersections along arterial streets. The number of intersections
along arterial streets shall be held to a minimum. Wherever practicable,
the distance between such intersections shall be not less than 1,200
feet, unless otherwise determined by the Village Engineer to provide
better safety.
(4)
Local street spacing. Local streets and frontage roads intersecting
with other local streets or collector streets shall, wherever practicable,
be spaced no closer than 150 feet between right-of-way lines, nor
closer than 250 feet to the right-of-way of an arterial street.
(5)
Local streets. Local streets shall not necessarily continue across
arterial or collector streets, but if the center lines of such local
streets approach the major streets from opposite sides within 300
feet of each other, measured along the center line of the arterial
or collector streets, then the location shall be so adjusted that
the adjoinment across the major or collector street is continuous
and a jog is avoided.
(6)
Additional sight easements. At any intersection determined by the
Village Engineer, restricted development easements or additional street
right-of-way shall be platted to provide for adequate sight distances
in every direction of travel. At a minimum, the subdivider shall grade,
clear or otherwise provide for an unobstructed sight triangle at all
intersections incorporating the area within a triangle formed by the
intersection of the street right-of-way lines and a point on each
right-of-way line being not less than 25 feet from the intersection
point.[4]
Q.
Street names.
(1)
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 Village Board.
(2)
All streets shall be named in conformity with the street naming plan
of the Village or with adjoining streets. In the case of diverging
streets, the name shall be repeated. New street names shall not duplicate
the names of existing streets, provided, however, that streets that
are obviously in alignment with others already existing and named
shall bear the names of the existing streets. Long or continuous thoroughfares
running north and south shall be named avenues; those running east
and west shall be named streets; diagonal thoroughfares shall be named
roads; and curving thoroughfares shall be named drives. Short or discontinuous
thoroughfares running north and south shall be named courts; those
running east and west shall be named places; diagonal thoroughfares
shall be named ways; and curving thoroughfares shall be named lanes.
R.
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 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 is 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
a major 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.
(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.
A.
General requirements.
(1)
Construction standards. All roadway construction and materials used shall be performed in accordance with the standards on file with the Village Clerk-Treasurer. The design requirements of this section and § 460-37 shall be applicable to all streets and roads that are to be dedicated to the Village, regardless of whether such streets or roads are part of a new subdivision or land division. Design requirements for the pavement shall be adequate for the zoning classification of the area served by the subject street. A street which divides areas with different zoning classifications shall be constructed in accordance with the requirements of the area requiring the higher quality pavement. Any variation of this must have prior approval of the Village Engineer. Combination concrete curb and gutter is required on all streets. (Refer to the section describing requirements for curbs and gutters.)[1] A copy of all design assumptions and computations on which
the proposed design is based shall be submitted to the Village Engineer.[2]
(2)
Project costs. All roadway surveys, dedications, plans and specifications
and construction will be at the expense of the applicant or applicants.
This includes any expense incurred by the Village in the preparation
of plans and review and inspection of plans and construction.
(3)
Preliminary consultation. Prior to the design, preparation and construction
of any roadway to be dedicated to the Village of Woodville, the applicant
shall notify the Village Engineer. An on-site meeting will then be
arranged to be attended by the Village Engineer and the applicant.
Plans must be provided in order for the Village Engineer to check
the design and the drainage.
(4)
Material slips. Copies of material slips for all materials furnished
for the road construction projects shall be delivered to the Village
before the Village approves the final construction.
(5)
Required inspections. Prior to the commencement of any street construction,
the subdivider shall notify the Village Engineer, at least two workdays
in advance, as to the nature of the work being done.[3]
(6)
Tests of materials. At the expense of the developer, the Village
reserves the right to obtain a sample of the roadway base material
prior to placement on the roadway for purposes of determining whether
the material meets gradation and soundness requirements.[4]
(7)
Pavement samples. Samples of bituminous concrete will be taken by
the Village during pavement construction operations for purposes of
determining that the material meets specifications.
B.
Construction standards. All streets and highways constructed in the
Village or to be dedicated to the Village shall fully comply with
the construction standards on file with the Village Clerk-Treasurer
and shall be adequate for the zoning classification or projected use
of the area served by the street:[5]
(1)
General. After completion of the underground utilities and approval
thereof, the streets shall be constructed. Unless phasing of construction
of improvements is approved by the Village Board or its designee,
building permits shall not be issued prior to the installation of
the street improvements and the approval of an individual lot grading
plan that conforms to the guidelines of the master site grading plan,
as determined by the Village Engineer or his designee.
(2)
Street rights-of-way. Streets shall have a right-of-way width as established on the Official Map or as designated in § 460-37F; provided, however, that a greater or lesser roadway width may be required by the Village Engineer where necessary to assure uniformity along the entire length of any street.
(3)
Temporary streets. Construction of temporary streets shall require
authorization of the Plan Commission.
(4)
Standard street improvements.
(a)
Standard street improvements shall include streetlights, concrete
curb and gutter, bituminous base course, bituminous surface course
and, when required, walkways.
(b)
The construction of standard street improvements can begin only
when either:
(c)
Upon obtaining the written approval of the Village Engineer,
the subdivider can proceed with the construction of the standard street
improvements. Standard street improvements shall be installed to the
boundary line of the subdivision unless the street culminates in a
cul-de-sac, the topography or other physical conditions make it impossible
to do so, or unless this requirement is waived, in writing, by the
Plan Commission.
(d)
Where he deems appropriate, the Village Engineer may require
that pavement construction take place over a two-year period, with
the lower coat being placed in the same year as the underground utilities
are constructed and with the upper coat being placed in the following
year, after thorough cleaning and application of a tack coat to the
first coat.
(5)
Street standards.
(a)
The subdivider must bring all streets and alleys to a grade
established by the Village Engineer.
(b)
Streets shall follow specifications on file with the Village
Clerk-Treasurer.
(c)
In any case, the Village Board shall have the sole discretion
in determining the use and construction classification to be adhered
to.
(d)
The subdivider shall furnish drawings which indicate the proposed
grades of streets shown on the plat, and, after approval of those
grades by the Village Engineer and adoption by the Village Board,
the streets shall be graded to the full width of the right-of-way
of the proposed street to the subgrade elevations shown on the typical
cross section. The grading is to be completed prior to installation
of utilities. All stumps and trees which cannot be saved, boulders
and other similar items shall be removed by the subdivider.[6]
C.
Final inspection. Upon completion of proposed streets, the Village
Engineer will proceed to make a final inspection, accepting or rejecting
the street as the case may be. After all of the provisions of this
chapter have been complied with, the street will be inspected by Village
officials and, at that time, proof will be made by the presenting
of waivers of liens or receipted bills that all work that has been
done has been paid for or arrangements have been made for the payment
through written instrument by the subdivider. If the street is rejected,
corrections shall be made as required by the Village Board, upon the
Village Engineer's recommendation, before final inspection can
then be made again. If final acceptance is then made, the owner or
owners shall dedicate to the Village all land necessary for streets.
The subdivider shall warranty the fitness of street improvements for
one year after construction.
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 (measured in the long dimension from street center
line to street center line) shall not be less than 500 feet nor exceed
1,200 feet nor have less than sufficient width to provide for two
tiers of lots of appropriate depth between street lines. A block 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. Culs-de-sac may be used where the interblock
spacing of adjacent streets exceeds the appropriate depth of two tiers
of lots.
B.
Pedestrian pathways. Pedestrian pathway easements not less than 10
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.
C.
Street tree planting strip easements. Tree planting strip easements
shall be provided for on both sides of all streets when the boulevard
area is insufficient. The minimum easement width shall be 10 feet
and shall be adjacent to the front property line. Street trees shall
be maintained by the adjacent property owner in accordance with Village
ordinances.[1]
A.
Lot dimension. Lot dimension shall conform to the requirements of Chapter 525, Zoning, of this Code, but in no case shall have a frontage of less than 100 feet at the front yard building line or a depth of less than 125 feet. The requirements of the zoning regulations insofar as they may specify greater areas or distance shall be complied with.
[Amended 2-14-2006]
B.
Commercial or industrial 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 Chapter 525, Zoning, of this Code.
C.
Minimum lot frontage. All lots shall have a minimum of 60 feet of
platted frontage on a public street to allow access by emergency and
service motor vehicles, unless part of a planned unit development
approved by the Village Board. Alley frontage (public or private)
shall not constitute meeting this minimum frontage requirement.[1]
D.
Lots abutting arterial highway. Residential lots adjacent to major
and minor arterial streets and highways and/or railroads shall be
platted with an extra 15 feet of lot depth and an extra 15 feet of
minimum yard setback and shall otherwise be designed to alleviate
the adverse effects on residential adjacent lots platted to the major
street, highway, railroad or other such features.[2]
E.
Corner lots. Corner lots for residential use shall have extra width
to permit full building setback from both streets or as required by
applicable zoning regulations.
F.
Access to public street. Every lot shall front or abut on a public street. Every lot shall front or abut on a public street for a distance of at least 60 feet and shall be not less than 100 feet in width at the front building line, including cul-de-sac lots, or as required by Chapter 525, Zoning, of this Code, the more restrictive of which shall apply.[3]
G.
Side lots. Side lot lines shall be substantially at right angles
to or radial to abutting street center lines. Lot lines shall follow
Village boundary lines.
H.
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.
I.
Natural features. In the dividing 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.
J.
Land remnants. All remnants of lots below minimum size left over
after dividing 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.
K.
Large lots. In case a tract is divided and results in parcels of more than twice the minimum lot size provided for by Chapter 525, Zoning, of this Code for the zoning district in which the land is located, such parcels shall be so arranged to permit redividing into parcels in accordance with this chapter and with Chapter 525, Zoning.
L.
Trunk highway proximity. All lots adjacent to state trunk and federal
highways shall be platted with additional depth necessary to provide
for a building setback line not less than 50 feet from the nearer
right-of-way line or 110 feet from the center line, whichever is more
restrictive (Ch. Trans 233, Wis. Adm. Code). The subdivider may appeal
this requirement to the Village Engineer. Upon written request of
the Village Engineer; the Wisconsin Department of Transportation is
hereby authorized to then determine building setback requirements
equal to or less than those required above in all land divisions (including
certified surveys) adjacent to state and federal highways in accordance
with the authority granted in the Administrative Code. The required
building setback line and additional lot depth shall be platted so
as to accommodate such required building setbacks.
M.
Easement allowance. Lots containing pedestrian or drainage easements
shall be platted to include additional width in allowance for the
easement.
N.
Drainageways and watercourses. Lots abutting upon a watercourse,
drainageway, channel or stream shall have such additional depth or
width as required by the Village Engineer to obtain building sites
that are not subject to flooding from a postdevelopment one-hundred-year
storm.
A.
Purpose. The following provisions in this section are established
to preserve and provide properly located public sites and facilities
for drainage and stormwater management as the community develops and
to ensure that the costs of providing and developing such public sites
are equitably apportioned on the basis of serving the need for the
management of increased stormwater quantities resulting from land
development.
B.
Drainage system required.
(1)
In accordance with Chapter 450, Stormwater Management, of this Code, a drainage system shall be designed and constructed by the subdivider to provide for the proper drainage of the surface water of the land division 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 or modified by the Village Board upon the recommendations of the Plan Commission and Village Engineer.[1]
(2)
Lots shall be laid out so as to provide positive drainage away from
all buildings, and individual lot drainage shall be coordinated with
the general storm drainage pattern for the area. Drainage shall be
designed so as to avoid concentration of storm drainage water from
each lot to adjacent lots.
(3)
The Plan Commission shall not recommend for approval any subdivision
plat which does not provide adequate means for stormwater or floodwater
runoff. Any stormwater drainage system will be separate and independent
of any sanitary sewer system. Storm sewers, where necessary, shall
be designed in accordance with all governmental regulations, and a
copy of design computations for engineering capacities shall accompany
plans submitted by the planning engineer for the final plat. When
calculations indicate that curb capacities are exceeded at a point,
no further allowance shall be made for flow beyond that point, and
basins shall be used to intercept flow at that point.
C.
Drainage system plans.
(1)
In accordance with Chapter 450, Stormwater Management, of this Code, the subdivider shall submit to the Village at the time of filing a final plat a 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.[2]
(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.
D.
Drainage system requirements. The subdivider shall install all the storm drainage facilities indicated on the plans required in Subsection A of this section necessary to serve, and resulting from, the phase of the land division under development.
(1)
Street drainage. All streets shall be provided with an adequate storm
drainage system. The street storm system shall serve as the minor
drainage system and shall be designed to carry street, adjacent land
and building stormwater drainage. Stormwater shall not be permitted
to be run into the sanitary sewer system within the proposed subdivision.
(2)
Off-street drainage. The design of the off-street major drainage system shall include the entire watershed affecting the land division 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 pursuant to Subsection E to the Village to provide for the future maintenance of said system.[3]
E.
Drainage easements. Where a land division is traversed by a watercourse,
drainageway, channel or stream:
(1)
There shall be provided a stormwater easement or drainage right-of-way
conforming substantially to the lines of such watercourse and such
further width or construction, or both, as will be adequate for the
purpose and as may be necessary to comply with this section;
(2)
The watercourse, drainageway, channel or stream may be relocated
in such a manner that the maintenance of adequate drainage will be
assured and the same provided with a stormwater easement or drainage
right-of-way conforming to the lines of the relocated watercourse
and such further width or construction, or both, as will be adequate
for the purpose and may be necessary to comply with this section;
or
(3)
Wherever possible, drainage shall be maintained in an easement by
an open channel with landscaped banks and adequate width for maximum
potential volume flow. In all cases, such easements shall be of a
minimum width established at the high-water mark or, in the absence
of such specification, not less than 30 feet.
F.
Dedication of drainageways. Whenever a parcel is to be subdivided
or consolidated and embraces any part of a drainageway identified
on a Village Comprehensive Stormwater Management Plan, Comprehensive
Plan and/or Official Map or any portion thereof, such part of said
existing or proposed public drainageway shall be platted and dedicated
by the subdivider as an easement or right-of-way in the location and
at the size indicated along with all other streets and public ways
in the land division. Whenever any parcel is to be subdivided or consolidated
and is part of a drainage district established under the authority
of Ch. 88, Wis. Stats., the subdivider shall petition the Circuit
Court to transfer the jurisdiction of that portion of the drainage
district being subdivided or consolidated to the Village in accordance
with § 88.83, Wis. Stats.
G.
Dedication/preservation of stormwater management facilities. The
subdivider shall dedicate sufficient land area for the storage of
stormwater to meet the needs to be created by the proposed land development
and in accordance with the standards for on-site detention and as
determined by the Village Engineer. Whenever a proposed stormwater
management facility (e.g., detention or retention basin) shown on
the Comprehensive Stormwater Management Plan, Comprehensive Plan and/or
Official Map is located, in whole or in part, within the proposed
land division, ground areas for providing the required storage capacity
in such proposed public facility shall be dedicated to the public
to the requirements of the Comprehensive Plan and/or Official Map.
Storage areas necessary to serve areas outside the land division shall
be held in reserve for a period of five years from the date of final
plat approval for future dedication to the Village or other appropriate
agency.
H.
Storm drainage facilities. The subdivider, at his cost, shall install
all drainage facilities identified in the stormwater management plan
and erosion control plan or determined by the Village Engineer as
being necessary for the management of all lands and roadways within
the development. All required storm drainage facilities shall be constructed
and operational prior to acceptance of any dedications and/or public
improvements served by the storm drainage facilities.[4]
[4]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II). Original Sec. 14-1-74(j), Minor drainage system, (k), Major drainage system, (l), Drainage piping systems, (m), Open channel systems, and (n), Standards for on-site detention storage, which immediately followed this subsection, were deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
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 for site plan approval set forth in Chapter 231, Building Construction, of this Code. A nonresidential subdivision shall be subject to all the 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 Chapter 525, Zoning, of this Code.
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, upon the
recommendation of the Village Engineer, with respect to street, curb,
gutter and sidewalk design and construction.
(4)
Special requirements may be imposed by the Village Board, upon the
recommendation of the Village Engineer, 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.
The subdivider shall grade each land division in order to establish
street, block and lot grades in proper relation to each other and
to topography as follows:
A.
Master site grading plan.
(1)
A master site grading plan shall be prepared by the subdivider for
all new subdivisions. This plan shall be prepared in accordance with
the requirements and standards of the Village.
(2)
The master site grading plan shall show existing and proposed elevations
of all lot corners, control points and building locations. The plan
shall also indicate all overland storm drainage in and adjacent to
the subdivision. The cost of the preparation of such a plan shall
be paid for by the subdivider.
(3)
After approval or modification of these plans by the Village Engineer,
the full width of the right-of-way of the proposed streets within
the subdivision and the entire subdivision lot area shall be graded
in accordance with the master site grading plan. The owners of the
subdivision lots shall adhere to those plans.
(4)
Upon completion of all street and subdivision grading, the grades
shall be checked and certified by the Village Engineer to determine
that the completed grading work is in accordance with the master site
grading plan.
(5)
The cost of all required grading work and supervision, certification,
inspection and engineering fees shall be paid for by the subdivider.
B.
Right-of-way grading. The subdivider shall grade the full width of
the right-of-way of all proposed streets in accordance with the approved
plans, including the grading of sight triangles at each intersection.
C.
Block grading. Block grading shall be completed by one or more of
the following methods:
(1)
Regrading along the side or rear lot lines which provides for drainage
to the public drainage facilities, provided that any ditches or swales
are in public drainage easements, provided that a deed restriction
is adopted which prohibits alteration of the grades within five feet
of any property line from the grades shown on the master site grading
plan.
(2)
Parts of all lots may be graded to provide for drainage to a ditch
or to a swale.
D.
Miscellaneous grading requirements.
(1)
Lot grading shall be completed so that water drains away from each
building site toward public drainage facilities at a grade approved
by the Village Engineer, and provisions shall be made to prevent drainage
onto properties adjacent to the land division unless to a public drainage
facility.
(2)
Grading activities shall not result in slopes greater than 3:1 on
public lands or lands subject to public access.
(3)
The topsoil stripped for grading shall not be removed from the site
unless identified in the erosion control plan approved by the Village
Engineer as not being necessary for erosion control or site landscaping
purposes. Topsoil shall be uniformly returned to the lots when rough
grading is finished. Topsoil piles shall be leveled and seeded for
erosion control prior to the Village releasing the one-year guarantee
provision on public improvements in the streets adjacent to the lots
on which the topsoil is stockpiled.
(4)
Such grading shall not result in detriment to any existing developed
lands, either within or outside of the corporate limits.
E.
Drainage flows. The subdivider shall cause to be set upon the master
grading plan arrows indicating the directions of drainage flows for
each property line not fronting on a street on all parcels and along
each street as will result from the grading of the site or the construction
of the required public improvements or which are existing drainage
flows and will remain. The arrows indicating the directions of flows
shall be appropriately weighted so as to differentiate between the
minor and major (one-hundred-year event) drainage components. The
arrows shall be accompanied on the master grading plan with the following
note:
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Arrows indicate the direction of drainage flows in various components
resulting from site grading and the construction of required public
improvements. The drainage flow components located in easements shall
be maintained and preserved by the property owner unless approved
by the Village Engineer.
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The Village finds that urbanizing land uses have accelerated the process of soil erosion, runoff and sediment deposition in the waters of the Village. Therefore, it is declared to be the purpose of this section to control and prevent soil erosion and minimize stormwater runoff increases and thereby to preserve the natural resources, control floods and prevent impairment of dams and reservoirs, protect the quality of public waters, protect wildlife, protect the tax base, and protect and promote the health, safety and general welfare of the people of the Village. All land disturbing activities shall be subject to the provisions of Chapter 250, Construction Site Erosion Control, of the Code of the Village of Woodville.
