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 Town regulations. All streets and roads shall comply with § 82.50, Wis. Stats. In all cases where the requirements of this chapter are different from the requirements of Ch. 236 and § 82.50, Wis. Stats., the more restrictive provision shall apply. (See also § 440-36.)
B.
Compliance with Comprehensive Plan and ordinances.
(1)
The arrangement, character, features and layout of land divisions
in the Town of Pacific shall be designed to comply with the standards
of all applicable Town and county ordinances, 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 Town Board. Where
no such planning documents have been adopted, subdivisions shall be
designed according to engineering and planning standards approved
by the Town 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 Town 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 all applicable Town and county ordinances
and other Town 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 uses
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, as designated by the Town.
C.
Preliminary consultation. Prior to the design, preparation and construction
of any roadway to be dedicated to the Town of Pacific, the applicant
shall notify the Town Engineer. The Town Engineer shall review the
site with the applicant and the Town and confirm the roadway layout
and drainage characteristics.
D.
Areas not covered by Official Map or plan. In areas not covered by
an official map or a town comprehensive plan, the layout of streets
shall conform to the plan for the most advantageous development of
adjoining areas of the neighborhood, in the opinion of the Town Board.
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 Town 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.
Roads. Notwithstanding Chapter 345, Article V, Road and Infrastructure Standards, of the Code of the Town of Pacific, the following layout standards shall apply:
(1)
Classifications. Streets shall be required and classified by the
Town Engineer in accordance with the Town'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.
(a)
Arterial streets. Arterial streets shall be arranged to provide
through traffic for a heavy volume of vehicles.
(b)
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.
(c)
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 sewerage systems, and to
require the minimum street area necessary to provide safe and convenient
access to abutting property.
(d)
Alleys. Alleys are permitted in commercial and industrial districts
for off-street loading and service access, but are prohibited in residential
districts. Dead-end alleys are prohibited. Alleys shall not connect
to a major thoroughfare.
(2)
Street grades.
(a)
Unless necessitated by exceptional topography subject to the
approval of the Town Board, the maximum center-line grade of any street
or public way shall not exceed the following.
(b)
All changes in street grades shall be connected by vertical
curves of a minimum length equivalent in feet to 30 times the algebraic
difference in the rates of grades, unless waived by the Town Engineer.
(3)
Street widths. Minimum right-of-way and pavement widths shall conform
to the following tables:
|
Type of Street
|
ROW Width
(feet)
|
Rural Sections Pavement Width
(feet)
| |
|---|---|---|---|
|
Arterial street
|
100
|
40
| |
|
Collector street
|
80
|
24
| |
|
Local street
|
66
|
22
| |
|
Pedestrian ways
|
10
|
5
|
(4)
Cul-de-sac streets. The recommended length of permanent cul-de-sac
streets shall be less than 500 feet measured along the center line
from the intersection of origin to end of right-of-way. Each cul-de-sac
shall be provided at the closed end with a turnaround having a minimum
edge of pavement radius of 45 feet and a minimum street property line
radius of 75 feet. 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.
(5)
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 Town
Board 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.
(6)
Minor streets. Minor streets shall be so laid out so as to discourage
their use by through traffic.
(7)
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 Town Engineer to ensure safe, efficient
traffic flow and adequate protection of residential properties.
(8)
Street curvature. The subdivider shall adhere to § 346.57,
Wis. Stats., with respect to design of roads with semi-urban and rural
speed limit classifications, and shall consult with the Town on any
necessary speed limit postings required as per the selected design
classification.
(9)
Intersections.
(a)
Angle of intersect. Streets shall intersect each other at as
nearly right angles as topography and other limiting factors of good
design permit. The 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.
(b)
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.
(c)
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 Town Engineer
to provide better safety.
(d)
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.
(e)
Property lines at street intersections. Property lines at street
intersections shall be rounded with a minimum radius of 25 feet or
of a greater radius when required by the Town Engineer.
(f)
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.
(g)
Additional sight easements. At any intersection determined by
the Town 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 30 feet from the
intersection point.
G.
Private roads. Private roads are prohibited, except as part of a
condominium development or planned unit development, and the Town
Board shall not permit installation of public improvements in any
private road.
(1)
All private roads shall be mapped as outlots. Every outlot designated
as a private road shall be covered by a declaration of easements,
covenants and restrictions that addresses the use, maintenance and
repair of the private road. The terms of such declaration shall be
subject to approval of the Town Board. The declaration shall be recorded
with the Register of Deeds concurrently with the map establishing
the outlot. The declaration must be recorded before any building permit
will be issued for a structure on any property served by said private
road.
(2)
The declaration of easements, covenants and restrictions shall require
the landowners served by the private road to provide for maintenance
and repair of the road and shall provide the Town Board with the authority
to enforce the terms set forth in the declaration.
(3)
If the property owners fail to fulfill their obligations, the declaration
of easements, covenants and restrictions shall give full authority
to the Town to fulfill those obligations and provide the Town with
the authority to then assess those costs (including legal fees, engineering
fees and other fees and expenses) to the property owners served by
the road.
(4)
On the recorded map establishing the outlot, it shall specifically
refer to the declaration of easements, covenants and restrictions
that sets forth the terms that apply to the use, maintenance and repair
of the outlot.
H.
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 Town Board and ultimately the
county planning agency.
I.
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
upon the right-of-way of an existing or proposed limited access highway
or a railroad, a vegetative barrier at least 30 feet in depth shall
be provided adjacent to the highway or railroad in addition to the
normal lot depth. This barrier 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." The subdivider shall be responsible
or shall require though protective covenants the installation of native,
noninvasive landscape plantings within that planting strip.
(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. Commercial and industrial district street patterns
shall otherwise conform to adopted Town plans.
(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.
Where required. Pedestrian pathways may be required by the Town Board.
C.
Easements. Pedestrian pathway easements shall not be less than 10
feet wide. Pedestrian pathway easements shall be accompanied by declarations
that shall provide for the maintenance and/or repair of the designated
facilities.
A.
Lot dimension. Minimum lot areas shall be 43,560 square feet, excluding
highway right-of-way. Every lot shall front or abut for a distance
of at least 80 feet on a public street or 50 feet on a cul-de-sac
and have a minimum width at the building line of at least 150 feet.
The maximum lot depth shall be 300 feet.
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 the
applicable zoning regulations.
C.
Minimum lot frontage. All lots shall have a minimum of 80 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 Town Board.
D.
Lots where 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 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.
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 80 feet, except cul-de-sac lots; however, all lots and shall be not less than 150 feet in width at the front building line, including cul-de-sac lots, or as required by the Town and County Zoning Code (see Chapter 475, Zoning), the more restrictive of which shall apply.
G.
Side lots. Side lot lines shall be substantially at right angles
to or radial to abutting street center lines. Lot lines shall follow
Town boundary lines, if applicable.
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 the applicable
zoning regulation 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 the applicable zoning regulations.
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. The subdivider may appeal this requirement to the Town.
Upon written request of the Town 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
Wisconsin 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.
Drainageway and watercourses. Lots abutting upon watercourse, drainageway,
channel or stream shall have such additional depth or width as required
by the Town Engineer to obtain building sites that are not subject
to flooding from a post-development one-hundred-year storm, including
any/all off-site runoff or watercourses flowing through the land division.
O.
Setbacks.
(1)
The following minimum standards for setback dimensions shall be provided
for all residential lots subject to this chapter for principal and
accessory buildings. Such setback lines shall be clearly shown on
the face of the plat or CSM and shall be properly dimensioned.
(2)
All residential lots shall have a front yard setback of not less
than 30 feet. Corner residential lots shall have a setback from the
side lot line on the adjacent frontage street of not less than 30
feet. All residential lots shall have a setback from the rear lot
line of not less than 25 feet.
(3)
All residential lots shall have an aggregate setback from the side
lot lines of not less than 70 feet and a minimum setback from a side
lot line of 25 feet.
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)
A drainage and stormwater management 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 Town Board upon the recommendation
of the Town Engineer.
(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. Kettle ponds shall be eliminated in all
cases.
(3)
The Town Board shall not approve any subdivision plat which does
not provide adequate means for stormwater or floodwater runoff. Stormwater
conveyances, 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 project
engineer for the preliminary plat.
C.
Drainage system plans.
(1)
The subdivider shall submit to the Town at the time of filing a preliminary
plat a stormwater management plan or engineering report on the ability
of existing and proposed 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.
(2)
A grading plan for the streets and blocks shall be submitted by the
subdivider for the area within the subdivision and pursuant to this
subsection.
(3)
Material and construction specifications for all drainage projects
(i.e., pipe, culverts, seed, sod, etc.) shall be in compliance with
specifications per applicable Town ordinance and as recommended by
the Town Engineer.
D.
Drainage system requirements. The subdivider shall install all the storm drainage facilities indicated on the plans required in Subsection C 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 side, rear and front yards, along with the road
ditches, shall serve as the minor drainage system and shall be designed
to carry street, adjacent land and building stormwater drainage, based
upon a post-development twenty-five-year storm Type II distribution
at a minimum. Major drainage system improvements, such as greenways
and storm sewer interceptors, shall accommodate collections of several
minor drainage system areas and be sized for the one-hundred-year
storm Type II distribution at a minimum.
(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, based upon a post-development one-hundred-year
storm, Type II distribution. When the drainage system is outside of
the street right-of-way, the subdivider shall make provisions for
greenways or other watercourse channels to accommodate the water.
E.
Protection of drainage systems. The subdivider shall adequately protect
all ditches to the satisfaction of the Town Engineer. Ditches and
open channels shall be seeded, sodded or paved depending upon grades
and soil types.
(1)
Greenways, ditches or channels less than one-percent longitudinal
slope are not allowed.
(2)
Greenways, ditches or channels with grades up to 2% shall be seeded.
(3)
Greenways, ditches or channels with grades from 2% to 5% shall be
sodded.
(4)
Greenways, ditches or channels with grades over 5% shall be engineered
to maintain stability.
F.
Drainage easements. Where a land division is traversed by a watercourse,
drainageway, channel, 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; or
(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.
G.
Dedication of drainageways. Whenever a parcel is to be subdivided
or consolidated and embraces any part of a drainageway identified
on a Town comprehensive stormwater management plan, master plan and/or
official map or any portion thereof, such part of said existing or
proposed public drainageway shall be platted 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.
Areas where stormwater management facilities are provided shall be
accompanied with appropriate legal documents prepared to the satisfaction
of the Town Attorney, Town Engineer and Town Board for the establishment
of all provisions of ownership, operation and maintenance of the stormwater
management facilities. 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 Town
in accordance with § 88.83, Wis. Stats.
H.
Provisions for stormwater management facilities. The subdivider shall
provide for sufficient land area for the storage and handling 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 Town Engineer. Whenever a proposed stormwater management facility
(e.g., detention or retention basin) is shown on the preliminary plat
or engineering plans and is located, in whole or in part, within the
proposed land division, easements for maintenance shall be identified
along with a plan for ownership and maintenance of same. Outlots may
be utilized for such facilities pursuant to Town approval. All stormwater
management facilities outside Town right-of-way shall be accompanied
with appropriate legal documents prepared to the satisfaction of the
Town Attorney, Town Engineer and Town Board for the establishment
of all provisions of ownership, operation and maintenance of the stormwater
management facilities.
I.
Storm drainage facilities. Except as provided by §§ 440-26 and 440-27, the subdivider, at his cost, shall install all drainage facilities identified in the erosion control plan or determined by the Town Engineer as being necessary for the management of all lands and roadways within the development. In addition, drainage capacity through the development from other areas shall be provided in accordance with the Town's Surface Water Management Study, if applicable, or as required by the Town Engineer. 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.
J.
Minor drainage system. Except as provided by §§ 440-26 and 440-27, the subdivider shall install all minor drainage system components necessary to reduce inconvenience and damages from frequent storms. Minor drainage components shall include all inlets, piping, gutters, channels, ditching, pumping and other facilities designed to accommodate the post-development runoff from local areas. Such mechanisms would route collected runoff from smaller, local subwatersheds to larger mechanisms such as greenways and ponds. Roadside ditches are designated as a component of a minor drainage system. Temporary accumulations of storm runoff from ponding or flowing water in or near minor system components shall be permitted, providing such accumulations do not allow the water to flow across the crown of the street from one side to the other. For arterial streets and streets located in commercial districts, ponding within normal traffic lanes (10 feet on each side of the center line of the street) is prohibited.
K.
Major drainage system. Except as provided by §§ 440-26 and 440-27, the subdivider shall install all major drainage system components necessary to reduce inconvenience and damages from infrequent storms and to properly route stormwater runoff from local areas to receiving areas approved by the Town. The roadside ditch shall be limited to local drainage (which keeps culvert sizes appropriate) and is not considered a major drainage system component. Major system components such as greenways, piping, ponds and other paths shall be capable of accommodating post-development runoff in excess of that accommodated by minor system components resulting from twenty-four-hour rainfall events for storms with return frequencies greater than two years up to and including the one-hundred-year return event (as identified in TR 55). Runoff resulting from a one-hundred-year twenty-four-hour rainfall event shall be contained within the street right-of-way or designated storm drainage easement or detention facility. In drainageways and drainageway easements, accumulations of water shall not inundate beyond the limits of the drainageway or drainageway easement onto private property or Town roadways.
L.
Drainage piping systems.
(1)
Unless otherwise approved by the Town Engineer, all drainage piping
of 12 inches diameter and greater in street rights-of-way shall be
constructed of Class 3 reinforced concrete pipe. Piping materials
outside of rights-of-way shall be subject to approval of the Town
Engineer. All culvert and storm sewer outlets shall be equipped with
steel bar or iron pipe debris gates, unless waived by the Town Engineer
and Town Board.
(2)
Agricultural drain tiles which are disturbed during construction
shall be restored, reconnected or connected to public storm drainage
facilities.
M.
Open channel systems.
(1)
Where open channels are utilized in either the minor or major drainage
system, they shall be designed so as to minimize maintenance requirements
and maximize safety. Drainage easements (in lieu of dedications) shall
be utilized to accommodate open channels, provided adequate access
by the Town for maintenance of drainage capacity. Side slopes shall
not exceed a 4:1 slope. Drainageways, where subject to high groundwater,
continuous flows, or other conditions as determined by the Town Engineer
that would hamper maintenance operations due to consistently wet conditions,
shall be reviewed for pipe alternatives.
(2)
In areas where invert paving is not required, the drainageway bottom
shall be grass. If the drainageway has a bare soil bottom or the natural
grasses in the drainageway are disturbed due to development operations,
the drainageway bottom shall be sodded and securely staked to one
foot above the elevation of inundation resulting from a post-development
twenty-five-year twenty-four-hour storm event. Other disturbed areas
shall be seeded and prepared in accordance with the approved plans.
Velocities for grass-lined channels shall be considered in the selection
of appropriate erosion control methods.
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 Town may require.
(2)
A nonresidential subdivision shall also be subject to all the requirements of site plan approval set forth in Chapter 461, Site Plan Review. A nonresidential subdivision shall be subject to all the requirements of this chapter, as well as such additional standards required by the Town, and shall conform to the proposed land use standards established by any Town comprehensive plan or official map and the applicable zoning codes.
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 Town 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 Town Board upon the recommendation
of the Town Engineer with respect to street, curb, gutter and sidewalk
design and construction.
(4)
Special requirements may be imposed by the Town Board upon the recommendation
of the Town 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 Town set forth by the Town Engineer.
(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 Town, using escrow funds provided by the subdivider.
(3)
After approval or modification of these plans by the Town 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-grade plan. The owners and contractors
within the subdivision lots shall adhere to the approved plans.
(4)
Upon completion of all street and subdivision grading, the grades
shall be checked and certified by an independent registered land surveyor
or professional 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, 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.
Side slopes within the right-of-way shall be at least 4:1.
C.
Block grading. A block grading plan shall be prepared by the subdivider
for all new subdivisions. Block grading shall be completed by any
of the following methods:
(1)
Regrading along the side or rear lot lines which provides for drainage
to the public drainage facilities, provided 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 block
grading plan.
(2)
Parts of all lots may be graded to provide for drainage to a ditch
or to a swale.
(3)
Kettle ponds left within blocks or lots shall be positively drained
via the overall site stormwater plan.
D.
Miscellaneous grading requirements.
(1)
Block grading shall be completed so that water drains away from each
building site toward public drainage facilities at a grade approved
by the Town 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 4:1 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 Town
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 Town 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.
(5)
Such grading shall be with consideration for septic drainfield installation
and operation. Verification of septic drainfield viability may be
required for significant grading of lots and blocks.
(6)
Excess excavation remnants, such as earthfill and boulders, shall
be completely disposed of pursuant to the Town Engineer and Town Board
approval.
E.
Drainage flows.
(1)
The subdivider shall cause to be set upon the block 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, 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 block 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."
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(2)
The drainage flow components located in front, side or rear lot areas,
or within designated drainage easements, shall be maintained and preserved
by the property owner unless approved by the Town Board.
A.
The Town finds that urbanizing land uses have accelerated the process of soil erosion, runoff and sediment deposition in the waters of the Town. Therefore, it is declared to be the purpose of this section to control and prevent soil erosion, minimize stormwater runoff increases, maximize surface water quality 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 Town. All land-disturbing activities shall be subject to the provisions of Chapter 429, Erosion Control, and Chapter 467, Stormwater Management.
B.
The subdivider shall cause all gradings, excavations, open cuts,
side slopes, and other land surface disturbances to be mulched, seeded,
sodded or otherwise protected so that erosion, siltation, sedimentation
and washing are prevented. The subdivider shall submit an erosion
control plan, in accordance with the Wisconsin Department of Natural
Resource's best management practices and applicable technical standards
and applicable Town ordinances, that specifies measures that will
be taken to assure the minimization of erosion problems. The Town
Engineer may require additional erosion control measures whenever
deemed appropriate.
A.
General. The subdivider shall make every effort to protect and retain
all existing trees, shrubbery, vines and grasses not actually lying
in public roadways, drainageways, building foundation sites, private
driveways, soil absorption waste disposal areas, paths and trails.
Such trees are to be protected and preserved during construction in
accordance with sound conservation practices, possibly including the
preservation of trees by well islands or retaining walls whenever
abutting grades are altered, and by possibly including special building
setbacks for preservation.
B.
Existing landscaping plan. The subdivider shall file an existing
landscaping plan that identifies all locations of trees and significant
flora that exist within the boundaries of the plat, including existing
flora that lies within rights-of-way and/or easements immediately
adjacent to the plat but not within the plat boundary. The existing
landscaping plan shall be submitted with the preliminary plat.
C.
Location and identification. The subdivider shall locate, on the
face of the plat, all existing flora that is subject to any protection
provision as provided above and/or by the Town in its review, and
shall show all required provisions for such protection on the face
of the plat.
