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 Chapter 236, the more restrictive provision shall apply. (See also § 377-39F.)
B.
Dedication. The subdivider shall dedicate land and improve streets as provided in this chapter and § 377-21. 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 § 377-39F.)
C.
Compliance with Comprehensive Plan and ordinances.
(1)
The arrangement, character, features, and layout of land divisions
in the Village of Clyman 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 Village Master Plans, 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 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.
D.
Areas not covered by Official Map or Plan. In areas not covered by
an Official Map or 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.
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.
Streets classifications.
(1)
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:
(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 shall be located at rear property lines, shall
discourage through traffic, shall serve less than 50 vehicles/day,
shall be intended to provide access to off-street loading and service
areas and not primary access to parcels.
(2)
Street grades.
(a)
Unless necessitated by exceptional topography subject to the
approval of the Plan Commission, the maximum center line grade of
any street or public way shall not exceed the following:
|
Arterial streets
|
6%
| |
|
Collector streets
|
8%
| |
|
Local streets, alleys and frontage streets
|
10%
| |
|
Pedestrianways
|
12% unless steps of acceptable design are provided; the grade
of any street shall in no case exceed 12% or be less than 0.5%.
|
(b)
All changes in street grades shall be connected by vertical
curves of a minimum length equivalent in feet to 15 times the algebraic
difference in the rates of grades for arterial streets and 1/2 this
minimum for all other streets.
(c)
Street grades shall be established wherever practicable so as
to avoid excessive grading, the promiscuous removal of ground cover
and tree growth and the general leveling of the topography.
(3)
Street widths. Minimum right-of-way and pavement widths shall conform
to the following tables:
|
Type of Street
|
R-O-W Width
(feet)
|
Pavement Width
(Face of Curb to Face of Curb)
(feet)
| |
|---|---|---|---|
|
Arterial street
|
80
|
48
| |
|
Collector street
|
70
|
40
| |
|
Local street
|
66
|
36
| |
|
Alley
|
30
|
25
|
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.
Alleys; cul-de-sac streets.
(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. Where approved, the paved
width of the right-of-way for residential alleys shall be not less
than 24 feet and the paved width 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. 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. The maximum length of permanent cul-de-sac streets
shall be 1,000 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 outside curb
radius of 50 feet and a minimum street property line radius of 60
feet. 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.
I.
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 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.
J.
Minor streets. Minor streets shall be so laid out so as to discourage
their use by through traffic.
K.
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.
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.
Street curvature. 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:
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.
O.
Tangents. A tangent at least 100 feet long shall be required between
reverse curves on arterial and collector streets.
P.
Vertical curves. All changes in street grades shall be connected
by vertical curves of a minimum length, in feet, equivalent to 20
times the algebraic difference in the rate of grade for major thoroughfares,
and 1/2 this minimum length for all other streets.
Q.
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.
R.
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. 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.
(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 — 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)
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 Village Engineer.
(6)
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.
(7)
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 30 feet from the intersection
point.
S.
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 names
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.
T.
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 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
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 construction methods as listed in the appropriate sections of the "State of Wisconsin Department of Transportation Standard Specifications for Road and Bridge Construction" and its supplements, and this chapter, whichever is more restrictive. The design requirements of this section and § 377-36 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.) A copy of all design assumptions and computations on which the proposed design is based shall be submitted to the Village Engineer.
(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 Clyman, 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.
(a)
Prior to the commencement of any street construction, the subdivider
shall notify the Village Engineer, at least one workday in advance,
as to the nature of the work being done. The Village Engineer shall
be contacted for required inspections after the following phases of
construction:
(b)
Any deficiencies found by the Village Engineer shall be corrected
before proceeding to the next phase of construction.
(6)
Tests of materials. 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.
(7)
Pavement samples. Samples of bituminous concrete may 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 following construction standards, and shall be adequate for the
zoning classification or projected use of the area served by the street:
(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 § 377-36F; 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)
Roadway base standards.
(a)
The subdivider must bring all streets and alleys to a grade
established by the Village Board. All site work by Village employees
in determining grade shall be billed at the Village rate and paid
by the owner.
(b)
Residential streets shall have a roadway base of eight-inch
minimum compacted in-place crushed aggregate base course of gradation
No. 2 in the top layer and gradations No. 1 and No. 2 in the lower
level.
(c)
On commercial, arterial or other heavy-use streets, as determined
by the Village Engineer, a base course of 10 inches minimum compacted
shall be constructed upon an inspected and approved subgrade.
(d)
In the case of commercial, arterial or other heavy-use roads, the Village Board may, in the alternative to the above standards, have the Village Engineer provide specifications for such roads after researching the site(s) and conducting a soil analysis pursuant to Subsection C below.
(e)
In any case, the Village Board shall have the sole discretion
in determining the use and construction classification to be adhered
to.
(f)
In all cases, the base course shall be compacted to the extent
necessary to produce a condition so that there will be no appreciable
displacement of material laterally and longitudinally under traffic
and shall conform to line, grades and shape shown on the approved
plans, profiles and cross sections.
(g)
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 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)
Roadway subgrade quality. If deemed necessary by the Village Engineer,
CBR tests may be required according to the following standards:
(a)
All subgrade material shall have a minimum California Bearing
Ratio (CBR) of three. Subgrade material having a CBR less than three
shall be removed and replaced with a suitable fill material, or the
pavement must be designed to compensate for the soil conditions. The
soil support CBR values selected for use by the designer should represent
a minimum value for the soil to be used.
(b)
Stable and nonorganic subbase material is required. All topsoil
shall be first removed. In addition, all subsoils which have a high
shrinkswell potential, low-bearing capacity when wet, or are highly
elastic shall be removed and used outside of the right-of-way. Where
both subsoil and substratum have a high shrink-swell potential and
low-bearing capacity when wet, an underdrain system shall be installed
to keep the water level five feet below the pavement surface. Unstable
and organic material must be subcut, removed and replaced with a suitable
granular or breaker-run material approved by the Village Engineer.
(7)
Roadway grading; ditches. Roads shall be graded to their full width
in accordance with approved plans, plus an additional distance necessary
to establish a 4:1 backslope where ditches are allowed. The roadway
shall be compacted and graded to a subgrade using, where necessary,
approved fill material in accordance with Wisconsin Department of
Transportation standards. Roadside ditches, where allowed by the Village,
shall be a minimum of 26 inches below the finished roadway center
line elevation, or as approved by the Village Engineer. Debris may
not be buried in the designated road right-of-way. Roadway ditches
shall have a normal slope ratio of 3:1 ditch from the edge of the
shoulder to the bottom of the ditch and 2:1 on the back slope.
(8)
Pavement thickness.
(a)
Residential and rural-type roads shall have a minimum of 2 1/2
inches thick compacted hot-mix bituminous concrete pavement, placed
in two layers: a binder course of 1 1/2 inches thick and a surface
course of one inch.
(b)
On commercial, arterial or other heavy-use roads, there shall
be a minimum of 3 1/2 inches of bituminous concrete pavement,
placed in two layers: a binder course of two inches thick and a surface
course of 1 1/2 inches thick.
(c)
In the case of commercial, arterial or other heavy-use roads,
the Village Board may, in the alternative to the above standards,
have the Village Engineer provide specifications for paving such roads
with a greater thickness after researching the site(s) and conducting
a soil analysis. In any case, the Village Board shall have the sole
discretion in determining the use and construction classification
to be adhered to. In no event shall paving occur later than 18 months
from the Village's approval of the final or official plat. All
subsequent shouldering where ditches are allowed shall be brought
to even grade with bituminous mat.
(d)
Contraction joints shall be tooled, saw cut, or formed by insertion
of a metal plate in the concrete at intervals not exceeding 12 feet
and on each side of any structures located in the concrete (i.e.,
inlets).
(9)
Shoulder width.
(a)
A shoulder a minimum of four feet wide on each side of the road
is required where curb and gutter is not used, and wider when required
by the "Town Road Standards" as noted in § 82.50, Wis. Stats.
(b)
Where ditches are allowed, road shoulders shall have a minimum
thickness of 2 1/2 inches of compacted in-place crushed state-approved
aggregate base course, over a minimum six inches of compacted in-place
crushed state-approved aggregate base course, except that shoulder
thickness shall match the thickness of the pavement, provided that
there is a minimum shoulder thickness of six inches.
(10)
Roadway culverts and bridges. Roadway culverts and bridges shall
be constructed as directed by the Village Engineer and sized utilizing
the methods listed in Chapter 13, entitled "Drainage," of the "Facilities
Development Manual" of the Wisconsin Department of Transportation.
All roadway culverts shall be provided with concrete or metal apron
endwalls. The developer shall provide adequate facilities to provide
surface water drainage as well as free flow outlets for subsurface
drain tile where they are required. Where drainage facilities will
aid in road construction and the stabilization of the road's
subgrade, drainage facilities shall be installed before road construction
is started. Existing condition status shall be based on a maximum
of a Curve 70.
(11)
Driveways.
(a)
Curbs shall not be interrupted by openings for driveways or other accessways to private property unless the number and location of such interruptions have been approved pursuant to Chapter 183, Driveways, of this Code.
(c)
Driveway culverts shall be sized by the Village Engineer (if appropriate). The culverts shall be placed in the ditch line at elevations that will assure proper drainage, and they shall be provided with concrete, metal or landscape timber endwalls. Driveway culverts shall be installed as prescribed in Chapter 183, Driveways, of this Code.
(12)
Topsoil, grass, seed, fertilizer and mulch. All disturbed areas
(ditches, backslopes) within the road right-of-way not provided with
pavement and shouldering material shall be restored utilizing four
inches of topsoil and good quality grass seed, fertilizer and mulch.
Ditches along the roadway shall be protected by erosion control materials
such as hay bales, sod, erosion control mats, etc.
(13)
Drainage improvements. In the case of all new roads and streets,
the Village Engineer may require that stormwater retention areas and
storm sewers be constructed in order to provide for proper drainage.
(14)
Continuity and transitions.
(a)
All street pavement widths on streets continued from previously
developed or platted streets shall, wherever practical, provide for
the greater of either the existing or required pavement type, width,
grade and cross slope.
(b)
Where it is necessary to provide for a transition of pavement
width and/or type between new and existing streets, the transition
shall occur in a safe manner at an intersection. In the event a transition
in pavement width cannot safety occur at an intersection, it shall
not occur closer than 250 feet to the intersection of right-of-way
lines. In width transitions, the ratio of the transition length to
width shall not be less than 15:1 unless the Village Engineer determines
that special circumstances prevent use of such ratio, in which case
the minimum transition ratio shall be 10:1.
(15)
Curb and gutter. Combination concrete curb and gutter is required
on all streets. Curb and gutter in residential areas shall have a
six-inch barrier curb with a twenty-four-inch flag, except at driveway
aprons where depressed curb shall be constructed. Depressed curb ramps
shall be constructed at all handicap ramps for sidewalks and at all
bikeways. Said curbs and gutters shall be constructed of concrete,
3500 PSI strength at 28 days, and contain two continuous one-half-inch
diameter reinforcing rods in the gutter flag at locations crossing
underground utility excavations or where otherwise directed by the
Village Engineer. Expansion joints 1/2 inch thick shall be placed
in the curb at each starting and ending of a radius and at intervals
not exceeding 300 feet and where otherwise directed by the Village
Engineer. Tie bars shall be provided where curb and gutter is adjacent
to rigid pavements.
(16)
Post-construction traffic limited. No vehicular traffic shall
be permitted on the pavement for a minimum period of between 24 hours
and 72 hours following paving, as determined necessary by the Village
Engineer, to protect the new pavement.
C.
Selection of alternative design. The Village Engineer shall select
a pavement structure to be used after reviewing equivalent alternative
pavement designs with the subdivider. The Village Engineer shall require
one or more of the pavement designs of the subdivider based on the
following criteria:
(1)
Life cycle cost.
(2)
History of similar pavements in the area.
(3)
Adjacent existing pavements.
(4)
Staging of construction.
(5)
Construction season.
(6)
Friction requirements.
(7)
Depressed, surface, or elevated design.
(8)
Higher governmental preference (e.g., if state highway).
(9)
Stimulation of competition.
(10)
Conservation of materials.
(11)
Construction considerations.
(12)
Recognition of local industry.
(13)
Availability of materials and methods locally.
D.
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. 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. 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 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 street
terrace 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.
D.
Sidewalks. Sidewalks shall be constructed according to the standards in § 370-5 of this Code. In areas where sidewalks and bikeways are to be laid to the established grade of the street, the street edge of the sidewalk or bikeway pavement shall be at an elevation above the top of the curb determined by a slope of 1/2 inch per foot times the distance between the curb and the street sidewalk or bikeway edge. The sidewalk or bikeway pavement shall be sloped at a minimum of 1/4 inch per foot and a maximum of 3/4 inch per foot toward the street, unless public drainage is available behind the sidewalk or bikeway.
E.
Bikeways. Bikeways shall be constructed of bituminous pavement, at
least eight feet in width, in accordance with standard Village specifications.
A.
Lot dimension.
(1)
Minimum lot areas and lateral dimensions shall be as set forth in Chapter 440, Zoning. Every lot shall front or abut for a distance of at least 66 feet on a public street or 30 feet on a cul-de-sac and have a minimum width at the building line of 66 feet.
(2)
Subdivision lots in the Village shall be in conformance with the area and width requirements of Chapter 440, Zoning. Area and width requirements of subdivision lots in the extraterritorial plat approval jurisdiction shall conform to any town zoning ordinances or extraterritorial zoning regulations which may be in effect and Ch. SPS 385, Wis. Adm. Code. The requirements of the zoning regulations insofar as they may specify greater areas or distance shall be complied with.
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 440, Zoning.
C.
Minimum lot frontage. All lots shall have a minimum of 50 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.
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 50 feet and shall be not less than 80 feet in width at the front building line, including cul-de-sac lots, or as required by Chapter 440, 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
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 440, Zoning, 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 440, 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 (reference 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.
Drainage way and watercourses. Lots abutting upon 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 post-development 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 insure 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)
As required by § 377-26, 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. Post-development peak runoff rates shall be limited to predevelopment levels, up to and including twenty-five-year return period storms. 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 recommendation of the Village 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.
(3)
The Village Board shall not approve 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)
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. 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.
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 F, Drainage easements, to provide for the future maintenance of said system.
E.
Protection of drainage systems. The subdivider shall adequately protect
all ditches to the satisfaction of the 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.)
F.
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; 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 Village 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 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 Ch. 88.83, Wis. Stats.
H.
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, Master 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 Master 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.
I.
Storm drainage facilities. The subdivider, at his cost, shall install
all drainage facilities identified in the erosion control plan or
determined by the Village 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 a comprehensive surface water management study,
if applicable. 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. 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 resulting from
a five-year, twenty-four-hour rainfall (ten-year, twenty-four-hour
rainfall for commercial zoning district) event as determined in the
most current edition of the Natural Resources Conservation Service
Technical Release 55 (TR 55). 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. In drainageways and drainageway
easements, accumulations of water shall not inundate beyond the limits
of the drainageway or drainageway easement. Cross-street drainage
channels (valley gutters) shall not be permitted except on cul-de-sac
or permanent dead-end streets serving less than 10 dwelling units
and where the minimum grade in the valley gutter and street gutter
between the valley gutter and the next downstream drainage inlet is
not less than 1.00%.
K.
Major drainage system. The subdivider shall install all major drainage
system components necessary to reduce inconvenience and damages from
infrequent storms. Major system components shall include large channels
and drainageways, streets, easements and other paths and 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.
L.
Drainage piping systems.
(1)
Unless otherwise approved by the Village 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 Village
Engineer. All storm sewer outlets shall be equipped with steel bar
or iron pipe debris gates.
(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 Village 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 Village
Engineer that would hamper maintenance operations due to consistently
wet conditions, shall have a paved concrete invert of not less than
eight feet wide and side slopes to a point one foot above the channel
invert.
(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 predevelopment
five-year, twenty-four-hour storm event. Other disturbed areas shall
be seeded and prepared in accordance with the Village's erosion
control requirements. Velocities for grass-lined channels shall not
exceed those presented in the Village's surface water management
study, if one is adopted.
N.
Standards for on-site detention storage. When the subdivider employs
on-site detention to control erosion and sedimentation, reduce the
post-development peak runoff rate or temporarily store stormwater
runoff due to inadequate downstream drainage facilities. The detention
(storage) facilities shall be subject to regulation in accordance
with the following standards:
(1)
Where on-site detention is temporarily employed for erosion and sedimentation
control, the detention facilities shall safely contain the predevelopment
runoff from a five-year storm event of twenty-four-hour duration.
(2)
Where on-site detention is permanently employed to reduce the post-development
peak runoff, the detention facility shall safely contain the post-development
runoff from a twenty-five-year storm event of twenty-four-hour duration
within the limits of the facility.
(3)
Post-development peak runoff rates shall be limited to predevelopment
levels, up to and including, twenty-five-year return period storms.
(4)
All detention facilities shall safely contain or pass the runoff
from any storm of any duration which exceeds the maximum storm required
to be contained up to the one-hundred-year storm event of twenty-four-hour
duration.
(5)
All permanent detention facilities shall safely contain the runoff
from the one-hundred-year storm event of twenty-four-hour duration
on both public and, if necessary, private properties without inundating
any building at the ground elevation, the travel lanes of any arterial
street, the center 10 feet of any collector street or the top of the
curb on any local street.
(6)
Determination of on-site detention volumes shall be computed by procedures
established by the United States Natural Resources Conservation Service
in the most current edition of its technical publication entitled
"Urban Hydrology for Small Watersheds, TR-55," and as accepted and
approved by the Village Engineer.
(7)
The storage of stormwater runoff shall not encroach on any public
park (except parks designed with detention facilities) or any private
lands outside the land division unless an easement providing for such
storage has been approved and recorded for said lands.
(8)
All detention facilities shall be designed with the safety of the
general public and any considerations for ease of maintenance as top
proprieties.
(9)
Any wet detention facilities shall include riprap to not less than
two feet above the normal pool elevation for protection from wave
action.
(10)
The sides of all detention facilities shall have a maximum slope
ratio of 4:1 (horizontal to vertical), with flatter slopes being required
where determined practical by the Village Engineer.
(11)
The Village Board, upon recommendation by the Village Engineer,
may require the installation of fencing or other such security measures
in detention facilities with excessively long down times or permanent
water features, or other features requiring additional security for
safety reasons.
(12)
The maximum depth of a detention pond shall be two feet and
shall be protected, if required by the Village, by fencing according
to specifications by the Village Engineer.
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 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 440, Zoning.
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 grade 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, 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 site 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 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, 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:
|
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.
|
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 the Chapter 175, Construction Site Erosion Control.
