A.
Compliance with statutes. In laying out a subdivision, the owner shall conform to the provisions of Ch. 236, Wis. Stats., and all applicable Village regulations. In all cases where the requirements of this chapter are different from the requirements of Ch. 236, Wis. Stats., the more restrictive provision shall apply.
B.
Dedication. The subdivider shall dedicate land and improve streets as provided in this chapter and § 281-23. Streets shall be located with due regard for topographical conditions, natural features, existing and proposed streets, utilities and land uses and public convenience and safety. Streets shall conform to Official Maps adopted by the Village Board. The subdivision, certified survey parcel or land division shall be so designed as to provide each lot with satisfactory access to a public street or road.
C.
Compliance with Comprehensive Plan. The arrangement,
character, extent, width, grade and location of all streets shall
conform to any Village Comprehensive Plan and to this chapter and
shall be considered in their relation to existing and planned streets,
to reasonable circulation of traffic, to topographical conditions,
to runoff of stormwater, and to public convenience and safety and
in their appropriate relation to the proposed uses of the land to
be served by such streets. The arrangement of streets in new subdivisions
shall make provision for the appropriate continuation at the same
width of the existing streets in adjoining areas.
D.
Areas not covered by Official Map. In areas not covered
by a Village Comprehensive Plan, the layout of streets shall conform
to the plan for the most advantageous development of adjoining areas
of the neighborhood. Streets shall be designed and located in relation
to existing and officially planned streets, topography and natural
terrain, streams and lakes and existing tree growth, and public convenience
and safety and in their appropriate relation to the proposed use of
the land to be served by such streets.
E.
Street classifications. Streets shall be classified
as indicated below:
(1)
Arterial streets. Arterial streets shall be arranged
to provide through traffic for a heavy volume of vehicles.
(2)
Collector streets. Collector streets shall provide
ready collection of traffic from commercial and residential 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.
(3)
Local 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.
(4)
Proposed streets. Proposed streets shall extend to
the boundary lines of the tract being subdivided unless prevented
by topography or other physical conditions or unless, in the opinion
of the Village Board, such extension is not necessary or desirable
for the coordination of the layout of the subdivision or land division
or for the advantageous development of the adjacent tracts.
F.
Reserve strips. Reserve strips shall not be provided
on any plat to control access to streets or alleys, except where control
of such strips is placed with the Village under conditions approved
by the Village Board.
G.
Alleys.
(1)
Commercial and industrial. Alleys shall be provided
in all commercial and industrial districts for off-street loading
and service access, except that the Village Board may waive this requirement
where other definite and assured provision is made for service access,
such as off-street loading and parking, consistent with and adequate
for the uses proposed.
(2)
Residential. Alleys shall not be approved in residential
areas unless necessary because of topography or other exceptional
circumstances.
(3)
Width. The width of alleys shall not be less than
24 feet.
(4)
Dead-end alleys are prohibited, and crooked and "T"
alleys shall be discouraged.
H.
Continuation. Streets shall be laid out to provide
for possible continuation wherever topographic and other physical
conditions permit. Provision shall be made so that all proposed streets
shall have a direct connection with, or be continuous and in line
with, existing, planned or platted streets with which they are to
connect. Proposed streets shall be extended to the boundary lines
of the tract to be subdivided, unless prevented by topography or other
physical conditions or unless, in the opinion of the Village Board,
upon the recommendation of the Plan Commission, such extension is
not necessary or desirable for the coordination of the layout of the
subdivision with existing layout or the most advantageous future development
of adjacent tracts. Dead-end streets not over 500 feet in length will
be approved when necessitated by the topography.
I.
Local streets. Local streets shall be so laid out
so as to discourage their use by through traffic.
J.
Number of intersections. The number of intersections
of local streets with major streets shall be reduced to the practical
minimum consistent with circulation needs and safety requirements,
preferably not more than two.
K.
Frontage roads. Where a subdivision abuts or contains
an existing or proposed arterial highway, the Village Board may require
a frontage road, nonaccess reservation along the rear of the property
contiguous to such highway or such other treatment as may be necessary
to ensure safe, efficient traffic flow and adequate protection of
residential properties.
L.
Private streets. Private streets shall not be approved
nor shall public improvements be approved for any private street.
All streets shall be dedicated for public use.
M.
Visibility. Streets shall afford maximum visibility
and safety and shall intersect at right angles where practicable.
As required by the Village Engineer, sufficient vision clearance triangles
shall be provided at intersections.
N.
Tangents. A tangent at least 100 feet long shall be
required between reverse curves on arterial and collector streets.
O.
Street grades.
(1)
Unless necessitated by exceptional topography, subject
to the approval of the Village Board, the maximum center-line grade
of any street or public way shall not exceed the following:
(2)
The grade of any street shall in no case exceed 10%
or be less than 1/2 of 1%.
(3)
Street grades shall be established wherever practicable
so as to avoid excessive grading, the promiscuous removal of ground
cover and tree growth, and general leveling of the topography.
(4)
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 grade for major and collector
streets and 1/2 this minimum for all other streets.
P.
Radii of curvature.
(1)
When a continuous street center line deflects at any
one point by more than 10º, a circular curve shall be introduced
having a radius of curvature on said center line of not less than
the following:
(2)
Curves should be provided when center-line deflections
exceed 1º in rural areas and in urban areas when deflection exceeds
3º.
Q.
Half streets. Where an existing dedicated or platted
half-street is adjacent to the subdivision, the other half-street
shall be dedicated by the subdivider. The platting of half-streets
should be avoided where possible.
R.
Intersections.
(1)
Property lines at street intersections of major thoroughfares
shall be rounded with a radius of 15 feet or of a greater radius where
the Village Engineer considers it necessary.
(2)
Streets shall intersect each other at as nearly right
angles as topography and other limiting factors of good design permit.
(3)
The number of streets converging at one intersection
shall be reduced to a minimum, preferably not more than two.
S.
Street names. New street names shall not duplicate
the names of existing streets, but streets that are continuations
of others already in existence and named shall bear the names of the
existing streets. Street names shall be subject to approval by the
Plan Commission and Village Board.
T.
Culs-de-sac.
(1)
Length. Culs-de-sac shall be no longer than 600 feet
(unless topography indicates a need for a greater length) and shall
terminate in a circular open space having a radius at the outside
of the pavement of at least 40 feet and a diameter at the outside
of the right-of-way of at least 120 feet. The use of culs-de-sac should
be avoided when possible.
(2)
Temporary termination of streets. Temporary termination
of streets intended to be extended at a later date shall be accomplished
with a temporary cul-de-sac in accordance with the standards set forth
above or by the construction of a temporary "T" intersection 33 feet
in width and 33 feet in length abutting the right-of-way lines of
the access street on each side.
U.
Limited access highway and railroad right-of-way treatment.
Whenever the proposed subdivision contains or is adjacent to a limited
access highway, arterial street or railroad right-of-way, the design
shall provide the following treatment:
(1)
Subdivision lots. When 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 is prohibited."
(2)
Commercial and industrial districts. Commercial and
industrial properties 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)
Local streets. Local streets immediately adjacent
and parallel to railroad rights-of-way shall be avoided, and location
of local streets immediately adjacent to arterial streets and highways
and to railroad rights-of-way shall be avoided in residential areas.
V.
Street widths. The minimum right-of-way and roadway
width of all proposed streets and alleys shall be as specified by
the Comprehensive Plan, Official Map, or neighborhood development
study, or, if no width is specified therein, the minimum width shall
be as follows:
[Amended 8-24-2020]
|
Arterial
|
Collector
|
Local
| ||
|---|---|---|---|---|
|
Right-of-way width (feet)
|
100
|
70
|
66
| |
|
Roadway width (feet)
|
68
|
42
|
32
| |
|
Surface width (feet)
|
48
|
38
|
28
|
W.
New and replacement bridges and culverts. All new
and replacement bridges and culverts over perennial waterways, including
pedestrian and other minor bridges, in addition to meeting other applicable
requirements, shall be designed so as to accommodate the one-hundred-year
recurrence interval flood event without raising the peak stage, either
upstream or downstream, more than 0.01 foot above the peak stage for
the one-hundred-year recurrence interval flood, as established in
the applicable federal flood insurance study. Larger permissible flood
stage increases may be acceptable for reaches having topographic land
use conditions which could accommodate the increased stage without
creating additional flood damage potential upstream or downstream
of the proposed structure. Such bridges and culverts shall be so designed
and constructed as to facilitate the passage of ice flows and other
debris. All new and replacement bridges shall be constructed in accordance
with all applicable state statutes and codes and shall be submitted
to the Department of Natural Resources to assure compliance therewith.
X.
Private roads. Private roads are prohibited, except
as part of a condominium development, and the Village Board shall
not permit installation of public improvements in any private road.
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 §§ 281-37 shall be applicable to all streets and roads that are to be dedicated to the Village, regardless of whether such streets or roads are part of a new subdivision or land division.
(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
Orfordville, the applicant shall notify the Village Clerk-Treasurer.
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 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. The Village Engineer shall be
contacted for required inspections after the following phases of construction:
subbase grading, crushed aggregate base course, bituminous surface
course, and shouldering. 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 will
be taken by the Village during pavement construction operations for
purposes of determining that the material meets specifications.
B.
Construction standards. All streets and highways constructed
in the Village or to be dedicated to the Village shall fully comply
with the following construction standards:
(1)
Grading.
(a)
With the submittal of the final plat, the subdivider
shall furnish drawings which indicate the existing and proposed grades
of roads, streets and alleys shown on the plat.
(b)
Proposed grades will be reviewed by the Village
Engineer for conformance with Village standards and good engineering
practice. Street grades require the approval of the Village Board
after receipt of the Village Engineer's recommendations.
(c)
After installation of temporary block corner
monuments by the subdivider and the establishment of street grades
by the Village Engineer, the subdivider shall grade the full width
of the right-of-way of the streets and alleys proposed to be dedicated,
including the vision clearance triangle on corner lots, followed by
surfacing required by this chapter. After installation of water and
sewer facilities, the roadway shall be surfaced.
(d)
In cases where an existing street right-of-way
is made a part of the plat or abuts the plat, the subdivider shall
grade that portion of the right-of-way between the existing pavement
and the property line.
(e)
The bed for the roadways in the street rights-of-way
shall be graded to subgrade elevation.
(f)
The Village Engineer shall approve all grading
within rights-of-way, and said grading shall extend for a sufficient
distance beyond the right-of-way to ensure that the established grade
will be preserved.
(g)
Where electric and other communications or utilities
facilities are to be installed underground, the utility easements
shall be graded to within six inches of the final grade by the subdivider,
prior to the installation of such facilities. Earth fill piles or
mounds of dirt or construction materials shall not be stored on such
easement areas.
(h)
Cut and filled lands shall be graded to a maximum
slope of 1:4 or the soil's angle of repose, whichever is the lesser,
and covered with permanent vegetation.
(2)
Roadway base thickness.
(a)
Residential streets shall have a minimum roadway
base thickness of nine inches of 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.
(b)
On commercial, arterial or other heavy-use streets,
as determined by the Village Board, a base course of 10 inches compacted
shall be constructed upon an inspected and approved subgrade, either
well-graded crushed gravel from a state-approved pit with a maximum
stone of 1 1/2 inches and no greater than 10% by weight passing a
No. 200 sieve or No. 3 crushed rock approximately six inches in depth
and one or more layers of fine aggregate, either three-fourths-inch
crushed gravel, well-graded with no greater than 10% passing a No.
200 sieve, or three-fourths-inch traffic-bound crushed rock.
(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 such roads after researching the site(s) and conducting a soil
analysis.
(d)
In any case, the Village Board shall have the
sole discretion in determining the use and construction classification
to be adhered to.
(e)
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.
(3)
Roadway subbase. Stable and nonorganic subbase material
is required. Unstable and organic material must be subcut, removed
and replaced with a suitable granular or breaker-run material approved
by the Village Engineer.
(4)
Pavement thickness.
(a)
Residential streets shall be constructed with
curb and gutter and have a minimum of three-inch-thick compacted bituminous
concrete pavement, placed in two layers, a binder course 1 1/2 inches
thick and a surface course of 1 1/2 inch. On commercial, arterial
or collector streets, there shall be a minimum of four inches of bituminous
concrete pavement, placed in two layers, a binder course 2 1/2 inches
thick and a surface course 1 1/2 inches thick. In the case of commercial,
arterial or collector roads, the Village Board may, in the alternative
to the above standards, have the Village Engineer provide specifications
for paving such roads 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.
(b)
The surface coat shall be applied as soon as
reasonably possible after the application of the binder coat, consistent
with sound engineering practices. In no event shall the surface coat
be applied more than three weeks after application of the binder coat.
If it is not possible to immediately apply the binder course, then
the binder course shall be cleaned and a tack coat applied.
(c)
Except as provided in § 281-24A, all new streets shall be constructed with curb and gutter. If mandated by the Village Board, every subdivider shall escrow sufficient funds with the Village Clerk-Treasurer prior to final plat approval to cover the costs of said bituminous paving, curb and gutter.
[Amended 8-24-2020]
(5)
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, Drainage, of the
Facilities Development Manual of the Wisconsin Department of Transportation.
All roadway culverts shall be provided with concrete or metal apron
endwalls.
(6)
Topsoil, grass, seed, fertilizer and mulch. All disturbed
areas (ditches and 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 with greater than a slope of 2.5%
shall be protected by erosion control materials such as hay bales,
sod, erosion control mats, etc.
(7)
Drainage improvements. In the case of all new roads
and streets, the Village Board may require that stormwater retention
areas and storm sewers be constructed in order to provide for proper
drainage.
A.
Length; arrangement. The lengths, widths and shapes
of blocks shall be appropriate for the topography and the type of
development contemplated, but block length in residential areas shall
not exceed 1,500 feet nor have less than sufficient width to provide
for two tiers of lots of appropriate depth between street lines. As
a general rule, blocks shall not be less than 400 feet in length.
B.
Pedestrian pathways. Pedestrian pathways, not less
than 10 feet wide, may be required by the Village Board, upon the
recommendation of the Plan Commission, through the center of a block
more than 900 feet long, where deemed essential to provide circulation
or access to schools, parks, churches, playgrounds, shopping centers,
transportation and other community facilities.
C.
Width. The width of blocks shall be wide enough to
provide for two tiers of lots of appropriate depth except where otherwise
required to separate residential development from through traffic.
Width of lots or parcels reserved or laid out for commercial or industrial
use shall be adequate to provide for off-street service and parking
required by the use contemplated and the area zoning restrictions
for such use.
D.
Utility easements. Utility easements for electric
power and telephone service shall, where practical, be placed on mid-block
easements along rear lot lines.
A.
Size. The size, shape and orientation of lots shall be appropriate for the location or topography of the subdivision, the type of sewerage to be utilized, and for the type of development contemplated, provided that no lot shall be smaller in area than the minimum lot size for the appropriate zone as established by Chapter 320, Zoning.
B.
Commercial lots. Depth and width of properties reserved or laid out for commercial or industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated, as required by Chapter 320, Zoning.
C.
Lots where abutting major highway. Residential lots
fronting on major streets and highways shall be platted with extra
depth or design or alleviate the effect of major street traffic on
residential occupancy.
D.
Corner lots. Corner lots for residential use shall
have a width sufficient to provide a building setback of at least
30 feet from each street.
E.
Access to public streets. Every lot shall front or
abut for a minimum distance of at least 40 feet on a public street.
Lots with an access only to private drives or streets shall be permitted
only with Village Board approval.
F.
Side lots. Side lot lines shall be substantially at
right angles to or radial to abutting street lines. Lot lines shall
follow Village boundary lines.
G.
Double and reversed frontage lots. Double frontage
and reversed frontage lots shall be avoided except where necessary
to provide separation of residential development from traffic arteries
or to overcome specific disadvantages of topography and orientation.
H.
Natural features. In the subdividing of any land,
regard shall be shown for all natural features, such as tree growth,
watercourses, historic spots or similar conditions which, if preserved,
will add attractiveness and stability to the proposed development.
I.
Land remnants. All remnants of lots below minimum
size left over after subdividing of a larger tract must be added to
adjacent lots or a plan shown as to future use rather than allowed
to remain as unusable parcels.
J.
Large lots. Where lots are created of a size larger
than normal for the area, the Plan Commission may require that the
plat be so designed as to allow for the possible future resubdivision
of such lots into normal sizes compatible with the area.
K.
Lot area and dimensions. Area and dimensions of all lots shall conform to the requirements of Chapter 320, Zoning, for the subdivisions within the Village and to the applicable county zoning ordinance within the Village's extraterritorial jurisdictional limits.
L.
Lot depth. Depth of lots shall be a minimum of 100
feet. Excessive depth in relation to width shall be avoided, and a
proportion of 2:1 shall be considered a desirable ratio under normal
conditions. Depth of lots or parcels reserved or laid out for commercial
or industrial use shall be adequate to provide for off-street service
and parking required by the use contemplated.
A.
Drainage system required. As required by § 281-26, a drainage system shall be designed and constructed by the subdivider to provide for the proper drainage of the surface water of the subdivision and the drainage area of which it is a part. A final plat shall not be approved until the subdivider shall submit plans, profiles and specifications, as specified in this section, which have been prepared by a registered professional engineer and approved by the Village Board, upon the recommendations of the Plan Commission and Village Engineer.
B.
Drainage system plans.
(1)
The subdivider shall submit to the Village at the
time of filing a preliminary plat a preliminary drainage plan or engineering
report on the ability of existing watercourse channels, storm sewers,
culverts and other improvements pertaining to drainage or flood control
within the subdivision to handle the additional runoff which would
be generated by the development of the land within the subdivision.
Additional information shall be submitted to adequately indicate that
provision has been made for disposal of surface water without any
damage to the developed or undeveloped land downstream or below the
proposed subdivision. The report shall also include:
(2)
A grading plan for the streets, blocks and lots shall
be submitted by the subdivider for the area within the subdivision.
(3)
The design criteria for storm drainage systems shall
be based upon information provided by the Village Engineer.
(4)
Material and construction specifications for all drainage
projects (i.e., pipe, culverts, seed, sod, etc.) shall be in compliance
with specifications provided by the Village Engineer.
C.
Grading. The subdivider shall grade each subdivision
in order to establish street, block and lot grades in proper relation
to each other and to topography as follows:
(1)
The subdivider shall grade the full width of the right-of-way
of all proposed streets in accordance with the approved plans.
(2)
Block grading shall be completed by one or more of
the following methods:
(a)
A ridge may be constructed along the rear lot
lines which provides for drainage onto the streets.
(b)
Parts of all lots may be graded to provide for
drainage to the street or to a ditch along the rear lot line.
(c)
Draining across rear or side lot lines may be
permitted provided that drainage onto adjoining properties is skillfully
controlled.
D.
Drainage system requirements. The subdivider shall install all the storm drainage facilities indicated on the plans required in Subsection A of this section.
(1)
Street drainage. All streets shall be provided with
an adequate storm drainage system. The street storm system shall serve
as the primary drainage system and shall be designed to carry street,
adjacent land and building stormwater drainage. No stormwater shall
be permitted to be run into the sanitary sewer system within the proposed
subdivision.
(2)
Off-street drainage. The design of the off-street
drainage system shall include the watershed affecting the subdivision
and shall be extended to a watercourse or ditch adequate to receive
the storm drainage. When the drainage system is outside of the street
right-of-way, the subdivider shall make provisions for dedicating
an easement to the Village to provide for the future maintenance of
said system. Easements shall be a minimum of 20 feet, but the Village
may require larger easements if more area is needed due to topography,
size of watercourse, etc.
E.
Protection of drainage systems. The subdivider shall
adequately protect all ditches to the satisfaction of the Village
Board and Village Engineer. Ditches and open channels shall be seeded,
sodded or paved depending upon grades and soil types. (Generally,
ditches or channels with grades up to 1% shall be seeded, those with
grades up to 4% shall be sodded and those with grades over 4% shall
be paved.)
A.
General.
(1)
If a proposed subdivision includes land that is zoned
for commercial or industrial purposes, the layout of the subdivision
with respect to such land shall make such provisions as the Village
may require.
(2)
A nonresidential subdivision shall also be subject to all the requirements of site plan approval set forth in Chapter 121, Building Construction, and Chapter 320, Zoning. 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 320, 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 with respect to street, curb, gutter and sidewalk design and
construction.
(4)
Special requirements may be imposed by the Village
Board with respect to the installation of public utilities, including
water, sewer and stormwater drainage.
(5)
Every effort shall be made to protect adjacent residential
areas from potential nuisance from a proposed commercial or industrial
subdivision, including the provision of extra depth in parcels backing
up on existing or potential residential development and provisions
for permanently landscaped buffer strips when necessary.
(6)
Streets carrying nonresidential traffic, especially
truck traffic, shall not normally be extended to the boundaries of
adjacent existing or potential residential areas.
