In any new subdivision the street, block and
lot layouts shall conform to the arrangement, width and location indicated
on the Village of Johnson Creek Official Map and shall be so designated
as to be within the capability of the land and water resources; least
disturb the existing terrain, flora, fauna and water regimen; and
meet all the use, site, sanitary, floodland, and shoreland regulations
contained in the Village of Johnson Creek Zoning Ordinance. In areas
for which such plans have not been completed, the street layout shall
recognize the functional classification of the various types of streets
and shall be developed and located in proper relation to existing
and proposed streets, to the topography, to such natural features
as streams and tree growth, to public convenience and safety, to the
proposed use of the land to be served by such streets, and to the
most advantageous development of adjoining areas. The subdivision
shall be designed so as to provide each lot with satisfactory solar
access and access to a public street.
A.
Arterial streets, as heretofore defined, shall be
arranged so as to provide ready access to centers of employment, centers
of governmental activity, community shopping areas, community recreation,
and points beyond the boundaries of the community. Arterial streets
shall also be properly integrated with and related to the existing
and proposed area-wide system of arterial streets and highways and
shall be, insofar as practicable, continuous and in alignment with
existing or planned streets with which they are to connect.
B.
Collector streets, as heretofore defined, shall be
arranged so as to provide ready collection of traffic from residential
areas and conveyance of this traffic to the arterial street and highway
system and shall be properly related to the mass transportation system,
to special traffic generators such as schools, churches, and shopping
centers and other concentrations of population and to the arterial
streets into which they connect.
C.
Minor streets, as heretofore defined, 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.
Proposed streets shall extend to the boundary lines
of the tract being subdivided unless prevented by topography or other
physical conditions or unless the Village of Johnson Creek Plan Commission
finds that such extension is not necessary or desirable for the coordination
of the layout of the subdivision or for the advantageous development
of the adjacent tracts.
E.
Arterial street and highway protection. Whenever the
proposed subdivision contains or is adjacent to an arterial street
or highway, adequate protection of residential properties, limitation
of access and separation of through and local traffic shall be provided
by reversed frontage with screen planting contained in a non-access
reservation along the rear property line or by the use of frontage
streets consistent with this chapter.
F.
Public access shall be provided to all navigable stream
or lake shores.
G.
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 of Johnson Creek under conditions
approved by the Village of Johnson Creek Plan Commission.
H.
Street names shall not duplicate or be similar to
existing street names, and existing street names shall be projected
wherever possible, and final approval of street names rests with the
Village Board upon the recommendation of the Plan Commission, Police
Department, and the Fire Department.
I.
Access shall be provided in commercial and industrial
areas for off-street loading and service areas unless otherwise required
by the Plan Commission.
J.
Use of culs-de-sac. The use of culs-de-sac in the
design and platting of subdivisions is discouraged. Developments proposing
streets terminating in a cul-de-sac may be considered by the Plan
Commission and Village Board where such a street design permits or
furthers preservation of natural features, topography, or sensitive
environmental areas located within or adjacent to the subdivision.
In determining to approve or reject a street design or subdivision
layout utilizing streets terminating in a cul-de-sac, financial considerations,
such as the desire to increase the number of buildable lots, shall
not be deemed an adequate reason or justification for use of culs-de-sac
in the design or subdivision layout.
[Added 4-24-2006 by Ord. No. 10-06]
Whenever the proposed subdivision contains or
is adjacent to a limited access highway, arterial or railroad right-of-way,
the design shall provide the following treatment:
A.
When lots within the proposed subdivision back upon
the right-of-way of an existing or proposed limited access highway,
arterial 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 and
the building of all structures excepting public or private utility
structures hereon is prohibited."
B.
Where commercial and industrial districts are involved
there shall be provided, on each side of the limited access highway
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 shall not be less
than 150 feet from the right-of-way of the limited access highway
or railroad.
C.
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.
D.
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.
The minimum right-of-way, construction standards and
roadway width of all proposed streets and alleys shall be as specified
by the Village of Johnson Creek Standard Specifications, Comprehensive
Master Plan, Official Map, or, if no width is specified therein, the
minimum width shall be as shown on Table 1.
B.
The suggested right-of-way widths indicated above
are for urban sections; no rural sections are to be used; however,
in the case of existing rural-type roadway sections, the right-of-way
widths shall be as follows on Table 1:
|
Table 1
| ||
|---|---|---|
|
Urban Street
|
Right-of-Way Width
| |
|
Arterial
|
80 feet (minimum)
| |
|
Collector
|
66 feet
| |
|
Minor
|
60 feet
| |
|
Pedestrianways
|
10 feet
| |
|
Rural Street
|
Right-of-Way Width
| |
|---|---|---|
|
Arterial
|
100 feet (minimum)
| |
|
Collector
|
80 feet
| |
|
Minor
|
66 feet
|
C.
Street sections are for standard streets only. Cross
sections for freeways, expressways and parkways should be based upon
detailed engineering studies. In addition:
(1)
Cul-de-sac street. Cul-de-sac streets designed to
have one end permanently closed shall not exceed 1,320 feet in length.
Urban cul-de-sac streets shall typically terminate in a teardrop turnaround
having a minimum right-of-way radius of 60 feet and a minimum outside
curb radius of 48 feet.
(2)
Street grades.
(a)
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:
(b)
The grade of any street shall in no case exceed
9% or be less than 1/2 of 1%.
[Amended 10-7-2004 by Ord. No. 34-04]
(c)
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.
All changes in street grades shall be connected by vertical curves
of a minimum length equivalent in feet to 30 times the algebraic difference
in the rates of grade for arterial streets and 1/2 this minimum
for all other streets.
(3)
Half streets. Where an existing dedicated or platted
half street is adjacent to the tract being subdivided, the other half
of the street shall be dedicated by the subdivider. The platting of
new half streets shall not be permitted.
(4)
Roadway elevations. Elevations of roadways passing
through floodland areas shall be designed in the following manner:
(a)
At least two feet above the one-hundred-year
recurrence interval flood elevation for arterial streets.
(b)
At least two feet above the ten-year recurrence
interval flood elevation for minor streets.
(c)
At no less than the one-hundred-year recurrence
interval flood elevation for collector streets.
(5)
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 or other technical 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, provided that flood
easements or other appropriate legal measures have been secured from
all property owners affected by the excess stage increases. Such bridges
and culverts shall be so designed and constructed as to facilitate
the passage of ice floes and other debris. All new and replacement
bridges shall be constructed in accordance with all applicable state
statutes and codes and plans shall be submitted to the Wisconsin Department
of Natural Resources (DNR) to assure compliance therewith.
(6)
Radii of curvature.
(a)
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, or shall not be less than the Wisconsin Department
of Transportation Facilities Design Manual for the design speed of
the facility and shall use the greater of the two:
(b)
A tangent at least 100 feet in length shall
be provided between reverse curves on arterial and collector streets.
Streets shall intersect each other at as nearly
right angles as topography and other limiting factors of good design
permit. In addition:
A.
The number of streets converging at one intersection
shall be reduced to a minimum, preferably not more than two.
B.
The number of intersections along arterial streets
and highways shall be held to a minimum. Wherever practicable the
distance between such intersections shall not be less than 1,200 feet.
C.
Property lines at street intersections shall be rounded
with a minimum radius of 15 feet, or a greater radius when required
by the Village of Johnson Creek Plan Commission, or shall be cut off
by a straight line through the points of tangency of an arc having
a radius of 15 feet.
D.
Minor streets shall not necessarily continue across
arterial or collector streets, but if the center lines of such minor
streets approach the arterial streets from opposite sides within 300
feet of each other, measured along the center line of the arterial
or collector street, then the location shall be so adjusted that the
alignment across the arterial or collector street is continuous and
a jog is avoided.
E.
On all streets where sidewalks are required, ramps
or openings to accommodate handicapped individuals or vehicles shall
be provided in accordance with § 66.0909, Wis. Stats.
The widths, lengths, and shapes of blocks shall
be suited to the planned use of the land, zoning requirements, need
for convenient access, control and safety of street traffic, topography,
and solar access.
A.
The lengths of blocks in residential areas shall not
as a general rule be less than 600 feet nor more than 1,500 feet in
length unless otherwise dictated by exceptional topography or other
limiting factors of good design.
B.
Pedestrianways of not more than 10 feet in width may
be required where deemed necessary by the Village of Johnson Creek
Plan Commission to provide safe and convenient pedestrian circulation
between the individual lots, streams, lake shores, parklands, or other
public areas, or may be required near the center and entirely across
any block where deemed essential by the Village of Johnson Creek Plan
Commission to provide adequate pedestrian circulation or access to
schools, shopping centers, churches, parks, open spaces, or transportation
facilities. The final plat shall contain a special restriction addressing
by whom mid-block pedestrianways will be maintained.
C.
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 shall, where practical, be placed
on mid-block easements along rear lot lines.
The size, shape, and orientation of lots shall
be appropriate for the location of the subdivision and for the type
of development and use contemplated. The lots should be designed to
provide an aesthetically pleasing building site and a proper architectural
setting and for solar access for the building contemplated. In addition:
A.
Side lot lines shall be at right angles to straight
street lines or radial to curved street lines on which the lots face.
Lot lines shall follow municipal boundary lines rather than cross
them.
B.
Double frontage and reverse frontage lots shall be
prohibited except where necessary to provide separation of residential
development from through traffic or to overcome specific disadvantages
of topography and orientation.
C.
Access. Every lot shall front or abut for a distance
of at least 30 feet on a public street and shall be at least 45 feet
on all proposed culs-de-sac.
D.
Area and dimensions of all lots shall conform to the
requirements of the Village of Johnson Creek Zoning Ordinance or the
zoning ordinance of the jurisdiction where the land division occurs.
Those building sites not served by a public sanitary sewer system
or other approved systems shall be sufficient to permit the use of
an on-site soil absorption sewage disposal system in accordance with
the Wisconsin Department of Commerce Administrative Code and administered
by Jefferson County. In no case shall the width and area of lots located
on soils suitable for the use of an on-site soil absorption sewage
system be less than 150 feet in width and 40,000 square feet in area.
E.
Whenever a tract is subdivided into parcels five acres
or less in area and more than twice the minimum lot area required
for the zoning district in which such parcel is located, the Village
of Johnson Creek Plan Commission may require such parcels to be arranged
and dimensioned so as to allow resubdivision of any such parcels in
accordance with the provisions of this chapter and in conformance
with the Village of Johnson Creek or County Zoning Ordinance.
F.
Depth of lots shall be a minimum depth of 100 feet.
Excessive depth in relation to width shall be avoided and a proportion
of two to one (2:1) shall be considered a desirable ratio under normal
conditions. Depth and 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 zoning restrictions for such use.
G.
Double frontage and reverse frontage lots, where permitted
to provide separation of residential development from through traffic
or to overcome specific disadvantages of topography and orientation,
shall provide an extra lot depth of 30 feet or landscaped buffering
unless a greater depth is specified herein.
H.
Lands lying between the meander line and the water's
edge and any otherwise unplattable lands which lie between a proposed
subdivision and the water's edge shall be included as part of lots,
outlots, or public dedications in any plat abutting a stream or lake.
I.
Width of lots shall conform to the requirements of
the Zoning Ordinance, or other applicable ordinance, and in no case
shall a lot be less than 80 feet in width at the base setback line.
J.
Corner lots shall be designed and platted with at
least 10 feet of extra width over and above the minimum required for
the zoning district wherein located to permit adequate building setbacks
from side streets, and access shall be restricted to the minor street.[1]
K.
The shape of lots shall generally be rectangular.
Lots platted on culs-de-sac will generally be narrower at the street
line than at the rear lot line.
A.
Building setback lines appropriate to the location
and type of development contemplated which are more or less restrictive
than the regulations of the zoning district in which the plat is located
may be required by the Village of Johnson Creek Plan Commission if
under planned development. Building setback lines appropriate to the
location and type of development contemplated which are more restrictive
than the regulation of the zoning district in which the plat is located
may be required by the Village of Johnson Creek Plan Commission and
shall be shown on the final plat or certified survey map. Examples
of the application of this provision would include requiring greater
setbacks on cul-de-sac lots to achieve the necessary lot width at
the setback line, requiring greater setbacks to conform to setbacks
of existing adjacent development, or setting special yard requirements
to protect natural resource elements.
B.
Shoreland/wetland and isolated wetland setbacks, in
addition to those required by the Village of Johnson Creek Zoning
Ordinance, may be required by the Village of Johnson Creek Plan Commission.
Special restrictions which are appropriate to
the location or design of the land division may be required by the
Plan Commission and shall be shown on the final plat or certified
survey map. Examples of the application of this provision include
access control along public ways, required planting and buffering
strips, and prohibition of structures and vegetative clearing in environmentally
significant lands.
A.
The Village of Johnson Creek Plan Commission may require
utility easements of widths deemed adequate for the intended purpose
on each side of all rear lot lines and on each side of all side lot
lines or across lots where necessary or advisable for electric power
and communication facilities, storm and sanitary sewers, street trees,
gas, water, streetlights and other utility lines, and solar access.
All easements shall be noted on the final plat followed by reference
to the use or uses for which they are intended.
B.
Drainage easements. Where a subdivision is traversed
by a watercourse, drainageway channel or stream, an adequate easement
shall be provided. The location, width, alignment, and improvement
of such drainageway or easement shall be subject to the approval of
the Village Engineer, and parallel streets or parkways may be required
in connection therewith. Where necessary, stormwater drainage shall
be maintained by landscaped open channels of adequate size and grade
to accommodate hydraulically maximum potential volumes of flow, subject
to review and approval by the Village Engineer. All easements shall
be noted on the final plat followed by reference to the use or uses
for which they are intended.
