In any division or development of land the street layout shall
conform to the arrangement, width and location indicated on the Official
Map, county jurisdictional highway system plan, Comprehensive Plan
or plan component, or precise neighborhood unit development plan of
the municipality. 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. All proposed
roads and/or streets shall comply with the Town road standards as
adopted by the governing body. The division or development shall be
designed so as to provide each lot with satisfactory access to a public
street. In addition:
A.
Arterial streets, as hereafter 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. They shall also be properly
integrated with and related to the existing and proposed system of
major 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 hereafter defined, shall be arranged so as
to provide ready collection of traffic from residential areas and
conveyance of this traffic to the major 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 major streets
to which they connect.
C.
Minor streets, as hereafter 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 for safe and
convenient access to abutting property.
D.
Proposed streets shall extend to the boundary lines of the tract
being divided or developed unless prevented by topography or other
physical conditions or unless, in the opinion of the Plan Commission
and governing body, such extension is not necessary or desirable for
the coordination of the layout of the development or for the advantageous
development of the adjacent tracts.
E.
Arterial street and highway protection. Whenever the proposed development
contains or is adjacent to a collector street or arterial street,
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 nonaccess reservation
along the rear property line, or by the use of frontage streets.
F.
Frontage streets. A frontage street shall be designed in relation
to the street which it serves and to the existing topography to provide
for safe traffic flow and property value preservation.
G.
Stream or lake shores shall have a minimum of 60 feet of public access
platted to the low-water mark at intervals of not more than one-half
mile as required by § 236.16(3), Wis. Stats.
H.
Street names shall not duplicate or be similar to existing street
names elsewhere in the municipality, and existing street names shall
be projected wherever possible. Street names and numbers shall comply
with the Municipal Code of the municipality.
I.
Reserve strips controlling access to streets shall be prohibited
except where the access control has been placed under the governing
body control and such control has been accepted by the governing body.
Whenever the proposed division or development contains or is
adjacent to a limited access highway or railroad right-of-way, the
design shall provide the following treatment:
A.
When lots within the proposed division or development 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 a 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."
B.
When lots within the proposed division or development front upon
the right-of-way of an existing or proposed limited access highway
or a railroad, said lots should be platted with extra depth to permit
generous distances between the buildings and such traffic ways.
C.
Commercial and industrial properties shall have 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 not less than 150 feet.
D.
Streets parallel to a limited access highway or railroad right-of-way,
when intersecting a collector street or arterial 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.
E.
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.
The minimum right-of-way and roadway width of all proposed streets
and alleys shall be as specified by the Comprehensive Plan, Comprehensive
Plan component, Official Map, neighborhood development study, or jurisdictional
highway system plan, or, if no width is specified therein, the minimum
width shall be as set by the Town Board. Street sections are for standard
arterial streets only. Cross sections for freeways, expressways and
parkways should be based upon detailed engineering studies. In addition:
A.
All streets or system of streets designed to have one end of any
street in the system closed, whether temporarily or permanently, shall
not exceed in any manner 1,200 feet in length. The Town Plan Commission
and Town Board may grant a special exception from the cul-de-sac length
upon the property owner and/or the developer demonstrating that the
proposed cul-de-sac is only temporary. The owner and/or developer
may request that the Town Plan Commission and Town Board grant a special
exception as follows:
(1)
Written request. The owner and/or developer shall submit a written
request for a special exception to the Town Clerk. The request shall
state the reasons for requesting the special exception. In addition,
the application shall include the following:
(a)
Written documentation from all adjacent property owners that
the owner/developer has contacted them regarding the proposed development
shall be submitted to the Town Clerk prior to the Town Plan Commission
and/or governing body reviewing said special exception.
(b)
An overall development plan of the property to be developed
and the adjacent properties shall be submitted to the Town Plan Commission
and governing body for review.
(c)
Any additional information as may be required by the Town Plan
Commission and/or Town Board in order to render an informed decision
shall be submitted.
(2)
Referral to Plan Commission and governing body. Upon receipt of a
written request for a special exception, the Town Clerk shall, within
a reasonable time, place the matter on a Plan Commission and a governing
body agenda for review and action.
(3)
Considerations. The Plan Commission and governing body shall each
make a separate determination and may, as deemed necessary by the
Plan Commission and/or governing body, establish conditions of approval.
The most restrictive conditions of the Plan Commission and/or governing
body shall govern. The Plan Commission and governing body shall consider
of the following factors:
(a)
Whether the request for a special exception, if granted, would
be consistent with the general intent of this chapter.
(b)
Whether the proposed cul-de-sac street extends to the boundary
lines of the tract being divided or developed.
(c)
Whether the owner/developer demonstrated that the proposed location
of the cul-de-sac termination will allow the neighboring property
to develop in a reasonable manner.
(d)
Whether the proposed street arrangement complies with the Official
Town Map.
(e)
Whether the proposed temporary cul-de-sac is intended to be
extended at some point in the future.
(f)
The proposed cul-de-sac shall not terminate at an environmentally
sensitive area, including but not limited to a wetland/conservancy
area, floodplain or an area of steep slopes.
(g)
Whether the Plan Commission and/or governing body determined
if such extension is necessary and desirable for the coordination
of the layout of the development or for the advantageous development
of the adjacent tracts.
B.
All streets designed to have one end closed, whether temporarily
or permanently, shall terminate in a circular turnaround having a
minimum right-of-way radius of 66 feet. Temporary termination of streets
shown on the Official Map 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. Notwithstanding the foregoing, 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 may be approved
by the governing body if the governing body finds that the temporary
cul-de-sac does not serve more than one parcel on each side of the
street that the temporary cul-de-sac ends. The road construction standards
for a temporary "T" intersection shall be established by the governing
body on consultation with the Town Engineer and may be amended and
revised from time to time by separate resolution and shall be on file
with the Town Clerk.
C.
Roadway elevations. Elevations of roadways passing through floodplain
areas shall be designed in the following manner:
D.
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.
E.
Street grades.
(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. All changes in
street grades shall be connected by vertical parabolic curves of a
minimum length equivalent in feet to 30 times the algebraic difference
in the rates of grade for streets, provided that no curve less than
60 feet in length need be used.
F.
Radii of curvature.
(1)
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:
(2)
A tangent at least 100 feet in length shall be provided between reverse
curves on arterial and collector streets.
G.
Half streets. Where an existing dedicated or platted half street
is adjacent to the tract being divided or developed, the other half
of the street shall be dedicated by the owner. The platting of new
half streets shall not be permitted.
H.
Intersection design requirements. Intersection design requirements
are hereby established as set forth on Exhibit B on file with the
Town Clerk, as adopted by the Town Board and all amendments thereto.
The Town Board reserves the right to amend Exhibit B without the necessity
of a public hearing.
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. The number of intersections along collector
streets and arterial streets shall be held to a minimum, and the distance
between intersections on collector streets 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 of a greater radius when required by the Plan
Commission and governing body, 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
major streets from opposite sides within 250 feet of each other, measured
along the center line of the arterial or collector street, then the
location shall be so adjusted that the adjoinment across the major
or collector street is continuous and a jog is avoided.
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; and the limitations
and opportunities of topography. In addition:
A.
The length of blocks in residential areas shall not as a general
rule be less than 400 feet nor more than 2,000 feet in length unless
otherwise dictated by exceptional topography or other limiting factors
of good design.
B.
Pedestrianways of not less than 15 feet in width may be required
near the center and entirely across any block over 900 feet in length
where deemed essential by the Plan Commission and governing body to
provide adequate pedestrian circulation or access to schools, parks,
shopping centers, churches or transportation facilities.
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 for electric power and telephone service 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 division or development 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 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
or orientation.
C.
Access. Every lot shall front or abut for a distance of at least
40 feet on a public street. Lots with access only to private drives
shall be permitted only with governing body approval and subject to
the conditions of said approval.
D.
Area and dimensions of all lots shall conform to the requirements of Chapter 384, Zoning, of this Code. Those building sites not served by a public sanitary sewerage system or other approved system shall be sufficient to permit the use of an on-site soil absorption sewage disposal system designed in accordance with the Wisconsin Administrative Code. The width and area of lots located on soils suitable for the use of an on-site soil absorption sewage disposal system shall not be less than 150 feet in width and 1 1/2 acres in area.
E.
Depth of lots shall be a minimum of 125 feet. Excessive depth in
relation to width shall be avoided and a proportion of two to one
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. Lots shall be designed so the depth
to width ratio does not exceed 2 1/2 to one unless a variance is granted
by the Plan Commission and governing body.
F.
Width of lots shall conform to the requirements of Chapter 384, Zoning, of this Code or other applicable ordinance, and in no case shall a lot be less than 60 feet in width at the building setback line. The width of lots on curves shall be measured at a point of tangency of the setback arc at the mid point of the curve for the lot.
G.
Corner lots shall have an extra width of 10 feet to permit adequate
building setbacks from side streets.
H.
Lands lying between the meander line and the water's edge and
any otherwise unplattable lands which lie between a proposed division
or development and the water's edge shall be included as part
of lots, outlots or public dedications in any plat abutting a lake
or stream.
I.
Oversized lots are allowed, but where lots are created of a size
larger than normal for the area, the governing body may require that
the division or development be so designed as to allow for the possible
future redivision of such lots into normal sizes compatible with the
immediate area.
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 Plan Commission and/or governing body.
The Plan Commission and/or governing body may require utility
easements of widths deemed adequate for the intended purpose on each
side of all rear lot lines and on side lot lines or across lots where
necessary or advisable for electric power, communication, and cable
television lines, wires, conduits, storm and sanitary sewers, and
gas, water and other utility lines. All easements for municipal utilities
shall be dedicated to the municipality unless otherwise provided.
Where a division or development is traversed by a watercourse, drainageway,
channel or stream, an adequate drainageway or easement shall be provided
as may be required by the Plan Commission and/or governing body. The
location, width, alignment and improvement of such drainageway or
easement shall be subject to the approval of the Plan Commission and
governing body, 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 hydraulically accommodate maximum potential volumes of flow. These
design details are subject to review and approval by the Municipal
Engineer.
In order that adequate land for public uses may be properly
located, preserved, developed, and improved as the municipality develops,
and in order that the cost of providing the public facilities necessary
to serve the additional individuals brought into the municipality
may be most equitably apportioned on the basis of the additional need
created by the individual development of land, the following provisions
are established:
A.
Dedication of land.
(1)
Where it is determined by the Plan Commission and Town Board that
a portion of the land is required for public use, the owner shall
provide and dedicate to the municipality such land prior to the time
the final land division is approved or, if no land division is proposed,
prior to final approval of the development.
(2)
The amount of land to be provided shall be determined on the basis
of an amount of land equal in value to an amount determined from time
to time by resolution of the Town Board.
(3)
In the event the owner and municipality cannot agree as to the price
to be paid for such land, the value shall then be determined by the
Municipal Assessor on the basis of full and fair market value of the
land prior to division or, if no division, development. If the owner
is not satisfied with the Municipal Assessor's value, an appraisal
board shall be created consisting of one appraiser selected by the
municipality at its expense, and that person may be the Town Assessor,
one selected by the owner at his expense and a third selected by the
two other appraisers with the expense divided equally between the
owner and the municipality. The determination of the appraisal board
as to the value of the land should determine the valuation of the
land. The test of the value of the land to be dedicated shall be in
its undeveloped condition immediately before sale to the developer,
division or, if no division, development based on fair market value
and not as improved.
(4)
Any lands dedicated under this provision shall be used for public
purpose, including but not limited to public sites, park lands, recreation
lands, or open spaces.
B.
Proportionate payment in lieu of dedication.
(1)
Where the Board determines that such dedication is not feasible or
compatible with development of the municipality, the owner shall,
in lieu thereof, pay to the municipality a fee in an amount established
from time to time by resolution of the Town Board. This fee is to
be placed into a separate nonlapsing fund for public and park land
acquisition, development, preservation and improvement. Any fee paid
in lieu of dedication may be used by the municipality for land acquisition,
construction of public buildings, garages, or storage buildings, and
any capital improvement on the public lands, including capital equipment
acquisition.
(2)
Payment of the above fee shall be made within 45 days of the final
approval of any development and be made in a lump sum.
(3)
Whenever the owner presents development plans whereby separate parcels
are not in fact created, such as planned unit developments, apartment
houses, or condominiums, each unit shall be subject to the above fees.
