The subdivider shall dedicate land for and improve streets as
provided herein. Streets shall conform to any applicable official
map ordinance in effect. In areas for which an official map has not
been completed, the street layout shall recognize the functional classification
of various street types and shall be developed and located in proper
relation to existing and proposed streets, with due regard to topographical
conditions, natural features, utilities, land uses, and public convenience
and safety. The subdivision shall be designed so as to provide each
lot with satisfactory access to a public street as provided herein.
The following conditions shall apply for street arrangement in all
proposed subdivisions:
A.
Arterial streets shall be arranged so as to provide ready access
to centers of employment, high-density residential areas, centers
of government 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 is practicable,
continuous and in alignment with existing or planned streets with
which they are to connect.
B.
Collector streets 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 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.
Minor streets shall be arranged to conform to the topography, to
discourage use by through traffic, to permit the design of efficient
storm and sanitary sewer systems, and to require the minimum street
area necessary to provide safe and convenient access to the abutting
property.
D.
Proposed streets shall extend to the boundary lines of the tract
being subdivided unless prevented by topography, environmental constraints,
or other physical conditions or unless, in the opinion of the Common
Council or Plan Commission, such extension is not necessary or desirable
for the coordination of the layout of land division or condominium
or for the advantageous development of the adjacent land tracts.
E.
Arterial street and highway protection. Whenever the proposed land
division or condominium 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 nonaccess
reservation along the rear property line, or by the use of frontage
streets.
F.
Stream or lake shores shall have 100 feet of public access platted to the low-water mark at intervals of not more than 1/2 mile as required by § 614-12C of this chapter.
G.
Alleys may be required in commercial and industrial districts to
provide for off-street loading and service access but shall not be
approved in residential districts unless required by unusual topography
or other exceptional conditions. Dead-end alleys shall not be approved,
and alleys shall not connect to a federal, state, or county trunk
highway.
Whenever the proposed land division or condominium contains
or is adjacent to a limited access highway or railroad right-of-way,
the design shall provide the following treatment:
A.
When residential lots within the proposed land division or condominium
back upon the right-of-way of an existing or proposed limited access
highway or railroad, the following restriction shall be lettered on
the face of the plat: "Direct vehicular access to (name of road or
railroad right-of-way) from abutting lots is prohibited."
B.
Commercial and industrial districts shall provide, 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.
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
should be avoided.
A.
The minimum right-of-way of all proposed streets shall be as specified
on any applicable street plan officially adopted by the City, or,
if no width is specified, the minimum right-of-way width shall be
as follows:
B.
Minimum roadway width and surface width of all new subdivision roads
shall comply with the town road standards contained in § 82.50,
Wis. Stats., unless locally adopted City road standards require a
different width and cross-section design.
C.
Cul-de-sac streets designed to have one end permanently closed shall
not normally exceed 1,000 feet in length. Such streets shall terminate
in a circular turnaround having a minimum right-of-way radius of 60
feet and a minimum roadway radius of 45 feet.
D.
Temporary termination of streets intended to be extended at a later
date shall be accomplished with the construction of a temporary turnaround
of 120 feet right-of-way diameter and a roadway of not less than 90
feet in diameter.
E.
F.
Street grades shall be established wherever practicable so as to
avoid excessive grading and removal of ground cover and tree growth
and general leveling of the topography. The length of curve required
for the vertical grade changes at the street center line is dependent
on the design speed and percent of algebraic difference in the intersecting
grades. The following information shall be used in the design of vertical
curves:
(1)
Maximum change in grade without a vertical curve (from the State
of Wisconsin Department of Transportation's Facilities Development
Manual).
(2)
Design controls on crest vertical curves (from AASHTO's "A Policy
of Geometric Design of Highways and Streets").
(3)
Design controls on sag vertical curves (from AASHTO's "A Policy
of Geometric Design of Highways and Streets").
G.
Radii of 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:
H.
A tangent at least 100 feet in length shall be provided between reverse
curves on arterial and collector streets.
Streets shall intersect each other as nearly as possible at
right angles, and not more than two streets shall intersect at one
point unless approved by the Plan Commission.
A.
The number of intersections along arterial streets and highways shall
be held to a minimum. Whenever practicable the distance between such
intersections should not be less than 1,200 feet.
B.
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.
C.
Street jogs with center-line offsets of less than 300 feet shall
not be approved.
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.
A.
Length. Blocks in residential areas should not as a general rule
be less than 750 feet nor more than 1,200 feet in length unless otherwise
dictated by exceptional topography or other limiting factors.
B.
Pedestrianways of not less than 10 feet in width may be required
near the center and entirely across any block over 900 feet in length
where deemed essential by the Common Council to provide adequate pedestrian
circulation or access to schools, shopping centers, churches or transportation
facilities.
C.
Width. Blocks shall have sufficient width to provide for two tiers
of lots of appropriate depth except where otherwise required to separate
residential development from through traffic or where lots abut a
lake or stream. 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 provisions for such use.
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 for the
building contemplated.
A.
Side lot lines should 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 reversed 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 on a road for a distance of
at least 66 feet, except lots located on a curved street or cul-de-sac
which shall front or abut on a road for a distance of at least 30
feet.
(1)
New lots shall be located along a public road, except where access
already exists via private road or shared drive (a shared drive would
include an existing access point where more than one property under
different ownership is serviced by easement or right at time of ordinance
adoption).
(2)
Where a private road or shared drive already exists, lots may be
created if:
(a)
A road maintenance agreement is established by the subdivider
and approved by the City. This agreement shall be executed with the
purchase of each lot and shall address the provisions for the long-term
maintenance and snow removal of the road, including the specific tasks,
schedule, responsible parties, and funding mechanism. Any revisions
to this agreement shall also be approved by the City;
(b)
The road is constructed to at least minimum standards set forth
in § 82.50(1)(a), Wis. Stats., for roads serving fewer than
a total of 10 existing and new lots or § 82.50(1)(c), Wis.
Stats., for roads serving a total of 10 or more existing and new lots.
The private road improvement would require City review and inspection
expedited through a development agreement between the subdivider and
City; and
(c)
At the creation of the third principal structure the road is
required to be named and road sign erected in accordance with City
standards and E-911 county addressing provisions.
D.
Area and dimensions shall conform to the requirements of the City
Zoning Ordinance. Lots shall contain sufficient area to permit compliance
with all required setbacks, including those set forth in the City
Zoning Ordinance and those that may be required to meet the requirements
of Ch. Trans 233, Wis. Adm. Code. Whenever a tract is subdivided into
parcels with area in excess of the zoning requirements, such parcels
should be arranged and dimensioned so as to allow resubdivision of
any such parcels into normal lots in accordance with the provisions
of this chapter.
E.
Depth. Lots should be designed with a suitable proportion between
width and depth. Neither long, narrow or wide, shallow lots are normally
desirable. Normal depth should not exceed two times the width nor
be less than 150 feet.
F.
Width of lots shall conform to the requirements of the City Zoning
Ordinance.
G.
Corner lots shall be designed with extra width to permit adequate
building setback from both streets.
H.
The shape of lots shall be approximately rectangular, with the exception
of lots located on a curved street or cul-de-sac. Flag lots shall
be prohibited, except where necessary to accommodate exceptional topography
or to protect natural resources or the created lot is at least five
acres in area.
I.
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 lake or stream.
Building setback lines shall conform to the requirements established
in the City Zoning Ordinance.
A.
Drainage easements. Where a subdivision is traversed by a watercourse,
drainageway or stream, an adequate drainageway or easement may be
required to handle stormwater runoff. The location, width, alignment
and improvement of such drainageway or easement shall be approved
by the Common Council.
B.
Utility easements. All utility lines for electric power and telephone
service shall be placed on mid-block easements along rear lot lines
whenever carried on overhead poles where lots abut a lake or stream.
All other utility easements shall be located along rear or side lot
lines whenever possible.
Where natural drainage channels, floodplains, wetlands, or other
environmentally sensitive areas are encompassed in whole or in part
within a proposed land division or condominium, the Common Council
may require that such areas be dedicated or that a restriction be
placed on the plat or certified survey map to protect such resources.
The Common Council may further require that such areas be included
in outlots designated on the plat or certified survey map and restricted
from development.
