The arrangement, character, extent, width and location of all
streets shall be in substantial accord with the Comprehensive Plan
or any changes or amendments thereto approved by the Plan Commission
and shall be considered in their relation to existing and planned
streets, to topographical conditions, to reasonable circulation of
traffic within the subdivision and adjoining lands, to public convenience
and safety, to runoff of stormwater and in their appropriate relations
to the proposed uses of the area to be served.
A.
Minimum standards. All right-of-way widths shall conform to the following
minimum dimensions:
|
Type
|
Residential Subdivision
|
Manufacturing or Business Subdivision
| |
|---|---|---|---|
|
Collector streets
|
80 feet
|
80 feet
| |
|
Minor streets
|
60 feet or as required by the Plan Commission
|
70 feet
| |
|
Half streets
|
1/2 the total right-of-way of proposed street or as required
by the Plan Commission
|
Not permitted
| |
|
Cul-de-sac
|
60 feet or as required by the Plan Commission
|
70 feet
| |
|
Frontage roads
|
40 feet
|
50 feet
|
B.
Right-of-way widths and design standards. Right-of-way widths and
other design standards of thoroughfares, including freeways, expressways,
parkways, and major and secondary thoroughfares, shall be in accordance
with those designated on the Comprehensive Plan or by federal, state
or county authorities having jurisdiction, whichever has the greater
width and design standard requirements.
D.
Connecting different gradients. Different connecting street gradients
shall be connected with vertical curves. Minimum length in feet of
these curves shall provide a sight distance of not less than 300 feet,
measured from an eye level four feet high, with a clear view of an
obstacle not over two feet high.
E.
Minor streets. Minor streets shall be so aligned that their use by
through traffic will be discouraged.
F.
Street jogs. Street jogs with center-line offsets of less than 125
feet should be avoided.
G.
Street intersections at right angles. It must be evidenced that all
street intersections and confluences encourage safe and efficient
traffic flow and, in general, are at or near right angles, avoiding
acute angles. An intersection of more than two streets shall be prohibited.
H.
Alleys. Alleys are not permitted in residential areas unless deemed
necessary by the Plan Commission.
I.
Culs-de-sac. Cul-de-sac streets in single-family detached house residential
districts shall be not more than 500 feet in length, measured along
their center lines from the streets of origin to the ends of their
right-of-way, or may be longer than 500 linear feet, provided not
more than 15 lots abut upon their rights-of-way lines. In multiple-family
residential districts, such streets shall not exceed 400 feet in length.
Each cul-de-sac shall have a terminus of nearly circular shape, 120
feet in diameter with a landscaped island in the center.
J.
Half streets. Half streets shall be prohibited, except where essential
to the reasonable development of the subdivision in conformity with
the other requirements of these regulations, and where the Council
finds it will be practicable to require the dedication of the other
half when the adjoining property is subdivided. Wherever an existing
or dedicated half street is adjacent to a tract to be subdivided,
the other half of the street shall be platted within such tract.
K.
Access to residential property. Provisions shall be made for vehicular
and pedestrian access to residential property abutting a thoroughfare
either by frontage roads or double frontage lots backing to the thoroughfare.
Where the backup treatment is used, a no-access strip shall be provided.
These standards are established for the purpose of providing protection
to residential properties and to separate through and local traffic.
L.
Street naming. The Plan Commission shall review all subdivision plats
for proper street naming. The Council shall have final determination
of street names.
[Amended 7-12-1995 by Ord. No. 2791]
(1)
Duplication of existing street names by similar word spelling or
sound shall not be permitted. A street name that does not duplicate
an existing street name but is unacceptable due to sound, definition
or implication shall not be permitted.
(2)
Streets of a different name with different suffix shall not be permitted,
except that a cul-de-sac or short loop street intersecting a through
street may carry the through street name with a "court" or "circle"
suffix.
(3)
Where a street maintains the same general direction, except for curvilinear
changes for short distances, the same name shall continue for the
extra length of the street. Any street which changes alignment approximately
90° from its original direction shall change in name at the point
of direction change. In considering whether a change of name is necessary
due to curvilinear changes, the house numbering difficulties shall
be considered the determining factor, provided it would not be in
conflict with other requirements herein.
(4)
A name which is assigned to a street which is not presently a through
street due to intervening land over which the street extension is
planned shall be continued for the separate portions of the planned
through street. However, if a street is not presently a through street,
due to intervening land use which prohibits the possibility of street
extension, the street name shall be discontinued at the point of obstruction
by the indivisible land use.
(5)
Street names shall be continued along streets with a center-line
offset of less than 125 feet. If the-center line offset is greater
than 125 feet, a new street name shall be used.
(6)
The below-listed street designations shall be limited to the following
conditions:
(a)
Boulevard. This term shall be reserved for streets with a divided
pavement either existing or planned. If the divided pavement ends,
but the street continues, the same street name and suffix shall be
continued.
(b)
Drive, parkway, road. These terms shall be used for curving
streets of length with no primary direction.
(c)
Lane, place, way, terrace. These terms shall be limited to streets
one or two blocks long not ending in a cul-de-sac.
(d)
Circle, crescent, court. These terms shall be limited to cul-de-sac
streets or short loop streets.
(e)
Court. This term shall be limited to a cul-de-sac of eight lots
or fewer.
(7)
The desirable maximum number of street names at one intersection
shall be three.
(8)
Approval of street names on a preliminary plat will not reserve the
street name nor shall it be mandatory for the City to accept it at
the time of final platting.
[Amended 7-12-1995 by Ord. No. 2791]
A.
Alleys. Alleys shall be at least 20 feet wide where permitted in
residential subdivisions. Alleys at least 24 feet wide shall be provided
in commercial and manufacturing subdivisions.
B.
Pedestrianways. Pedestrianways, where permitted, shall be at least
12 feet wide, and a four-foot high chain link fence with a top rail
shall be installed by the subdivider at his expense along the side
boundary lines of such pedestrianways to within one foot of terminating
street, sidewalk or alley lines. After initial development, grading
and seeding by the subdivider, maintenance of such pedestrianways
shall be assumed by the City. Pedestrianways leading to schools, parks
or other common destinations may be required by the Plan Commission.
[Amended 2-22-1995 by Ord. No. 2772; 8-28-2002 by 3116]
A.
A public utility easement shall be provided for any overhead or underground
utility service, including sanitary sewer and stormwater drainage,
where deemed necessary by the City Engineer. Utility easements shall
be a minimum of 7 1/2 feet wide and situated at the rear of each
lot and along side lot lines for residential and commercial development.
For areas of industrial development, utility easements may be established
along the front lot lines. Utility easements may be established along
the front lot lines of land to be subdivided within the area of extraterritorial
jurisdiction, provided that such lots are not located within the future
urban area of the City of Fond du Lac. At deflection points in utility
easements, if overhead utility lines are contemplated, additional
easements shall be established for pole-line anchors.
B.
Associated equipment and facilities which are appurtenant to underground
electrical and communications systems, such as, but not limited to,
substations, pad-mounted transformers, pad-mounted sectionalizing
switches and pedestal-mounted terminal boxes, may be located aboveground,
except that in areas of residential zoning such equipment shall not
be located in any front yard area of property within the corporate
limits of the City or property within the future urban area of the
City of Fond du Lac.
C.
Where a subdivision is traversed by a natural watercourse, drainageway,
channel or stream, there shall be provided a drainage easement conforming
substantially with the lines of such watercourse. It shall include
an additional area of at least 15 feet wide adjoining both edges of
the established area that has been affected by damaging floodwaters
as certified by the subdivider's surveyor.
A.
Residential districts. In residential subdivisions the maximum length
of blocks containing lots less than 150 feet in width shall be 1,800
linear feet, and the maximum length of blocks containing lots 150
feet and over in width shall be 2,640 linear feet. No blocks shall
be less than 900 linear feet in length unless approved by the Plan
Commission.
[Amended 7-12-1995 by Ord. No. 2791]
B.
Manufacturing, business or institutional districts. In blocks designated
for manufacturing, business or institutional development, maximum
lengths of blocks shall be as approved by the Plan Commission. Blocks
intended for commercial, industrial and institutional use must be
designated as such and the plan must show adequate off-street areas
to provide for off-street parking, loading docks and such other facilities
as may be required to accommodate motor vehicles.
C.
Shape of blocks. The shape of blocks shall be dictated by topographical
features, the basic street system and traffic pattern, lot depths
and areas designated for public and other nonresidential land uses.
D.
Bordering railroad or arterial street. Where a subdivision borders
upon or is traversed by a railroad right-of-way or arterial street,
the Plan Commission may require a street on one or both sides of such
right-of-way or street approximately parallel to and at a distance
removed suitable for the appropriate use of the intervening land,
i.e., park purposes, deep residential lots fronting on it with a visual
barrier established in a no-access strip along the rear property lines
and off-street parking, business or other uses as permitted by zoning
district regulations.
[Amended 2-22-1995 by Ord. No. 2772]
A.
Shape. In general, lots should be as nearly rectangular in shape
as practicable.
B.
Residential. The minimum lot area, lot depth and lot width shall
be not less than the corresponding standards for the zoning district
in which the property is located. Where installations of public or
community sewerage and water supply systems are not possible, individual
sewage treatment systems and private wells are permitted, provided
that they are installed in accordance with the state rules and regulations.
[Amended 7-12-1995 by Ord. No. 2791]
C.
Commercial or institutional. Width, area and depth of lots designated
for manufacturing, business or office development shall be not less
than the corresponding standards for the zoning district in which
the property is located.
D.
Abut public street. All lots shall abut upon a public street.
E.
Side lines. Side lines of lots shall be at right angles or radial
to the street line or substantially so.
F.
Double frontage. Double frontage lots are not permitted, except where
lots back upon a thoroughfare, in which case a no-access strip shall
be shown, or as specifically approved by the Plan Commission for lots
designated for nonresidential uses.
G.
Abutting watercourse, etc. Lots abutting upon a watercourse, drainageway,
channel or stream shall have an additional depth or width as required
by the Plan Commission in order to provide acceptable building sites.
H.
Regard for natural features. In the subdividing of any land, due
regard shall be shown for all natural features such as tree growth,
watercourses, historic spots or similar conditions.
A.
Effect of recording on dedications. When any plat is certified, signed,
acknowledged and recorded as prescribed by Ch. 236, Wis. Stats., every
donation or grant to the public or any person, society or corporation
marked or noted as such on the plat shall be deemed a sufficient conveyance
to vest the fee simple of all parcels of land so marked or noted and
shall be considered a general warranty against such donors, their
heirs and assigns to the donees for their use for the purposes therein
expressed and no other; and the land intended for the streets, alleys,
ways, commons or other public uses as designated on the plat shall
be held by the City, or other authority having jurisdiction outside
the corporate limits in which the plat is situated, in trust to and
for such uses and purposes.
B.
Dedications to public accepted by approval. When a final plat of
a subdivision has been approved by the City and all other required
approvals are obtained and the plat is recorded, such approval shall
constitute an acceptance for the purpose designated on the plat of
the uses of all lands shown thereon as dedicated to the public.
C.
Dedication and reservation of lands. In order that adequate open
space and sites for public use may be properly located as the community
develops, and in order that the cost of providing park and recreation
sites necessary to serve the community may be most equitably apportioned
on the basis of the additional need created by the individual subdivision
development, the following provisions shall apply:
[Amended 2-22-1995 by Ord. No. 2772; 9-22-1999 by Ord. No. 2981]
(1)
Where the City of Fond du Lac Comprehensive Plan and/or Official
Map identifies an area for a park or open space area, school or other
public use in a tract of land to be subdivided, such proposed public
lands or equivalent lands shall be made a part of the plat and shall
be dedicated to the public by the subdivider. The rate of land dedicated
shall be one acre per 35 dwelling units. Not more than 33% of the
required land dedication shall include wetland and/or floodway areas.
Where wetland and/or floodway areas are included as part of proposed
public lands, the rate of dedication shall be two acres per each 35
dwelling units. Where the purpose of a public land dedication adjacent
to a waterway would be to provide for the development of a public
trail, pathway or access corridor, such dedication may consist entirely
of floodplain and/or wetland areas. Nothing contained herein shall
preclude the dedication of floodplain and/or wetland areas additional
to the required minimum.
[Amended 5-23-2001 by Ord. No. 3042]
(2)
In evaluating the suitability of land to be dedicated for the creation
of a park, the Plan Commission shall consider the location of the
park within a subdivision, the configuration of the park boundaries
and the means of public access to the park. Any new park shall include
access from at least one public street and said access shall be at
least 200 feet in length along the frontage of the abutting public
street.
[Amended 5-23-2001 by Ord. No. 3042]
(3)
If no park or open space area, school or other public use has been
proposed upon submittal of the preliminary plat to the City of Fond
du Lac by the subdivider, but the City determines at the time of preliminary
plat submission that a public facility should be provided in the area
of the proposed plat to carry out the spirit and intent of this chapter,
the City may require dedication as set forth above.
(4)
Where the dedication of land for public use is not feasible or compatible with the City of Fond du Lac Comprehensive Plan and/or Official Map, the subdivider shall, in lieu thereof, pay to the City a public site fee pursuant to the procedures established by § 705-29C of this chapter. The determination of feasibility of dedication shall be made by the City.
A.
The requirements and standards of this chapter may be waived by the
Plan Commission for planned developments, provided that such proposed
developments shall be planned as a unit, shall be appropriate to the
site and location, shall be of sufficient size to permit the unified
development of the area and shall not conflict with other laws or
requirements or with the purpose or intent of this chapter and are
approved by the Plan Commission. In addition, continued provision,
maintenance and use of open space, recreation areas, services and
amenities shall be assured in a manner acceptable to the City Council.
B.
It is the intent of this section to permit, in addition to other
types of planned development, cluster subdivisions and planned unit
developments with owner-occupied row housing and with privately owned
common property comprising a major element of the development.
