A.
Compliance with statutes. In laying out a subdivision, the owner shall conform to the provisions of Chapter 236, Wis. Stats., and all applicable Town regulations. In all cases where the requirements of this chapter are different from the requirements of Chapter 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 § 250-21. 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 Town 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 Town
Comprehensive Plan or Official Map 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, 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 plan. In areas not covered by a Town Comprehensive
Plan or Official Map, 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, 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/roads 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 be arranged so as to 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)
Minor streets. 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 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 Town 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 Town under conditions approved by the Town
Board.
G.
Alleys. Alleys may be provided in commercial and industrial districts
for off-street loading and service access, but shall not be approved
in residential districts. Dead-end alleys shall not be approved, and
alleys shall not connect to a major thoroughfare or federal, state
or county trunk highway.
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 Town 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.
Minor streets. Minor streets shall be laid out so as to discourage
their use by through traffic.
J.
Number of intersections. The number of intersections of minor streets
with major streets shall be reduced to the practical minimum consistent
with circulation needs and safety requirements, preferably not more
than two. Wherever practicable, the distance between such intersections
should not be less than 600 feet.
K.
Frontage roads. Where a subdivision abuts or contains an existing
or proposed arterial highway, the Town 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 Town 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. Whenever there is
a deflection angle of more than 10° in the alignment of a street,
a curve shall be introduced with the required radius.
O.
Street grades.
(1)
Unless necessitated by exceptional topography subject to the approval
of the Town Board, the maximum center line grade of any street or
public way shall not exceed the following:
(2)
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.
P.
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:
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
Town 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)
Number of streets converging at one intersection shall be reduced
to a minimum, preferably not more than two.
S.
Street names.
(1)
Street names generally. All streets shall be named in conformity
with the street naming plan of the Town or with adjoining streets.
In the case of diverging streets, the name shall be repeated. New
street names shall not duplicate the names of existing streets; provided,
however, that streets that are obviously in alignment with others
already existing and named shall bear the names of the existing streets.
T.
Culs-de-sac.
(1)
Culs-de-sac. Cul-de-sac streets designed to have one end permanently
closed shall not normally exceed 750 feet in length. All cul-de-sac
streets designed to have one end permanently closed shall terminate
in a circular turnaround having a minimum right-of-way radius of 55
feet and a minimum outside pavement radius of 45 feet. The use of
culs-de-sac should be avoided where possible. The minimum distance
between the outside pavement and right-of-way shall be 10 feet, with
grades not to exceed 2%.
(2)
Temporary dead ends or culs-de-sac. All temporary dead ends shall
have a maximum length of 750 feet, and a temporary cul-de-sac shall
have a minimum right-of-way radius of 55 feet and a minimum outside
pavement radius of 45 feet. The minimum distance between the outside
pavement and right-of-way shall be 10 feet, with grades not to exceed
2%.
U.
Limited-access highway and railroad right-of-way treatment. Where
a proposed division abuts an existing state, county or Town road,
and where the Street and Highway Width Map of Dodge County or any
other officially approved plan in effect within the area shows an
intent on the part of the respective public agency to widen the road
right-of-way, the Town may require that the area proposed as additional
right-of-way be reserved on the face of the plat for future acquisition.
The same will be true of any proposed new highways affecting lands
included in land divisions. On sites reserved for eventual public
acquisition, language on the face of the plat or certified survey
map shall prohibit building development for the length of the reservation,
generally three years, unless a longer length of reservation is agreed
to by the developer. Whenever such maps or plans do not impose specific
reservation requirements and 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 prohibited."
(2)
Commercial and industrial districts. Commercial and industrial districts
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)
Minor streets. 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.
General requirements.
(1)
Construction standards.
(a)
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 § 250-30 shall be applicable to all streets and roads that are to be dedicated to the Town, regardless of whether such streets or roads are part of a new subdivision or land division.
(b)
No construction or installation of improvements shall commence
in a proposed subdivision until the preliminary plat has been approved
and the Town Board has given written authorization.
(c)
No building permits shall be issued for erection of a structure
on any lot until all the requirements of this chapter have been met.
(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 Town in the preparation
of plans and review and inspection of plans and construction.
(3)
Preliminary consultation.
(a)
Prior to the design, preparation and construction of any roadway
to be dedicated to the Town of Lowell, the applicant shall notify
the Town Clerk. An on-site meeting will then be arranged to be attended
by the Town Engineer or Town Board and the applicant. Plans must be
provided in order for the Town Engineer or Town Board to check the
design and the drainage.
(b)
The following plans and accompanying construction specifications
shall be required before authorization of improvements:
[1]
Street plans and profiles showing existing proposed grades and
elevations. Cross sections of required improvements shall be prepared
using a horizontal scale of one inch equals five feet and a vertical
scale of one inch equals 10 feet at intervals not less than every
100 feet of road center line.
[2]
Storm sewer plans and profiles showing the locations, grades,
sizes, cross sections, elevations and materials of required facilities.
[3]
Grading plans for the entire subdivision if it appears that
erosion and sediment control will be a problem.
[4]
Additional special plans or information as required.
(4)
Material slips. Copies of material slips for all materials furnished
for the road construction projects shall be delivered to the Town
before the Town approves the final construction.
(5)
Required inspections. Although the Town Engineer or Town Board may
conduct inspections as necessary at any state of construction, the
Town Engineer or Town Board shall be contacted for required inspections
after the following phases of construction:
(a)
Subbase grading;
(b)
Crushed aggregate base courses;
(c)
Bituminous surface course;
(d)
Shouldering; and
(e)
Placement of erosion control measures (soil stabilization and
stormwater retention/detention measures).
Any deficiencies found by the Town Engineer or Town Board shall
be corrected before proceeding to the next phase of construction.
(6)
Tests of materials. The Town 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 may be required
to be taken by the Town at the developer's expense during pavement
construction operations for purposes of determining that the material
meets specifications.
(8)
Town Board approval. The finished roadway shall meet with the approval
of the Town Board since the Town will include this road work in its
annual request for highway aid.
B.
Construction standards. After completion of the underground utilities
and approval thereof, the streets shall be constructed. Unless phasing
of construction of improvements is approved by the Town Board or its
designee, building permits shall not be issued prior to the installation
of the street improvements and the approval of an individual lot grading
plan that conforms to the guidelines of the master site grading plan,
as determined by the Town Board or Town Engineer, or designee. All
streets and highways constructed in the Town or to be dedicated to
the Town shall fully comply with the following minimum construction
standards; the Town Board reserves the right to modify these standards
as needed:
|
Urban Cross Section (Curb and Gutter)
| ||
|---|---|---|
|
Type of Street
|
Right-of-Way Width to Be Dedicated
| |
|
Statewide principal primary or standard arterial streets
|
180 feet
| |
|
Statewide minor arterial or area-wide high or low collectors
|
100 feet
| |
|
Local streets
|
66 feet
| |
|
Pedestrianways
|
12 feet
| |
|
Type of Street
|
Pavement Width (Face of Curb to Face of Curb)
| |
|---|---|---|
|
Statewide principal primary or standard arterial streets
|
*
| |
|
Statewide minor arterial or area-wide high or low collectors
|
*
| |
|
Local streets
|
32 feet
| |
|
Pedestrianways
|
6 feet
| |
|
Rural Cross Section (No Curb and Gutter)
| ||
|---|---|---|
|
Type of Street
|
Right-of-Way Width to Be Reserved or Dedicated
| |
|
Statewide principal, primary, standard, arterial
|
*
| |
|
Local street
|
66 feet
| |
|
Area-wide high and low collectors
|
100 feet
| |
|
Type of Street
|
Pavement Width (Edge to Edge)
| |
|---|---|---|
|
Statewide principal, primary, standard arterial
|
*
| |
|
Local street
|
66 feet
| |
|
Area-wide high and low collectors
|
100 feet
| |
|
Type of Street
|
Pavement Width (Edge to Edge)
| |
|---|---|---|
|
Statewide principal, primary, standard, arterial
|
*
| |
|
Area-wide high and low collectors
|
*
| |
|
Local streets and Town roads
|
20 feet
| |
|
NOTES:
| |
|---|---|
|
*
|
To be determined by the Town Board with advice from the Highway
Commissioner.
|
(1)
Roadway alignment details. As specified in the Dodge County Code
of Ordinances.
(2)
Optional curb and gutter. Where curb and gutter is required by the
Town Board and after the installation of all utility and stormwater
drainage improvements, the subdivider shall construct concrete curbs
and gutters in accordance with plans and specifications approved by
the Town Board. This requirement may be waived where a permanent rural
section has been approved by the Town. Provision shall be made at
the time of construction for driveway access curb cuts. The cost of
installation of all inside curbs and gutters for dual roadway pavements
shall be borne by the developer.
(3)
Roadway grading; ditches. Roads shall be graded by the subdivider
to their full width in accordance with approved plans, plus an additional
distance necessary to establish a four-to-one back slope. The roadway
shall be compacted and graded to subgrade using, where necessary,
approved fill material which is in accordance with Wisconsin Department
of Transportation standards. Roadside ditches, if permitted by the
Town Board, shall be a minimum of 26 inches below the finished roadway
center line elevation, or as approved by the Town Board, upon the
recommendation of the Town Engineer (if applicable). Debris may not
be buried in the designated road right-of-way. Roadway ditches shall
have a normal slope ratio of three to one ditch from the edge of the
shoulder to the bottom of the ditch slope of 1% and two to one on
the back slope.
(4)
Roadway base thickness.
(a)
Residential and rural roads and streets shall have a minimum
roadway base thickness of 12 inches of suitable sand compacted to
nine inches or 12 inches of crushed aggregate compacted to nine inches
of 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; crushed
aggregate is the preferred option.
(b)
On commercial, arterial or other heavy-use roads, as determined
by the Town 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 3/4 inch crushed gravel, well-graded
with no greater than 10% passing a No. 200 sieve, or 3/4 inch traffic-bound
crushed rock.
(c)
In the case of commercial, arterial or other heavy-use roads,
the Town Board may, in the alternative to the above standards, have
the Dodge County Highway Department and/or Town Engineer provide specifications
for such roads after researching the site(s) and conducting a soil
analysis.
(d)
In any case, the Town 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.
(5)
Roadway subgrade quality.
(a)
All subgrade material shall have a minimum California Bearing
Ratio (CBR) of three. Subgrade material having a CBR less than three
shall be removed and replaced with a suitable fill material, or the
pavement must be designed to compensate for the soil conditions. The
soil support CBR values selected for use by the designer should represent
a minimum value for the soil to be used.
(b)
Stable and nonorganic subbase material is required. All topsoil
shall be first removed. In addition, all subsoils which have a high
shrink-swell potential, low bearing capacity when wet, or are highly
elastic shall be removed and used outside of the right-of-way. Where
both subsoil and substratum have a high shrink-swell potential and
low bearing capacity when wet, an underdrain system shall be installed
to keep the water level five feet below the pavement surface. Unstable
and organic material must be subcut, removed and replaced with a suitable
granular or breaker-run material approved by the Town Engineer or
Town Board.
(6)
Pavement width. Minimum of 32 feet face of curb to face of curb for
urban profile minor streets, 40 feet face of curb to face of curb
for collector streets or streets serving commercial or industrial
areas, 20 feet for rural roads without curb and gutter, and wider
when required by the "Town Road Standards" as noted § 82.50,
Wis. Stats., or by this chapter, the more restrictive of which shall
apply. Rural roads shall comply with the specifications for urban
profile minor streets if they are located in an area that, in the
Town Board's opinion, might be annexed to an urban service area
within five years.
(7)
Pavement thickness. Residential and rural roads shall have a minimum
of 3 1/2 inches thick compacted bituminous concrete pavement,
placed in two layers: a binder course of 1 1/2 inches thick and
a surface course of one inch. On commercial, arterial or other heavy-use
roads, there shall be a minimum of 3 1/2 inches of bituminous
concrete pavement, placed in two layers: a binder course of two inches
thick and a surface course of 1 1/2 inches thick. In the case
of commercial, arterial or other heavy-use roads, the Town Board may,
in the alternative to the above standards, have the Dodge County Highway
Department and/or Town Engineer provide specifications for paving
such roads after researching the site(s) and conducting a soil analysis.
In any case, the Town Board shall have the sole discretion in determining
the use and construction classification to be adhered to.
(8)
Shoulder width. Minimum of two feet wide on each side and wider when
required by the "Town Road Standards" as noted in § 82.50.,
Wis. Stats.
(9)
Shoulder thickness. Minimum of 2 1/2 inches of compacted in-place
crushed aggregate base course: gradation No. 2 or No. 3 over a minimum
of eight inches of compacted in-place crushed aggregate base course.
(10)
Roadway culverts and bridges. Roadway culverts and bridges shall
be constructed as directed by the Town Engineer or Town Board and
sized utilizing the TR-55 standards listed in Chapter 13, entitled
"Drainage," of the "Facilities Development Manual" of the Wisconsin
Department of Transportation. All roadway culverts shall be provided
with concrete or metal apron end walls.
(11)
Driveway culverts. The culverts shall be placed in the ditch
line at elevations that will assure proper drainage, and they shall
be provided with concrete, metal or landscape timber end walls if
deemed necessary by the Town Board.
(12)
Topsoil, grass, seed, fertilizer and mulch. All disturbed areas
(ditches, back slopes) 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 shall be protected by necessary erosion
control materials, such as hay bales, sod, erosion control mats, etc.,
as prescribed by the engineering design for the ditches as approved
by the Town Engineer or Town Board.
(13)
Extra turn surface. The radius required shall be 25 feet for
minor/local streets; heavy traffic/collector street radius shall follow
Manual standards.
(14)
Drainage improvements. In the case of all new roads and streets,
the Town Board may require that stormwater retention areas and storm
sewers be constructed in order to provide for proper drainage.
(15)
Post-construction traffic limited. No vehicular traffic shall
be permitted on the pavement for a minimum period of between 24 hours
and 72 hours following paving, as determined necessary by the Town
Engineer or Town Board to protect the new pavement.
C.
Statutory requirements. The laying out of highways and roads shall
be as provided in Chapters 82 and 86, Wis. Stats., except that in
the case of subdivisions and certified surveys, the provisions of § 236.29(2),
Wis. Stats., shall apply.
D.
Final inspection. Upon completion of the proposed highway, the Town
Board or Town Engineer will proceed to make final inspection, accepting
or rejecting the road as the case may be. After all of the provisions
of this chapter have been complied with, the roadway or easement will
be inspected by the Town officials and, at that time, proof will be
made by the presenting of waivers of liens or receipted bills that
all work that has been done has been paid for or arrangements have
been made for the payment through written instrument by the subdivider.
If the road is rejected, corrections shall be made as recommended
by the Town Board, before final inspection can then be made again.
If final acceptance is then made, the owner or owners shall turn over
to the Town the deed of all land necessary for the road as previously
mentioned.
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 600 feet in length. Blocks shall be so designated
as to provide two tiers of lots, unless it adjoins a railroad, major
thoroughfare, river or park where it may have a single tier of lots.
B.
Pedestrian pathways. Pedestrian pathways not less than 12 feet wide
may be required by the Town 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,
playgrounds, shopping centers, transportation and other community
facilities.
A.
Size.
(1)
Access; width. Every lot shall front or abut on a public street for
a distance of at least 40 feet on a public street and shall not be
less than 110 feet in width at the building setback line. In unique
hardship cases where it is impossible for a lot to abut a public street,
a private way may be used for access purposes, provided a statement
is included on the face of the plat, indicating that the lot is served
by a private way and that the Town or county has no responsibility
for the maintenance of the private way. Any such private way is subject
to applicable county zoning or platting ordinances, if any.
B.
Depth. Lots shall have a minimum depth of 100 feet. Depth of lots
or parcels reserved for commercial or industrial use shall be adequate
to provide for screened, off-street service and parking required by
the use contemplated, and the area zoning regulations for such use.
An extra 10 feet in depth and width may be required for said lots
to be restricted for planting of shrubs and trees to screen said parking
or to screen proposed industrial lots.
C.
Corner lots. Corner lots for residential use shall have extra width
of 10 feet to permit building setback from both streets.
D.
Butt lots. Butt lots will be permitted by the Town Board only in
exceptional cases. Permitted butt lots shall be platted at least five
feet wider than the average width of interior lots in the block.
E.
Side lots. Side lot lines shall be substantially at right angles
to or radial to abutting street lines. Lot lines shall follow Town
boundary lines.
F.
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.
G.
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.
H.
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.
I.
Building setback lines. Building setback lines shall conform to the
requirements which may be established in building or zoning ordinances.
Where not otherwise controlled by ordinance, setback lines appropriate
to the location and type of development contemplated shall be established
as may be required by the Town Board to achieve the purpose and intent
of this chapter.
A.
Drainage system required. As required by § 250-24, 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 Town Board, upon the recommendations of the Plan Commission and Town Engineer (if consulted).
B.
Drainage system plans.
(1)
The subdivider shall submit to the Town 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 Town 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 Town Board, upon the recommendation
of the Town 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 a 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 of the
Town to provide for the future maintenance of said system. Easements
shall be a minimum of 20 feet, but the Town 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 Town Board and Town 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 Town may require.
(2)
A nonresidential subdivision shall also be subject to all the requirements of site plan approval set forth in Chapter 131, Building Construction. A nonresidential subdivision shall be subject to all the requirements of this chapter, as well as such additional standards required by the Town, and shall conform to the proposed land use standards established by any Town Comprehensive Plan or Chapter 295, 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 Town 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 Town Board with respect
to street, curb, gutter and sidewalk design and construction.
(4)
Special requirements may be imposed by the Town 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.
