In any new subdivision 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
of the Town of West Bend, Washington County, Wisconsin. 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, to existing
or planned utilities, and to the most advantageous development of
adjoining areas. The subdivision 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
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 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 arterial
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; where applicable,
to permit the design of efficient storm drainage, water supply, 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, in the opinion of the Plan Commission, 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. 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.
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 nonaccess reservation along the
rear property line or by the use of frontage streets.
F.
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 1/2 mile
as required by § 236.16(3), Wis. Stats.
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 Town under conditions approved by the Plan Commission.
H.
Alleys shall be provided in commercial and industrial areas for off-street
loading and service access unless otherwise required by the Plan Commission,
but shall not be approved in residential districts. Dead-end alleys
shall not be approved and alleys shall not connect to an arterial
street or highway.
I.
Street names shall not duplicate or be similar to existing street
names elsewhere in the Town and existing street names shall be projected
wherever possible.
Whenever the proposed subdivision 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 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 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
prohibited."
B.
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 200 feet.
C.
Streets parallel to a limited access highway or railroad right-of-way,
when intersecting an arterial street or highway, or a 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 and roadway width of all proposed streets
and alleys shall be as specified by the Comprehensive Plan, Comprehensive
Plan component, Official Map, neighborhood development plan; or jurisdictional
highway system plan; or if no width is specified therein, the minimum
widths shall be as set forth in Table 1.
|
Table 1
Minimum Local Street Cross Sections in the Town of West Bend
| ||
|---|---|---|
|
Type of Street or Public Way
|
Minimum Rural Right-of-Way To Be Dedicated
|
Minimum Rural Street Section Dimensions
|
|
Minor land access street
|
66 feet
|
22-foot pavement
6-foot shoulders
16-foot roadside ditches
|
|
Cul-de-sac
|
75-foot radius
|
28-foot median radius
22-foot circumferential pavement
5-foot shoulders
20-foot roadside ditches
|
|
Temporary cul-de-sac
|
75-foot radius (combination dedication and temporary easement
is acceptable)
|
28-foot median radius
22-foot circumferential pavement
5-foot shoulders
20-foot roadside ditches
|
|
Pedestrianways
|
20-foot average
|
As required by the Town Engineer
|
B.
Cross-sections for freeways, expressways, arterials and parkways
should be based upon detailed engineering studies. In addition:
(1)
Cul-de-sac streets designed to have one end permanently closed shall
terminate in a circular teardrop shape turnaround and a minimum right-of-way
radius of 75 feet.
(2)
Temporary termination of streets at the boundary of a subdivision
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.
(3)
Street grades.
(a)
Unless necessitated by exceptional topography, as determined
by the Plan Commission, the maximum center line grade of any street
or public way shall not exceed the following:
(b)
Street grades shall be established whenever 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 15 times the algebraic difference in
the rates of grade for arterial and collector streets, and 1/2 this
minimum for all other streets.
(4)
Radii of curvature.
(a)
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:
(b)
A tangent at least 100 feet in length shall be provided between
reverse curves on arterial and collector streets.
(5)
Roadway elevations. Elevations of roadways passing through floodplain
areas shall be designed in the following manner:
(6)
New and replacement bridges and culverts.
(a)
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 100-year-recurrence-interval flood event without
raising the peak stage, either upstream or downstream, more than 0.1
foot above the peak stage for the 100-year-recurrence-interval flood,
as established in the adopted Federal Flood Insurance 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 flooding easements
have been acquired 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 flows and other debris.
(b)
All new and replacement bridges shall be constructed in accordance
with all applicable state statutes and codes and shall be submitted
to the Department of Natural Resources to assure compliance therewith.
(7)
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.
Streets shall intersect each other at as nearly a right angle
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. Whenever practicable, the distance between such
intersections shall not be less than 1,200 feet.
C.
Property lines at street intersections shall be founded with a minimum
radius of 15 feet or of a greater radius when required by the 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.
On all streets where sidewalks are required, ramps or openings to
accommodate disabled 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; 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 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 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 Plan Commission to provide adequate
pedestrian circulation or access to schools, parks, shopping centers,
churches, or transportation facilities.
C.
The widths 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. Widths of lots or parcels
reserved or designated 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.
All telephone and electric power lines shall, where practical, be
placed on mid-block easements of not less than 20 feet centered on
the property line, and where possible, along rear lot lines for underground
construction.
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. 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 or "through" lots shall be prohibited except where
necessary to provide separation of residential development from arterial
traffic or to overcome specific disadvantages of topography and orientation.
C.
Access. Every lot shall front or abut for a distance of at least
66 feet on a public road.
D.
Area and dimensions of all lots shall conform to the requirements of the Chapter 325, Zoning, for all land divisions within the Town. Those building sites not served by a public sanitary sewerage system or other approved system shall be sufficient to permit the use of a private on-site waste treatment system designed in accordance with Chapter SPS 383 of the Wisconsin Administrative Code.
E.
Excessive depth of lots in relation to width shall be avoided and
a proportion of two to one shall be considered a desirable depth-to-width
ratio under normal conditions. Depth of lots or parcels designated
for commercial or industrial use shall be adequate to provide for
off-street service and parking required by the use contemplated.
F.
The width of lots within the interior of a block shall conform to the requirements of Chapter 325, Zoning, of the Town Code, or other applicable ordinances.
G.
Corner lots shall have an additional width of 15 feet to permit adequate
building setbacks from side streets.
H.
Shape of lots shall generally be rectangular. Lots platted on culs-de-sac
will generally be narrower at the street than at the rear lot line;
however, the creation of "flag" lots shall be prohibited.
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 will be dedicated to the public in any plat abutting
a lake or stream at the discretion of the Plan Commission.
J.
Width of lots. In no case shall a lot have a minimum lot width at
the building setback line of less than that which is required by the
applicable zoning ordinance.
K.
In exceptional cases where the exterior boundaries of the parcel
prevent radial or right-angle lot lines, the Plan Commission may allow
irregularly shaped lots if the boundaries are clearly marked in the
field with continuous fences, tree plantings, or concrete monuments
at all lot corners at least four feet in depth, extending one foot
above ground and at least four inches in diameter.
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 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.
The Plan Commission may require utility easements of widths
deemed adequate for the intended purpose but not less than 10 feet
on each side of all rear lot lines and on side lot lines or across
lots where necessary or advisable for electric power and communication
wires and conduits; storm and sanitary sewers; and gas, water, and
other utility lines. Where a subdivision 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. The location,
width, alignment and improvement of such drainageway or easement shall
be subject to the approval of the Town 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 hydraulically accommodate maximum potential
volumes of flow. These design details are subject to review and approval
by the Town Engineer.
In the design of the plat, due consideration shall be given
to the reservation of suitable sites of adequate area for future schools,
parks, playgrounds, drainageways and other public purposes. If designated
on the Comprehensive Plan, Comprehensive Plan component, or Official
Map, such areas shall be made a part of the plat as stipulated in
this chapter. If not so designated, consideration shall be given in
the location of such sites to the preservation of scenic and historic
sites, stands of fine trees, marshes, lakes and ponds, watercourses,
watersheds and ravines. Accordingly, each subdivider of land in the
Town shall, at the discretion and direction of the Town Plan Commission,
either dedicate open space lands designated on the Town Comprehensive
Plan or plan component, or reserve such open space lands and pay a
public site fee or, where no open space lands are directly involved,
pay a public site fee. The Town Plan Commission shall, at the time
of reviewing the preliminary plat or certified survey map, select
one of the following options and record such selection in the minutes
of the meeting at which the preliminary plat is presented for approval.
A.
Dedication of site option.
(1)
Whenever a proposed playground, park, or other public open space
land designated on the Town's Comprehensive Plan, neighborhood unit
development plan, or other Comprehensive Plan component is encompassed,
all or in part, within a tract of land to be subdivided, the public
lands shall be made a part of the plat and shall be dedicated to the
public by the subdivider at the rate of one acre for each 50 proposed
or potential dwelling units; and any such proposed public lands in
excess of the rate established herein shall be reserved for a period
not to exceed three years, unless extended by mutual agreement, for
purchase by the public agency having jurisdiction at undeveloped land
prices.
(2)
If the lands in excess of the established rate are not acquired within
the three-year period as set forth herein, the land will be released
from reservation to the owner.
B.
Reservation of site option.
(1)
Whenever a proposed playground, park, or other public open space
land designated on the Town Comprehensive Plan or other Comprehensive
Plan component is encompassed, all or in part, within a tract of land
to be subdivided, the proposed public open space lands shall be made
a part of the plat and reserved at the time of final plat approval
for a period not to exceed three years, unless extended by mutual
agreement, for acquisition at undeveloped land prices by the public
agency having jurisdiction, and the subdivider shall pay a public
site fee at the time of application for final plat approval at the
rate and according to the procedures set forth in this chapter.
(2)
If the land is not acquired within the three-year time period as
set forth herein, the land will be released to the owner from reservation.
C.
Public site fee option. If the proposed subdivision does not encompass
a proposed public park, parkway, or other open space lands, or if
the Town Plan Commission requires the reservation of land as set forth
in this chapter, a fee for the acquisition of public sites to serve
the future inhabitants of the proposed subdivision shall be paid to
the Town Treasurer at the time of first application for approval of
a final plat of said subdivision or part thereof in the amount of
$150 for each proposed dwelling unit within the plat. Public site
fees collected by the Town Treasurer under the provisions of this
chapter shall be placed in a nonlapsing special fund for Town parks
and shall be separate from the general fund of the Town, and said
special fund shall be used exclusively for the acquisition and development
of park, recreation, and other open space areas within the Town.
