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, or precise Neighborhood Unit Development Plan of
the Village of Belgium, 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, 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 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 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 Village 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.
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 Village under conditions approved by the
Village Plan Commission.
H. Access shall be provided in commercial and industrial
areas for off-street loading and service access unless otherwise required
by the Village Plan Commission.
I. Street names shall not duplicate or be similar to
existing street names elsewhere in the Village, 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 is 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 150 feet.
C. Streets parallel to a limited access highway or railroad
right-of-way, when intersecting an arterial 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 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 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 widths shall be as shown on Appendix A-1. 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. Cul-de-sac streets designed to have one end permanently
closed shall not 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 60 feet and a minimum
outside curb of 48 feet.
B. Temporary termination of streets 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 or by construction
of 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.
C. Street grades. Unless necessitated by exceptional
topography, subject to the approval of the Village Plan Commission,
the maximum center-line grade of any street or public way shall not
exceed the following:
(3) Minor streets, alleys and frontage streets: 10%.
(4) Pedestrianways: 12% unless steps or stairs of acceptable
design are provided.
(5) The grade of any street shall in no case exceed 12%
or be less than 1/2 of 1%. 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
curves of a minimum length equivalent in feet to 15 times the algebraic
difference in the rates of grade for major streets and 1/2 this
minimum for all other streets.
D. Radii of curvature.
(1) When a continuous street center line deflects at any
one point by more than 10º, a circular curve shall be introduced
having a radius of curvature on said center line of not less than
the following:
(a)
Arterial streets and highways: 500 feet.
(b)
Collector streets: 300 feet.
(2) A tangent at least 100 feet in length shall be provided
between reverse curves on arterial and collector streets.
E. 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
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 along major streets and
highways shall be held to a minimum. Wherever practicable, the distance
between such intersections 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 a greater radius when required
by the Village 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. 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 600 feet nor more than 1,500 feet 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 Village Plan Commission
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 midblock easements along
rear lot lines.
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 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 and orientation.
C. Access. Every lot shall front or abut for a distance
of at least 40 feet on a public cul-de-sac street, and every other
lot shall front or abut for a distance of at least 90 feet on a public
street.
D. Area and dimensions of all lots shall conform to the requirements of Chapter
270, Zoning, of the Code of the Village of Belgium for subdivisions within the Village and to the applicable town or county zoning ordinance within the Village's extraterritorial jurisdictional limits.
E. 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 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 Village 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 Village Plan Commission 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 and communication lines,
wires, 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 Village Plan Commission.
The location, width, alignment and improvement of such drainageway
or easement shall be subject to the approval of the Village 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 Village Engineer.
[Amended 9-13-1999 by Ord. No. 41-99; 6-11-2001 by Ord. No.
9-01; 12-11-2006 by Ord. No. 44-06; 8-11-2008 by Ord. No. 23-08]
A. 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 §
168-10 of 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.
B. Accordingly, each subdivider of land in the Village
of Belgium shall, at the discretion and direction of the Village Plan
Commission, either dedicate open space lands designated on the Village
Comprehensive Plan or plan component, reserve such open space lands
and pay a public park fee, or, where no open space lands are involved,
pay a public park fee. The Village 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 or certified survey map
is presented for approval:
(1) Dedication of site option. Whenever a proposed playground,
park, or other public open space land designated on the Village's
Comprehensive 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 100 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
acquisition at undeveloped land prices by the public agency having
jurisdiction. 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.
(2) Reservation of site option. Whenever a proposed playground,
park, or other public open space land designated on the Village's
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. If the land
is not acquired within the three-year time period as set forth herein,
the land will be released from reservation to the owner.
(3) Public park fee option. If the proposed subdivision or minor land division does not encompass a proposed public park, or other open space lands, or if the Village Plan Commission requires the reservation of land as set forth in Subsection
B(2) above, a fee for the acquisition or initial improvement of land for public parks to serve the future inhabitants of the proposed subdivision or minor land division shall be paid to the Village Clerk at the time of first application for approval of a final plat of said subdivision or part thereof or certified survey map, as provided in §
168-78 of this chapter.
[Amended 3-8-2010 by Ord. No. 2-10]