In any new subdivision or minor land division, the street layout shall conform to the arrangement, width and location as specified by the Comprehensive Plan, Comprehensive Plan component, Official Map, Neighborhood Development Study, Waukesha County Street and Highway Width Map, Chapter 180, Highways and Public Lands, of this Code, or jurisdictional highway system plan, whichever is more restrictive, or, if no width is specified therein, the minimum widths shall be as shown on Table 1.[1] 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 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
or minor land division shall be designed so as to provide each lot
with satisfactory access to a public street. In addition:
A.
Arterial streets. An arterial street is a street used,
or intended to be used, primarily for fast or heavy through traffic,
whose function is to convey traffic between municipalities and activity
centers. Arterial streets are designated in the Regional Transportation
System Plan prepared and adopted by the Southeastern Wisconsin Regional
Planning Commission.
B.
Collector streets, as herein 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 shall be arranged to conform to the
topography, to discourage use by through traffic, to permit the design
of efficient stormwater drainage 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 Town 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. Proposed street to be extended shall terminate
with a temporary cul-de-sac as shown on Table 1.[2]
E.
Arterial street and highway protection. Whenever the
proposed subdivision or minor land division 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.
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
Plan Commission.
G.
Access and sufficient off-street area for the maneuvering
and parking or docking of all vehicles on site shall be provided,
and the location and design shall be subject to the review and recommendation
of the Fire Chief, and subject to the approval of the Plan Commission,
in all commercial and industrial zoning districts, and in other districts
where commercial or industrial uses are proposed, unless more restrictive
requirements are imposed by the Zoning Code.
H.
Street and highway names. Street and highway names
shall be required for all proposed public rights-of-way and shall
not duplicate or be such that they could be confused with the name
of an existing street or highway within the municipality or zip code
area. Rights-of-way that are extensions, or that are proposed to be
aligned with existing named highways, must bear the names of these
highways unless otherwise approved by the Plan Commission by recommendation
of the Fire Chief and Town Department of Public Works Director. Signs
shall be required at all intersections. Their location and design
shall be determined and approved by the Town Department of Public
Works Director. All costs for such signs shall be borne by the developer.
Whenever the proposed subdivision or minor land
division contains or is adjacent to a limited access highway, an arterial
or collector street on the Town of Vernon Official Map or Waukesha
County Street or Highway Width Map, the design shall provide the following:
A.
When lots within the proposed subdivision or minor
subdivision back upon or abut the right-of-way of an existing or proposed
limited access highway, a planting strip at least 20 feet in depth
shall be provided adjacent to the highway or railroad in addition
to the normal lot depth or width required by the underlying zoning
district unless otherwise required by the Town Plan Commission. 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,
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. 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 shall be avoided
in residential areas.
[Amended 7-6-2006 by Ord. No. 2006-09]
A.
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, Waukesha County Street and Highway Width Map, Chapter 180 of this Code, entitled "Highways and Public Lands," or jurisdictional highway system plan, whichever is more restrictive; or if no width is specified therein, the minimum widths shall be as shown on Table 1.
|
Table 1
Minimum Local Street Cross Sections in
the Town of Vernon
| |||||
|---|---|---|---|---|---|
|
Type of Street or Public Right-of-Way
|
Minimum Rural ROW Required
|
Minimum Rural Street Section
|
Minimum Urban ROW
|
Minimum Urban Section
| |
|
Residential street cross section
|
66 feet
|
24-foot pavement
|
60 feet
|
24-foot pavement, plus 30-inch concrete curb
and gutter
| |
|
4-foot shoulders
|
15.5-foot greenway or terrace
| ||||
|
17-foot ditch section
| |||||
|
See Cross Section A1
|
See Cross Section A2
| ||||
|
Commercial- Industrial
|
72 feet
|
24-foot pavement
| |||
|
6-foot shoulders
|
72 feet
|
30-foot pavement, plus 30-inch concrete curb
and gutter
| |||
|
18-foot ditch section minimum
|
18.5-foot terrace
| ||||
|
See Cross Section B1
|
See Cross Section B2
| ||||
|
Cul-de-sac
|
66-foot radius
|
45-foot radius
|
66-foot radius
|
50-foot pavement, plus 30-inch concrete curb
and gutter
| |
|
4-foot shoulders
|
15.5-foot greenway or terrace
| ||||
|
17-foot ditch sections
| |||||
|
See Appendix D
| |||||
|
Temporary See Appendix E
| |||||
|
Collector street
|
66 feet
|
30-foot pavement
|
66 feet
|
30-foot pavement, plus 30-inch concrete curb
and gutter
| |
|
80 feet preferred
|
6-foot shoulders
|
80 feet preferred
|
15.5-foot greenway or terrace
| ||
|
12-foot ditch section minimum
| |||||
|
Arterial street
|
80 feet
|
30-foot initial pavement
|
28-foot pavement, plus 30-inch concrete curb
and gutter
Pavement to be placed for future 48-foot pavement,
plus 30-inch concrete cub and gutter
| ||
|
100 feet preferred
|
6-foot shoulders; ditches to be constructed
to accommodate an eventual 48-foot pavement with 5-foot shoulders
|
80 feet
| |||
|
100 feet preferred
| |||||
|
Pedestrianways
|
10 feet
|
Surface width and type as recommended by the
Town Engineer and approved by the Town Board
| |||
B.
Street sections are for local streets only. Cross
sections for county and state highways shall be determined by the
Waukesha County Department of Public Works or the Wisconsin Department
of Transportation, whichever has jurisdiction. The Town of Vernon
Official Map or Waukesha County Street and Highway Width Map may require
additional rights-of-way to be dedicated for state and county highways
above that which are required by the state or county. Cross sections
for freeways, expressways, and parkways should be based upon detailed
engineering studies. In addition:
[Amended 1-19-2007 by Ord. No. 2007-02]
(1)
Culs-de-sac.
(a)
Culs-de-sac designed as permanent installation
and not to be extended at any time shall not be longer than 600 feet
in length, except where topographical and particular conditions warrant
an extension and will be subject to approval of a waiver and modification
to this ordinance, at the sole discretion of the Town Board. However,
no waivers shall be granted to permit a permanent cul-de-sac exceeding
1,200 feet in length.
(b)
Culs-de-sac designed as a temporary installation
are permitted up to 1,200 feet in length without the need for a waiver
and modification. Waivers for temporary culs-de-sac in excess of 1,200
feet, or extensions thereof, may be granted by the Town Board where
it finds that all of the following criteria are met:
[1]
The street extension serves to implement the
Town of Vernon Official Map without regard to long-term street connectivity.
[2]
A fire tank is already located within 1,200
feet of the terminus of the planned temporary cul-de-sac or will be
installed within 1,200 feet of the planned temporary cul-de-sac as
part of the proposed development.
[3]
The Chief of the Big Bend Vernon Fire Department
approves of the waiver in writing prior to the Town Board’s
consideration of the waiver and modification request.
(c)
The closed end shall have a paved turning diameter
of at least 90 feet and a right-of-way diameter of 132 feet. The size,
design, construction and maintenance of a cul-de-sac shall be as determined
by the Town Plan Commission after recommendation by the Town Engineer.
(2)
Alleys shall be provided in commercial and industrial
districts except that the Town Plan Commission may waive this requirement
where other provisions are made for service access such as off-street
loading and parking adequate for the uses proposed. Alleys shall be
prohibited in residential areas unless necessary because of exceptional
circumstances. Dead-end alleys shall not be allowed. Alleys shall
have a minimum width of 30 feet with 24 feet of paved surface.
(3)
Half highways are highways which are only a portion
of the required width and are usually platted along property lines.
These half highways shall be prohibited except where it is deemed
essential for the reasonable development of the subdivision or minor
land division in conformity with the other requirements of these regulations
and where the Town Plan Commission finds it will be practical to require
the dedication of the other half when the adjoining property is subdivided.
(4)
Width. The right-of-way of all highways shall be no less than 66 feet for minor highways. All arterials and major highways shall comply with the requirements of the Comprehensive Plan, Comprehensive Plan component, Town of Vernon Planned Road Map, Master Plan, Waukesha County Street and Highway Width Map, Chapter 180 of this Code, entitled "Highways and Public Lands," or jurisdictional highway system plan, whichever is more restrictive; or if no width is specified therein, the minimum widths shall be as shown on Table 1.
(5)
Street grades. Unless necessitated by exceptional
topography, and subject to the approval of the Town Plan Commission,
the maximum center-line grade of any street or public way shall not
exceed the following:
(a)
Arterial streets: maximum 6% with a minimum
of 0.75%.
(b)
Collector streets: maximum 8% with a minimum
of 0.75%.
(c)
Minor streets, alleys and frontage streets:
maximum 10% with a minimum of 0.75%.
(d)
Pedestrianways: 12% unless steps or stairs of
acceptable design are provided.
(e)
The grade of any street shall in no case exceed
12% or be less than 0.5 of 1%.
(f)
Street grades shall be established wherever
practical 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 20 times the algebraic difference
in the rates of grade for all streets. The Town Engineer shall determine
the need for a vertical curve.
(6)
Sight distance. Proper sight distances must be provided with respect to both horizontal and vertical alignment as per Wisconsin Department of Transportation Facilities Development Manual Procedure 11-10-5 (Exhibit B[1]).
[1]
Editor's Note: Exhibit B is included at the end of this chapter.
(7)
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:
(8)
Roadway elevations. Elevations of roadways passing
through floodland areas shall be designed in the following manner:
(a)
At least two feet above the one-hundred-year
recurrence interval flood elevation for arterial streets.
(b)
At least two feet above the ten-year recurrence
interval flood elevation for minor streets.
(c)
At no less than the one-hundred-year recurrence
interval flood elevation for collector streets.
(9)
New and replacement bridges and culverts. 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 one-hundred-year
recurrence interval flood event without raising the peak stage, either
upstream or downstream, more than 0.01 foot above the peak stage for
the one-hundred-year recurrence interval flood, as established in
the applicable federal flood insurance study or other technical study.
Larger permissible flood stage increases may be acceptable for reaches
having topographic conditions which could accommodate the increased
stage without creating additional flood damage upstream or downstream
of the proposed structure, providing that flood easements or other
appropriate legal measures have been secured 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. All new and replacement bridges shall
be constructed in accordance with all applicable federal and state
statutes and codes, and plans shall be submitted to the Wisconsin
Department of Natural Resources (DNR) and the US Army Corps of Engineers
to assure compliance therewith. Applicable permits or letters of nonobjection
shall be submitted to the Town. All costs for such bridges or culverts
shall be borne by the developer.
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. Whenever practicable the distance
between such intersections shall not be less than 1,200 feet.
C.
Intersections must be approached on all sides by grades
not to exceed 4% for a distance of at least 50 feet in length unless
exceptional topography would prohibit these grades.
D.
The minimum turning radius at an intersection shall
not be less than 40 feet when intersecting an arterial or collector
street. Twenty feet is acceptable for minor street to minor street
intersection.
E.
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 lines 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.
F.
Vision triangles providing unobstructed views in both
directions perpendicular to the line of sight shall be maintained
at all intersections. Measured along the center line, there shall
be clear sight triangle easement with sides as follows: state and
federal highways, 250 feet; arterials, 150 feet; collector and minor
streets, 100 feet. No building or obstruction to view is permitted
in this triangle area.
G.
If a proposed street or highway is to enter a Town,
county or state arterial and it is deemed a hazardous entrance by
the governing body having jurisdiction over the highway, it will be
the responsibility of the developer to correct the potential hazard
through an agreement with the governing body or else relocate the
proposed entrance to a more suitable location.
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, except blocks located on culs-de-sac shall conform to § 200-34B(1) of this chapter and blocks where major intersections exist must conform to § 200-35B of this chapter.
B.
Pedestrianways of not less than 20 feet in width may
be required near the center and entirely across any block over 900
feet in length where deemed essential by the Town 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.
The size, shape and orientation of lots shall
be appropriate for the location of the subdivision or minor land division
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 66 feet on a public street or 45 feet on a cul-de-sac.
D.
Area and dimensions of all lots shall conform to the
requirements of the County Zoning Ordinance. Those building sites
not served by a public sanitary sewerage system or other approved
system shall be sufficient to permit the use of an on-site soil absorption
sewage disposal system designed in accordance with Ch. Comm 83, Wis.
Adm. Code.
E.
Whenever a tract is subdivided into parcels five acres
or less in area and more than twice the minimum lot area required
for the zoning district in which such parcel is located, the Town
Plan Commission may require such parcels to be arranged and dimensioned
so as to allow resubdivision of any such parcels in accordance with
the provisions of this chapter and in conformance with the County
Zoning Ordinance.
F.
Depth of lots shall be a minimum of 150 feet. Excessive
depth in relation to width shall be avoided and a proportion of 2:1
shall be considered a desirable ratio under normal conditions. Depth
and 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 zoning restrictions
for such use.
G.
Width of lots shall conform at a minimum to the requirements
of the zoning district in which located unless part of a planned unit
development.
H.
Corner lots shall have an extra width of 15 feet to
permit adequate building setbacks from side streets.
I.
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.
J.
The creation of flag lots shall be prohibited unless a waiver or modification is approved by the Town Board. See § 200-14D.
K.
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.
L.
Any outlot shall either be owned by a lot owner, combined
with other adjacent parcels, dedicated to the public or owned as an
undividable interest by all owners in the subdivision plat.
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 Town Plan Commission and shall be shown on
the final plat or final 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,
setting special yard requirements to protect natural resource elements
or where it is anticipated that a right-of-way providing primary access
to other development may occur. The Town Plan Commission may require
shoreland or wetland setbacks in addition to those required by the
Waukesha County Code.
Special restrictions which are appropriate to
the location or design of the land division may be required by the
Town Plan Commission and shall be shown on the final plat or certified
survey map. Examples of the application of this provision include
access control along public ways, required planting and buffering
strips, and prohibition of structures, vegetative clearing in environmentally
significant lands, and proposed future rights-of-way.
A.
Pedestrian easements or dedications, at least 20 feet
in width, shall be required where deemed necessary to provide access
to playgrounds, parks, schools, streams, shopping centers, or other
community facilities.
B.
Utility easements shall be provided as may be deemed
necessary by those utility companies having installations in the plat.
The utility companies shall review all plats to determine whether
easements will be necessary and where they should be required. Utility
easements for electric power and telephone service 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. Utility easements shall not be located within
drainage easements. Utility easements may cross drainage easements.
C.
Where a subdivision is traversed by a drainageway
or stream, an adequate easement shall be provided as recommended by
the Town Engineer and approved by the Town Plan Commission or as deemed
necessary by any regulatory agency having jurisdiction. The location,
width, alignment, and improvement of such drainageway or easement
shall be subject to review and recommendation of the Town Engineer
and approval of the Town Plan Commission or appropriate approval agency,
such as the Army Corps of Engineers, Wisconsin Department of Natural
Resources or the county, and parallel highways 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,
subject to review and recommendation of the Town Engineer and approval
of the Town Plan Commission. The Town may also require catch basins
or sediment basins to be placed in a location which will prevent erosion
and sedimentation within the development and on adjacent lands. Said
basins shall be constructed in accordance with standards as established
by the Town, Waukesha County Construction Site Erosion Control and
Stormwater Management Ordinance, and any regulatory agency having
jurisdiction. The Town must be granted access to and may maintain
all drainage easements. Any costs incurred in said maintenance by
the Town shall be charged back to the landowners who benefit from
said easement.
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 but only in circumstances where that is
required by § 236.16(3), Wis. Stats.
