City of Hudson, WI
St. Croix County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Common Council of the City of Hudson by Ord. No. 1-81 as Ch. 18 of the 1981 Code. Amendments noted where applicable.]
GENERAL REFERENCES
Building construction — See Ch. 106.
Mobile home parks — See Ch. 168.
Parks, recreation and open space — See Ch. 181.
Sewers — See Ch. 198.
Streets and sidewalks — See Ch. 212.
Water — See Ch. 242.
Comprehensive Plan — See Ch. 250.
Floodplain zoning — See Ch. 253.
Zoning — See Ch. 255.
254a Impact Fee Schedule
For the purposes listed in W.S.A. §§ 236.01 and 236.45, the Common Council ordains subdivision regulations as provided herein.
A. 
Subdivision defined. "Subdivision" includes any division of land resulting in two or more parcels or lots where any parcel or lot is less than 10 acres. If a new street is involved, any division of land becomes a subdivision. "Subdivision" also includes resubdivision and replatting. A minor subdivision is a subdivision of four or fewer parcels using a certified survey map.
[Amended by Ord. No. 2-84]
B. 
Approved plat required. No division of land within the City or within its extraterritorial jurisdiction shall be permitted if it results in a subdivision unless a plat of the subdivision is submitted and approved in accordance with this chapter and W.S.A. Ch. 236.
C. 
Conformity to ordinances and plans required. In addition to the provisions of this chapter and W.S.A. Ch. 236, all subdivisions shall conform to Chapter 255, Zoning, the Official Map and the Comprehensive Plan for the City and its extraterritorial planning area.
[Amended 5-1-2000 by Ord. No. 9-00]
D. 
Streets, platting and dedication of. Whenever a tract to be subdivided embraces any part of an arterial, connector or collector street designated in the City's Comprehensive Plan or Official Map, such part of the proposed public way shall be platted and dedicated by the subdivider at the location and at a width indicated on the Comprehensive Plan and Official Map.
[Amended 5-1-2000 by Ord. No. 9-00]
E. 
Prohibited subdivisions. No land shall be subdivided for residential use which is held by the City Plan Commission to be unsuitable for such use by reason of flooding or bad drainage, adverse earth or rock formation or topography or any other feature likely to be harmful to the health, safety or welfare of the future residents in the proposed subdivision or the community.
F. 
Private covenants and more restrictive ordinances. This chapter shall not repeal, impair or modify private covenants or public ordinances, except that it shall apply whenever the regulations it imposes are more restrictive.
G. 
Land divisions. Where the division of land into two or more parcels or lots for the purpose of transfer of ownership or building development does not come within the definition of "subdivision" as defined by this chapter, a description of such land division shall be filed with the City Clerk, who shall submit copies of such division to the Plan Commission and City Engineer. No building permit shall be issued until such description has been received by the Secretary of the Plan Commission.
H. 
Lots capable of redivision. Where lots are platted in excess of 24,000 square feet or 150 feet in width at the building setback line, a preliminary resubdivision plan shall be submitted showing a potential and feasible way in which the lot or lots may be resubdivided in future years for more intensive use of the land, except subdivisions where protective covenants or ordinances restrict such division.
I. 
Exceptions. The provisions of this chapter do not apply and no plat is required for any of the following:
(1) 
Transfers of interest in land by will or pursuant to court order.
(2) 
Leases for a term not exceeding 10 years, mortgages or easements.
(3) 
The sale or exchange of parcels of land between owners of adjoining property if additional lots are not created and the lots are not reduced below the minimum sizes required by this chapter or other ordinances.
J. 
Only four new parcels may be created by means of a minor subdivision within a five-year period by a subdivider from a contiguous tract of land, outlot or part of a recorded subdivision.
A. 
Preliminary meeting. Before filing a preliminary plat or a certified survey map, the subdivider shall consult with the Plan Commission and its staff for advice regarding general requirements affecting the proposed development. A sketch of the proposed subdivision drawn on a topographic survey map shall be submitted. The subdivider shall also submit a location map showing the relationship of the proposed subdivision to traffic arteries and existing community facilities.
B. 
Preliminary plat. If a plat is required, the subdivider shall submit to the Plan Commission and to those agencies having the authority to object to plats under provisions in W.S.A. Ch. 236 a preliminary plat based upon an accurate exterior boundary survey by a registered land surveyor which shall show clearly the proposed subdivision at a suitable scale and shall show correctly on its face the following information:
(1) 
General.
(a) 
Title under which the proposed subdivision is to be recorded, which shall not be a duplicate name or descriptively similar name of any plan previously recorded in the county.
(b) 
Location of proposed subdivision by government lot, private claims, quarter section or quarter-quarter section, section, township, range, outlot number, if applicable, county and state noted immediately under the title. Any previous subdivision or part thereof shall be identified.
(c) 
Date, scale and North point.
(d) 
Names and addresses of owner, subdivider and land surveyor preparing the plat.
(e) 
A sketch or diagram showing how the remainder of all lands contiguous under the same ownership may be divided in order that the proposal may be considered as a portion of an acceptable pattern of total land development.
(2) 
Plat data.
(a) 
Exact length and bearing of the exterior boundaries of the proposed subdivision referenced to a corner established in United States Public Land Survey and the total acreage encompassed thereby.
(b) 
Contours at vertical intervals of no more than two feet where the slope of the ground surface is less than 10% and of not more than five feet where the slope is 10% or more. Elevations shall be marked on such contours on United States Geological Survey (USGS) (1929 adjustment) datum.
(c) 
Water elevations of adjoining lakes and streams and the date of the survey and approximate high and low water elevations, all referred to USGS (1929 adjustment) datum, and approximate boundaries of area subject to flood or stormwater overflow.
(d) 
Location, right-of-way width and names of all existing streets, alleys or other public ways, easements, railroads and utility rights-of-way and all section and quarter section lines within the exterior boundaries of the plat or immediately adjacent thereto.
(e) 
Location and names of any adjacent subdivisions, Assessor's plats, recorded certified survey maps, parks and cemeteries and owners of record of abutting unplatted lands.
(f) 
Type, width and elevation of any existing street pavements within the exterior boundaries of the plat or immediately adjacent thereto, together with any legally established center-line elevations, curb elevations, bench marks and monuments, all to USGS (1929 adjustment) datum.
(g) 
Location, size and invert elevation of any existing sanitary or storm sewers, culverts and drainpipes, the location of manholes, catch basins, hydrants and power and telephone poles and the location and size of any existing water and gas mains within the exterior boundaries of the plat or immediately adjacent thereto. If no sewer or water mains are located on or immediately adjacent to the tract, such sewer or water mains which might be extended and which are located within one mile of the plat shall be indicated by their direction and distance from the tract.
(h) 
Locations of all existing property boundary lines, structures, drives, streams and watercourses, marshes, rock outcrops, wooded areas, railroad tracks and other similar significant features within the tract being subdivided or immediately adjacent thereto.
(i) 
Location, width and names of all proposed streets and public rights-of-way, such as alleys and easements.
(j) 
Dimensions of all lots, together with proposed lot and block numbers.
(k) 
Location and dimensions of any sites to be reserved or dedicated for parks, recreation and open space, drainageways or other public use or which are to be used for group housing, shopping centers, church sites or other nonpublic uses not requiring lotting.
(l) 
Approximate radii of all curves.
(m) 
Existing zoning on and adjacent to the proposed subdivision.
(n) 
Municipal boundary lines within or adjacent to the proposed subdivision.
(o) 
Any proposed lake and stream access, with a small drawing clearly indicating the location of the proposed subdivision in relation to the access.
(p) 
Any proposed lake and stream improvement or relocation.
(3) 
Testing. The City Engineer may require that borings and soundings be made in specified areas to ascertain subsurface soil, rock and water conditions, including depth to bedrock and depth to groundwater table. Where the subdivision will not be served by central sanitary sewer service, the provisions of Chapter H 65 of the Wisconsin Administrative Code shall be complied with and the appropriate data submitted with the preliminary plat.
(4) 
Platting in a floodplain area. When receiving a preliminary plat, all or part of which lies in any floodplain area, the City Plan Commission may, prior to rendering a decision thereon:
(a) 
Require the applicant to submit two copies of an aerial photograph, or a plan certified by a competent technician, which accurately locates the floodplain proposal with respect to the floodplain district limits, channel stream and existing floodplain developments, together with all pertinent information, such as the nature of the proposal, fill limits and elevations, building flood elevations and floodproofing measures.
(b) 
Transmit one copy of the information which may be required herein to the Department of Natural Resources with a request, where deemed necessary, to have that agency provide expert technical assistance in evaluating the effect of the proposed project upon flood heights, velocities and floodplain storage areas and the determination of flood protection levels.
(c) 
Require the applicant to furnish such of the following additional information as is deemed necessary for the evaluation of the effects of the proposal upon flood flows and floodplain storage and to render a decision on the proposed floodplain use:
[1] 
A typical valley cross section showing the channel of the stream, the floodplain adjoining each side of the channel, the cross-sectional area to be occupied by the proposed development and high water information.
[2] 
Plan (surface view) showing elevations or contours of the ground; pertinent structure, fill or storage elevations; size, location and spatial arrangement on all proposed and existing structures on the site; location and elevations of streets, water supply, sanitary facilities and soil types; and other pertinent information.
[3] 
Profile showing the slope of the bottom of the channel or flow line of the stream.
[4] 
Specifications for building construction and materials, filing, dredging, grading, channel improvements, storage of materials, water supply and sanitary facilities.
(d) 
Affirm, modify or withdraw its determination of unsuitability, basing its decision on the floodplain management standards set forth by the Department of Natural Resources.
(5) 
Covenants. The subdivider shall submit to the City Plan Commission a draft of protective covenants whereby the subdivider intends to regulate land use in the proposed subdivision and otherwise protect the proposed development.
(6) 
Affidavit. The registered land surveyor preparing a plat shall certify on the face of the plat that it is a correct representation of all existing land divisions and features and that he has fully complied with the provisions of this chapter.
(7) 
Statement. A supplementary written statement shall be submitted by the subdivider along with the preliminary plat briefly describing improvements, such as grading, paving, tree planting, installation of utilities, and improvements to park and recreation areas, which the subdivider proposes to make and when he intends to make them.
(8) 
Approval. After review of the preliminary plat and negotiations with the subdivider on changes being advisable and the kind and extent of public improvements which will be required, the Plan Commission shall reject, approve or conditionally approve the preliminary plat within 90 days as provided by statute, unless extended by mutual agreement.
[Amended 5-1-2000 by Ord. No. 9-00]
(a) 
Approval or conditional approval of a preliminary plat shall not constitute approval of the final plat but an expression of approval or conditional approval of the layout submitted as a guide to the preparation of the final plat, subject to further consideration by the Plan Commission.
(b) 
Whenever it is proposed to replat or resubdivide a recorded subdivision or subdivisions or any part of a recorded subdivision or subdivisions, the Plan Commission shall hold a public hearing on the proposed preliminary plat of the replat before taking action. When a preliminary plat of a replat is filed with the Plan Commission, the City Clerk shall schedule a public hearing before the Plan Commission. The Clerk shall mail notices of the proposed replat and of the scheduled hearing thereon at least 10 days prior to the time of such hearing to the owners of all properties situated within the limits of the exterior boundaries of the proposed replat and to the owners of all properties within a radius of 300 feet of the exterior boundaries of the proposed replat.
(9) 
Environment. A statement shall be submitted for each subdivision setting forth its effects, or lack thereof, on the immediate environment.
C. 
Final plat.
(1) 
Final plats shall be submitted to the Plan Commission within 36 months of preliminary plat acceptance, unless this requirement is waived in writing by the Plan Commission. The final plat shall substantially conform to the preliminary plat as approved and to the requirements of all applicable ordinances and state laws and shall be submitted for certification of those agencies that have the authority to object to the plat as provided by W.S.A. § 236.12(2), except that no ordinance may modify in a more restrictive way time limits, deadlines, notice requirements, or other provisions of Wisconsin Statutes, Platting Lands, that provide protection for the subdivider. The final plat shall be submitted to the Plan Commission at least 10 working days prior to the meeting at which it is to be considered, and the final plat shall be acted upon by the Plan Commission and the Common Council within 60 days of its submission, unless the time is extended by an agreement with the subdivider. Reasons for rejection shall be stated in the minutes of the Council meeting, and a copy thereof or a written statement of such reasons shall be given to the subdivider. Approved final plats shall be recorded in accordance with the statutory requirements prior to the time that lots are offered for sale, reference is made to the map for sale purposes or use is made of lot and block numbers shown on the plat.
[Amended 5-1-2000 by Ord. No. 9-00; 3-7-2011 by Ord. No. 4-11]
(2) 
If the original of the final plat has been filed with another approving authority, the subdivider may file a true copy of such plat in lieu of the original. However, before the approval of the Plan Commission and Common Council will be inscribed on the original of the final plat, the surveyor or subdivider shall certify the respects in which the original of the final plat differs from the true copy, and all modifications must first be approved.
D. 
Subdivision outside the City (within the City's extraterritorial plat approval jurisdiction). In planning and developing a subdivision in an unincorporated area of St. Croix County within 1 1/2 miles of the City, as provided by W.S.A. § 236.02(5), the subdivider or his agent shall follow the procedures outlined in this section and W.S.A. § 236.12.
E. 
Minor subdivision.
(1) 
Certified survey maps for minor subdivisions shall be submitted to the Plan Commission (six copies) 13 days prior to the meeting at which they are to be considered and shall be approved, conditionally approved or rejected by the Plan Commission and Common Council within 60 days, unless extended by mutual consent.
(2) 
Required information. The following information is required:
(a) 
All information required in accordance with W.S.A. § 236.34.
(b) 
A sketch or diagram showing how the remainder of all lands contiguous under the same ownership may be divided in order that the proposal may be considered as a portion of an acceptable pattern of total land development.
(3) 
Requirements and applicable standards.
(a) 
Requirements and standards set forth in § 254-4 through and including § 254-10 of this chapter shall be met and complied with.
(b) 
Cash or open space shall be accepted for minor subdivisions, and the requirements will also be applied for further divisions of this land.
[Amended 5-1-2000 by Ord. No. 9-00]
(c) 
No divisions of land shown on the certified survey map nor the remaining portion of the original parcel of land shall be below the minimum lot area or other requirements of Chapter 255, Zoning, and other municipal ordinances.
A. 
General provisions. The following provisions shall apply to the subdivisions platted within the City and to subdivisions platted within the extraterritorial plat approval jurisdiction of the City.
(1) 
Construction by subdivider. The improvements required under these regulations shall be constructed by the subdivider and at the subdivider's expense prior to the filing with the Plan Commission and Common Council of the final plat for final approval, in accordance with the specifications and under the supervision of the officials having jurisdiction.
(2) 
Performance or other surety. In lieu of constructing the improvements as required in Subsection A(1), the subdivider shall furnish the City Finance Officer with a surety performance bond, or other form of surety satisfactory to the City, running to the City sufficient to cover the subdivider's cost of such required improvements, as estimated by the City Engineer, plus an additional sum of 25% of said estimate, thereby securing the actual construction and installation of such improvements immediately after final approval of the plat or at a time in accordance with the requirements of the Council.
[Amended 5-1-2000 by Ord. No. 9-00]
(3) 
Completion of improvements. If the procedure under Subsection A(1) is followed, the construction of all improvements required by these rules and regulations shall be completed within two years from the date of approval of the final plat by the Common Council, unless good cause can be shown for the granting of an extension of time by authority of the Common Council. If no extension is granted, the City, at its option, may cause all uncompleted required work to be constructed, and the parties executing the bond shall be firmly bound for the payment of all necessary costs thereof. The Finance Officer shall return the bond to the subdivider upon completion of the improvements.
[Amended 5-1-2000 by Ord. No. 9-00]
(4) 
Acceptance of dedications. The approval of the final plat by the Common Council shall constitute acceptance of the dedication of any public street, road, park or highway dedicated in such plat.
(5) 
Modification by Council. Where unusual or exceptional factors or conditions exist, the Council may modify the provisions of this chapter. A written statement of the reasons for such modification shall be attached to all copies of the construction plans.
(6) 
Extension of utilities. Where extensions of utilities and/or annexation is reasonably expected and scheduled on a capital improvements program within four years' time, as determined by the Common Council, all improvements shall be required, otherwise curb and gutter, sidewalks, water and sanitary sewer and associated pumping system improvements will not be required.
(7) 
Construction by City. As a complete alternative to Subsection A(1) and in order to promote orderly growth and development within the City, the Common Council may, by resolution, authorize construction of required improvements, in whole or in part, as a City project, levying the cost thereof against the benefited property as a special assessment upon such terms and conditions as the Common Council may deem proper.
[Amended by Ord. No. 3-85]
B. 
Required improvements. The following required improvements shall be designed, engineered and installed at the expense of the subdivider according to the City Comprehensive Plan and engineering standards and specifications established and approved by the Common Council, Public Water Utility Commission or City Engineer and on file with the City Clerk. Where standards and specifications have not been established, the improvements shall be made according to good engineering practices.
[Amended 5-1-2000 by Ord. No. 9-00]
(1) 
Streets and rights-of-way. Rights-of-way shall be graded from property line to property line and, after the installation of all utility and storm sewer drainage improvements, concrete curb and gutter shall be installed, the streets surfaced from curb to curb and the remaining portion of the right-of-way topsoiled and ground cover planted or seeded.
(2) 
Sanitary sewers. A public sanitary sewer system adequate to serve the subdivision shall be provided and include a lateral connection for each lot and a satisfactory connection to the City sanitary sewer system. If the City system is not available to accommodate the subdivision, the subdivider shall provide his own central system that complies with the standards of the Department of Natural Resources and applicable state and local laws.
(3) 
Water distribution. A complete water distribution system shall be installed and be adequate to serve the area platted, including connections for each lot. The developer shall pay for and install all necessary fire hydrants.
(4) 
Storm sewers. A storm sewer or drainage system shall be provided and be adequate to serve the area being platted with provision to drain to and from the area. Erosion and sediment control measures shall be designated as necessary.
(5) 
Pumping stations and force mains. If a pumping station is required to pump either sanitary wastes or stormwater into the existing public sewer mains, the subdivider shall install, at no expense to the City, a pumping station and force main adequate to service a subdivision and shall deed such pumping station, force main, equipment and site to the City prior to acceptance of the final plat. If a greater capacity system is desired by the City, the subdivider shall be required to pay only that portion of the total cost attributable to his subdivision. Combined sewers are unacceptable.
(6) 
Bridges and culverts. All bridges and culverts shall be installed at the expense of the subdivider.
(7) 
Monuments. Monuments of a permanent character (pipes, steel rods, concrete or equivalent) shall be placed in each corner or angle on the boundary of the subdivision and at each corner of each lot. All United States, county or other official bench marks, monuments or triangulation stations shall be preserved at precise locations. The subdivider shall maintain the monuments in good order during construction and development.
(8) 
Concrete sidewalks. Concrete sidewalks constructed to conform to specifications established by the Common Council with a minimum width of five feet shall be installed at the subdivider's expense, unless a lesser width is approved by the Common Council.
[Amended by Ord. No. 7-94]
(9) 
Street signs. Street name signs shall be installed at the subdivider's expense.
(10) 
Trees. A minimum of one tree selected from three species acceptable to the Park Board shall be planted or left for each 50 feet of frontage on all streets proposed to be dedicated. New planting shall conform to specifications established by the Common Council and on file with the Clerk. Trees shall be located no closer than five feet from the curb or street side of the sidewalk. Care should be taken not to plant trees over utilities.
(11) 
Utilities. The subdivider shall cause gas, electric power and telephone facilities to be installed to make adequate service available to each lot in the subdivision. Telephone and electric power shall be installed underground unless infeasible.
(12) 
Pedestrianways. Pedestrianways and other improvements shall be provided as required at the subdivider's expense.
C. 
Construction plans and inspection required.
(1) 
Construction plans. Whenever any improvements are required by the City, construction plans for improvements to be installed shall be furnished in accordance with the specifications of the officials having jurisdiction and shall receive approval of these officials before improvements are installed. The following plans shall be required where applicable:
(a) 
Street plans and profiles showing existing and proposed grades, including extension for a reasonable distance beyond the subdivision elevations and cross sections of required improvements.
(b) 
Sanitary sewer plans and profiles showing the locations, grades, sizes, elevations and materials.
(c) 
Storm sewer plans and profiles showing the locations, grades, sizes, cross sections, elevations and materials or methods of stormwater disposal in lieu of sewers.
(d) 
Water main plans and profiles showing locations, sizes, elevations and materials.
(e) 
Grading plans for the entire subdivision.
(f) 
Additional special plans or information as required by the officials having jurisdiction.
(2) 
Inspections. Prior to starting any of the work covered by the plans approved as above, arrangements shall be made for the City Engineer to inspect the work which, in the opinion of the City Engineer, Public Water Utility Commission and Common Council, will ensure compliance with the plans and specifications as approved. Prior to starting work, written approval shall be obtained from the City Engineer, Public Water Utility Commission and Common Council. All costs of inspection shall be borne by the subdivider.
(3) 
Contracts with the City. The subdivider shall engage his own contractors on his own responsibility for all required work. He may, however, contract with the City to do part or all of the work for him at his expense. Nothing contained herein shall obligate the City to perform part or all of such work.
(4) 
Extraordinary costs. The City shall be responsible for any extraordinary costs for major utility and street improvements (including right-of-way acquisition) which benefit a much broader area than the subdivision under consideration. These costs (including engineering, bonding, interest, etc.) shall be assessed against future development on the basis of the assessment policy adopted by the Common Council.
(5) 
Undeveloped parcels. Whenever utilities traverse an undeveloped parcel of land, costs will be borne by the subdivider causing installation of such utilities.
(6) 
Inspection by City Engineer. The City Engineer shall inspect all completed work prior to approval of the final plat or release of the sureties.
(7) 
Prior to release or discharge of the bond or surety required by this chapter, upon completion of the work for which bond or surety is offered, the subdivider shall submit to the City Building Inspector construction plans showing how the construction was actually completed. These plans shall be approved before the bond or surety shall be discharged or released.
D. 
Stage development. Where it shall appear to the satisfaction of the Common Council that the whole of the plat and its subdivision cannot immediately be fully improved with respect to the installation of all storm and sanitary sewers and related facilities, water mains and related facilities and street improvements by reason of unavoidable delay in the acquisition of land necessary for such improvements or by reason of an unavoidable delay in obtaining necessary engineering data and the information, for any good reason or cause, the Common Council may authorize the subdivider to proceed with the installation of improvements required under this chapter on a portion or part of such subdivision, and in such event the requirements of this chapter shall apply to that portion or part thereof authorized for immediate improvements.
E. 
Building permits, issuance of. No building permits shall be issued for erection of a structure on any lot of record until all the requirements of this chapter have been met.
A. 
Streets and alleys.
(1) 
General. In any new subdivision the street layout shall conform to the general arrangement, width and location indicated on the Official Map and Comprehensive Plan. In areas for which such layouts have not been completed, the streets shall be designed and located in proper relation to existing and proposed streets, topography, such natural features as streams and tree growth, public convenience and safety, the proposed use of the land to be served by such streets and the most advantageous development of adjoining areas. The subdivision shall be such as to provide each lot with a public street access.
[Amended 5-1-2000 by Ord. No. 9-00]
(a) 
Major streets. Principal and minor arterials and collector streets shall be properly integrated with the existing and proposed system of major streets and highways and insofar as practicable shall be continuous and in alignment with existing, planned and platted streets with which they are to connect.
(b) 
Minor streets. Local streets and culs-de-sac shall be designated to conform to the topography, discourage use by through traffic, permit the design of efficient storm and sanitary sewerage systems and require the minimum street area necessary to provide safe and convenient access to abutting property.[1]
[1]
Editor's Note: Original Sec. 18.05(1)(a)3, Buffers, which immediately followed this subsection and was amended by Ord. No. 25-88, was deleted 5-1-2000 by Ord. No. 9-00.
(c) 
Culs-de-sac. Cul-de-sac streets designed to have one end permanently closed shall not exceed 1,000 feet in length.
(d) 
Alleys. Alleys shall be required in commercial and industrial districts for off-street loading and service access if deemed necessary by the Plan Commission but shall not be approved in residential districts. Dead-end alleys shall not be approved, and alleys shall not have their points of connection on a major thoroughfare.
B. 
Intersections.
(1) 
Streets shall intersect each other at as nearly right angles as topography and other limiting factors of good design permit.
(2) 
The number of streets converging at one intersection shall be reduced to a minimum, preferably not more than two.
(3) 
The number of intersections along major streets shall be held to a minimum. Wherever practicable the distance between such intersections shall not be less than 1,200 feet.
C. 
Street widths and grades.
(1) 
The minimum right-of-way and roadway of all proposed streets and alleys shall be of the width specified by the Comprehensive Plan or Official Map. If no width is specified thereon the minimum widths shall be as follows:
[Amended 5-1-2000 by Ord. No. 9-00]
Type of Street
Minimum Right-of-Way Width
(feet)
Minimum Roadway Width (face of curb to face of curb)
(feet)
Principal arterials
100
52
Minor arterials
80
44
Collector streets
66
36
Local streets and culs-de-sac
60
32
Culs-de-sac (not over 500 feet long)1
50
26
Alleys
24
20
Pedestrianways
12
4 to 12
NOTES:
1 With limited parking (meaning double garages and aprons); also loop streets not exceeding 1,000 feet with limited parking.
(2) 
Cul-de-sac streets. All cul-de-sac streets shall terminate in a circular turnaround having a minimum right-of-way diameter of 120 feet and a minimum outside curb diameter of 90 feet.
(3) 
Grades.
(a) 
Unless necessitated by exceptional topography and subject to the approval of the Plan Commission, the maximum street grades shall not exceed the following:
Type of Street
Maximum Street Grade
Principal arterials
6%
Minor arterials and collector streets
8%
Local streets, culs-de-sac and alleys
10%
Pedestrianways, unless steps of acceptable design are provided
12%
(b) 
The grade of any street shall in no case exceed 10% or be less than 1/2 of 1%.
(4) 
Radii of curvature.
(a) 
When a continuous street center line deflects at any point by more than 10 feet, a circular curb shall be introduced having a radius of curvature on such center line of not less than the following:
Type of Street
Radius of Curvature
(feet)
Principal and minor arterials
300
Collector streets
200
Local streets and culs-de-sac
100
(b) 
A tangent of at least 100 feet in length shall be provided between reverse curves on arterial and collector streets.
(5) 
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.
(6) 
Street names. New street names shall not duplicate or be similar to existing streets in the City.
[Amended 5-1-2000 by Ord. No. 9-00]
(7) 
Streetlighting. The location of streetlights or a reasonable alternative thereto as determined by the Plan Commission shall be shown on the subdivision plans following consultation with the Electric Utility.
D. 
Easements.
(1) 
The Plan Commission may require easements of widths deemed adequate by the Commission 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 poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains or other utility lines.
(2) 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, any adequate drainageway or easement shall be provided as required by the Plan Commission. The location, width, alignment and improvement of such drainageway or easement shall be subject to the approval of the Plan Commission, and parallel streets or parkways may be required in connection therewith. Wherever possible, the stormwater drainage shall be maintained by landscaped open channels of adequate size and grade to hydraulically accommodate maximum potential volumes of flow, these sizes and design details to be subject to review and approval by the City Engineer.
(3) 
If parkways or drainageways influenced by topographical features, such as streams or ponds, ravines, wooded areas or other natural features, are to be provided within the proposed plat, their width and location shall be determined as may be deemed necessary to preserve such features. Such determination shall have a minimum width of 100 feet, but it shall not in any case be less than 50 feet in width.
E. 
Blocks.
(1) 
The lengths, widths 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. Block lengths in residential areas shall not as a general rule be less than 600 feet in length between street lines unless dictated by exceptional topography or other limiting factors of good design.
(2) 
Blocks shall have sufficient width to provide for two tiers of lots of appropriate depth, except where otherwise required to separate residential development from through traffic.
(3) 
Pedestrianways or crosswalks shall be provided near the center and entirely across any block 900 feet or more in length where deemed essential, in the opinion of the Plan Commission, to provide adequate pedestrian circulation or access to schools, shopping centers, churches or transportation facilities.
(4) 
All utility lines for electric power and telephone service will be placed in rear lot line easements when carried overhead on poles.
F. 
Lots.
(1) 
Residential lots fronting or backing on principal and minor arterials shall be appropriate for the location of the subdivision and for the type of development and use contemplated. The lot should be designed to provide an aesthetically pleasing building site and a proper architectural setting for the building contemplated.
(2) 
Every lot shall front or abut on a public street, except when the lot is created with a private street(s) or private access easement(s) to provide adequate emergency access to the lot.
[Amended by Ord. No. 7-96]
(3) 
Lot dimensions shall conform to the requirements of Chapter 255, Zoning. Where not served by a public sewer, lot dimensions and areas shall, in addition, conform to the requirements of the State Department of Health.
(4) 
Side lot lines shall be at right angles to straight street lines or tangents or curved street lines on which the lots face.
(5) 
Corner lots shall have an extra 10 feet in width along the side street to be designated as a buffer strip. This strip shall be part of the platted lots and shall have the following restrictions lettered on the face of the plat: "This strip reserved as a buffer and the building of structures hereon is prohibited. This buffer strip shall not be used as part of the required side yard." Lots adjacent to pedestrianways or walkways shall be considered as corner lots.
(6) 
Excessive lot depth in relation to width shall be avoided, and a proportion of 2:1 shall be normally considered as a desirable ratio.
(7) 
Lot lines shall follow municipal boundary lines rather than cross them.
(8) 
Double-frontage and reverse-frontage lots shall be prohibited except where necessary to provide separation of residential development from through traffic or to overcome specified disadvantages of topography and orientation.
(9) 
Residential lots fronting or backing on major arterials shall be platted with extra depth to permit generous distances between the buildings and such traffic ways. Lot access along principal and minor arterials shall be prohibited, and lot access along collector streets shall be discouraged.
(10) 
Depth and width of properties reserved or laid out for commercial or industrial use shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.
Refer to Chapter 181, Parks, Recreation and Open Space, Article II, Recreational Open Space.
A. 
The Common Council, upon review and recommendation from the Plan Commission, may grant variances from the provisions of this chapter, but only after determining that:
(1) 
Because of the unique conditions of the subdivision involved, literal application of this chapter would impose a hardship or serve no useful purpose.
(2) 
The variance will not violate the purpose of this chapter or the provisions of W.S.A. Ch. 236.
B. 
The requirement of filing and recording a plat or certified survey map for subdivision shall not be waived.
A. 
The Building Inspector shall have primary responsibility for enforcing this chapter. No land use permit shall be issued for construction on any lot until the final plat for the subdivision has been duly recorded or a certified survey map is recorded as specified in W.S.A. § 236.34.
B. 
Any person who violates any provision of this chapter shall be subject to a penalty as provided in Chapter 1, § 1-18 of this Code. In addition, the remedies provided by W.S.A. §§ 236.30 and 236.31 shall be available to the City.
This chapter shall apply not only to the subdivisions and additions hereinabove set forth in the body of this chapter but shall also, insofar as payment of costs for improvement of subdivisions is concerned, apply to those subdivisions and additions, or parts thereof, already platted and approved which are undeveloped, wholly or partially, as of March 28, 1974.
[Amended by Ord. No. 5-87; Ord. No. 21-89; 5-1-2000 by Ord. No. 9-00]
A. 
General. The subdivider shall pay the City all fees as hereinafter required and at the times specified. Fee amounts are established by the Common Council from time to time.
B. 
Pre-preliminary plan application fee. The subdivider shall pay a fee for each lot or parcel within the pre-preliminary plat to the City Clerk at the time of first application of any pre-preliminary plat to assist in defraying the cost of the application. A reapplication fee shall be paid to the City Clerk at the time of reapplication for approval of any pre-preliminary plat which has been reviewed.
C. 
Preliminary plat application fee. The subdivider shall pay a fee for each lot or parcel within the preliminary plat to the City Clerk at the time of first application of any preliminary plat to assist in defraying the cost of the application. A reapplication fee shall be paid to the City Clerk at the time of reapplication for approval of any preliminary plat which has been reviewed.
D. 
Final plat application fee. The subdivider shall pay a fee for each lot or parcel within the final plat to the City Clerk at the time of first application for approval of any final plat to assist in defraying the cost of review. A reapplication fee shall be paid to the City Clerk at the time of reapplication for approval of any final plat which has previously been reviewed.
E. 
Certified survey map fee. The subdivider shall pay a fee to the City Clerk's office at the time of submission for approval of a certified survey map.
F. 
Inspection fee. The subdivider shall pay a fee equal to the actual cost to the City for such inspection as the City Engineer deems necessary to assure that the construction of the required improvements is in compliance with the plans, specifications and ordinances of the City or any other governmental authority.
G. 
Engineering fee. The subdivider shall pay a fee equal to the actual cost to the City for all engineering work incurred by the City in connection with the plat. Engineering work shall include the preparation of construction plans and standard specifications. The subdivider may furnish all, some or part of the required construction plans and specifications, in which case no engineering fees shall be levied for such plans and specifications furnished.
H. 
Administrative and review fee. The subdivider shall be responsible for the cost of plan review, legal, administrative or fiscal work which may be undertaken by the City in connection with the plat. Legal work shall include the drafting of contracts between the City and the subdivider. An administration and review fee is required for all plats and all certified survey maps at the time of application for pre-preliminary plat. The deposit fee shall be held in a trust fund and cost deducted as incurred. At the end of the review period and determination of costs, any amount remaining in the fund for that application will be refunded.
[Added by Ord. No. 34-87]
A. 
Within 10 days of the filing of a proposed certified survey map, pre-preliminary plat, preliminary plat or final plat, the Zoning Administrator shall send written notice of plat filing to all owners of land within 200 feet of the subject property.
B. 
Notice shall be sent by United States regular mail to the parcel owner and to the address indicated on the current tax roll maintained by the City of Hudson Assessor. Notice requirements of this section shall be fulfilled and completed when the Zoning Administrator complies with the requirements herein and files his affidavit of mailing with the City. Failure to receive notice by an adjacent property owner shall not invalidate any action taken by the City.
[Added by Ord. No. 20-96; amended by Ord. No. 1-97; Ord. No. 11-99; 5-1-2000 by Ord. No. 9-00; 7-16-2001 by Ord. No. 7-01]
A. 
Purpose and intent. When underdeveloped land is developed for residential or other purposes, it often creates a need for additional transportation, water, sewage and stormwater facilities as well as parks and recreational facilities, public libraries and other public facilities. Without the generation of new revenue sources, municipalities often must choose between the foregoing needed public facilities or imposing higher property taxes. The imposition of impact fees has become an increasingly important source of local revenue to pay for public facilities. The State Legislature has adopted an Impact Fee Law which helps communities raise funds to pay for new development and maintain the current level of services. The 1993 Wisconsin Act 305 created W.S.A. § 66.55,[1] which allows a municipality to enact an ordinance to impose impact fees on certain developers in an effort for new development to pay its fair share of municipal capital costs. Pursuant to the authority granted to the City of Hudson by W.S.A. § 66.55, the Common Council hereby enacts this section to enable it to impose impact fees on developers to pay for the capital costs that are necessary to accommodate land development and to maintain current levels of service to those developing areas of the City of Hudson.
[1]
Editor's Note: See now, e. g., W.S.A.§ 66.0617.
B. 
Public facilities needs assessment. In accordance with W.S.A. § 66.0617(4), the City of Hudson has prepared a needs assessment for the public facilities for which it is anticipated that impact fees may be imposed. A copy of the needs assessment for trunk sanitary sewer and trunk storm sewer is on file and available for public inspection and copying in the office of the City Administrator. A copy of the Parks Department needs assessment is on file and available for public inspection and copying in the office of the Director of Parks and Recreation.
[Amended 12-1-2014 by Ord. No. 14-14]
C. 
Definitions. The definitions set forth in W.S.A. § 66.0617(1), and any amendments thereto, are hereby incorporated and made a part of this section as is fully set forth herein.
D. 
Fees. An impact fee will be imposed by the Common Council upon any person seeking to construct or create a land development within the City of Hudson in accordance with this section and W.S.A. § 66.0617.
E. 
Standards for fees. Impact fees imposed under this section:
(1) 
Shall bear a rational relationship to the need for new, expanded or improved public facilities that are required to serve land development.
(2) 
May not exceed the proportionate share of the capital costs that are required to serve land development as compared to existing land uses of land within the City of Hudson.
(3) 
Shall be based upon actual capital costs or reasonable estimates of capital costs for new, expanded or improved public facilities.
(4) 
Shall be reduced to compensate for other capital costs imposed by the City of Hudson with respect to land development to provide or pay for public facilities, including special assessments, special charges, land dedications or fees in lieu of land dedications, under W.S.A. Ch. 236, or any other items of value.
(5) 
Shall be reduced to compensate for moneys received from the federal or state government specifically to provide or pay for the public facilities for which the impact fees are imposed.
(6) 
May not include amounts necessary to address existing deficiencies in public facilities.
F. 
Collection. Impact fees shall be collected as follows:
(1) 
Impact fees will be collected by the Finance Officer at the time of recording a subdivision plat or certified survey map.
(2) 
Impact fees not previously collected on vacant land will be collected at the time a building permit is issued.
(3) 
Impact fees will also be collected when a building permit is issued on the conversion of existing residential units which adds additional units.
(4) 
Developers may petition to have the impact fee converted into an impact special assessment to be paid over a three-year period. The calculated amount of the impact special assessment may not exceed 50% of the fair market value of the property to be developed plus any related bond issuance costs which include finance-related expenses, discount expense and capitalized interest. The fair market value is to be determined by an independent appraiser who is selected by the City after the developer deposits sufficient funds with the City to pay for the appraisal. Any impact fee amount in excess of this fifty-percent amount will be due and payable when the building permit is issued.
(5) 
Impact special assessments shall be levied annually, in equal installments, against the property by individual lot of record.
(6) 
Upon closing the sale of any lot, the outstanding special assessment balance shall be paid to the City.
(7) 
All special assessments shall conform to current City policy, including an interest charge of 2% over the City bonding interest rate.
(8) 
Developers of properties which have both deferred assessments and impact fees will be allowed to convert both amounts into an impact special assessment to be paid over a five-year period. All other provisions specified in the preceding subsections apply.
(9) 
Owners of properties which are developed for the sole use of nonprofit organizations and are not intended for resale to other parties may petition the Common Council to be allowed to convert these fees into an impact special assessment to be paid over a ten-year period. Upon any future sale or change in the use of the property, the outstanding balance shall be paid to the City. All other provisions specified in the preceding subsections apply.
(10) 
The provisions of this section shall be incorporated into a developer's agreement, and it shall be mutually agreed that any and all waivers required for special assessments shall be signed by the developer.
G. 
Impact Fee Schedule. The following minimum impact fees are established on a per acre and/or per residential equivalent unit (REU) basis as specified in the Impact Fee Schedule[2]
[Amended 10-7-2002 by Ord. No. 11-02]
[2]
Editor's Note: The Impact Fee Schedule is included at the end of this chapter.
H. 
Land dedication.
(1) 
When it is determined by the Park Board that a portion of a plat or certified survey map is required by such future public park and other recreational facilities, the developer may be required to reserve such area for not more than three years, during which time the City shall either acquire the property or release the reservation.
(2) 
Where land has been required to be reserved pursuant to Subsection H(1) or when the developer owns other land that has been determined by the Plan Commission to be acceptable for park and recreation purposes, the developer may be required to dedicate such land as part of an impact fee payment.
(3) 
Cash value of land to be dedicated shall be determined by the City and developer based upon the full and fair market value of the land. If the City and developer cannot agree on the full and fair market value of the land, an appraisal board consisting of one appraiser selected by the City at its own expense, one appraiser selected by the developer at his/her expense and a third appraiser selected by two other appraisers at City expense shall determine the value.
I. 
Interest-bearing account. The City shall establish and maintain a segregated interest-bearing account for revenues collected from impact fees. Such funds shall be accounted for separately from other funds of the City. Impact fee revenues and interest earned on impact fee revenues may be expended only for capital costs for which the impact fees were imposed.
J. 
Refund of fees. Any impact fees that are imposed and collected pursuant to the provisions of this section and not expended or committed for expenditure by the end of the calendar quarter immediately following 10 years from the date the impact fee was paid shall be refunded to the current owner of the property with respect to which the impact fees were imposed, except that impact fees for water supply, storage and treatment may be held for a period of 20 years.
K. 
Fee review. The fee schedule set forth in Subsection G will be reviewed by the Common Council at least once each year and modified, if necessary, as a result of changing facility needs, inflation, revised cost estimates, capital improvements, changes in other funding sources applicable to public facility projects and other relevant factors and in accordance with the standards for impact fees set forth in W.S.A. § 66.0617.
L. 
Appeal procedure.
(1) 
A developer upon whom an impact fee is imposed may, within 15 days of the imposition of the impact fee, contest the amount, collection or use of the impact fee by filing a written request with the Common Council specifying the basis upon which an appeal is taken.
(2) 
Within 30 days of receiving a request for review by a developer, the Common Council shall either place the matter on its next regular scheduled meeting or schedule a special meeting of the Common Council to hear the appeal of the developer.