A.
Compliance with statutes. In laying out a certified
survey or subdivision, the owner shall conform to the provisions of
Chapter 236, Wis. Stats., and all applicable Village regulations.
In all cases where the requirements of this chapter are different
from the requirements of Chapter 236, the more restrictive provision
shall apply.
B.
Dedication. The developer shall dedicate land and
improve streets as provided in this chapter. Streets shall be located
with due regard for topographical conditions, natural features, existing
and proposed streets, utilities and land uses and public convenience
and safety. Streets shall conform to the official map adopted by the
Plan Commission and Village Board. The subdivision, certified survey
parcel or land division shall be so designed as to provide each lot
with satisfactory access to a public street or road.
C.
Compliance with comprehensive plan and ordinances.
(1)
The arrangement, character, features and layout of
land divisions in the Village shall be designed to comply with the
standards of this chapter, the comprehensive plan, the official map
and/or any comprehensive utility plans or other planning documents
which may pertain to the standards of design for land divisions and
which have been adopted by the Village Board. Where no such planning
documents have been adopted, subdivisions shall be designed according
to engineering and planning standards approved by the Village Plan
Commission and Village Board and applied so as to properly relate
the proposed development with adjacent development, the topography,
natural features, public safety and convenience and the most advantageous
development of undeveloped adjacent lands. In the absence of a street
being shown on the official map, streets shall be provided in locations
determined necessary by the Plan Commission and Village Board and
to the right-of-way widths required in this chapter for the classification
of street required.
(2)
The arrangement of streets in new subdivisions shall
make provision for the appropriate continuation at the same or greater
width of the existing streets in adjoining areas.
D.
Street classifications. Streets shall be required
and classified by the Village Plan Commission and Board in accordance
with the Village's Comprehensive Plan and where not identified in
the plan, in accordance with sound engineering standards, into the
classifications indicated below with the designated minimum widths:
(1)
Arterial streets. Arterial streets shall be arranged
so as to provide through traffic for a heavy volume of vehicles, 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. Arterial streets shall have a right-of-way width of not
less than 80 feet for a median-divided roadway, nor less than 66 feet
for a single roadway, with a minimum curb face to curb face width
of 36 feet.
(2)
Collector streets. Collector streets shall be arranged
so as to provide ready collection of traffic from individual areas
and conveyance of this traffic to the major street and highway system
and shall be properly related to special traffic generators such as
schools, churches and shopping centers and other concentrations of
population and to the major streets into which they feed. Collector
streets shall have a right-of-way width of not less than 66 feet,
with a minimum curb face to curb face width of 36 feet.
(3)
Local streets. Local streets shall be arranged to
conform to the topography, to discourage use by through traffic, to
permit the design of efficient storm and sanitary sewerage systems,
and to require the minimum street area necessary to provide safe and
convenient access to abutting property. Local streets shall have a
right-of-way width of not less than 66 feet, with a minimum curb face
to curb face width of 36 feet.
(4)
Reserve strips. Reserve strips shall not be provided
on any plat to control access to streets or alleys, except where control
of such strips is placed with the Village under conditions approved
by the Plan Commission and Village Board.
(5)
Alleys. Alleys shall be located at rear property lines,
shall discourage through traffic, shall serve less than 50 vehicles/day,
shall be intended to provide access to off-street loading and service
areas and not primary access to parcels.
(a)
Commercial and industrial. Alleys shall be provided
in all commercial and industrial districts, except that the Village
Board, upon the Plan Commission's recommendation, may waive this requirement
where other definite and assured provision is made for service access,
such as off-street loading and parking, consistent with and adequate
for the uses proposed. Where approved, the paved width for residential
alleys shall be not less than 24 feet and the paved width for commercial
and industrial alleys shall be not less than 30 feet. Alley rights-of-way
shall be 50 feet. Alleys shall be constructed according to base and
surfacing requirements for streets.
(b)
Residential. Alleys shall not be approved in
residential areas unless necessary because of topography or other
exceptional circumstances.
(6)
Temporary dead-end streets. Temporary dead-end streets
will be considered on a case-by-case basis and may be allowed only
with a temporary cul-de-sac or turnaround.
E.
(Reserved)
F.
(Reserved)
G.
(Reserved)
H.
Extraterritorial streets. Streets located in the extraterritorial
plat jurisdiction of the Village shall provide for the dedication
of the minimum widths of right-of-way in accordance with the standards
of this chapter.
I.
Continuation. Streets shall be laid out to provide
for possible continuation wherever topographic and other physical
conditions permit. The use of culs-de-sac shall be held to a minimum,
and permanent dead-end streets shall be prohibited. Provisions shall
be made so that all proposed streets shall have a direct connection
with, or be continuous and in line with, existing, planned or platted
streets with which they are to connect. Proposed streets shall be
extended to the boundary lines of the tract to be subdivided, unless
prevented by topography or other physical conditions, or unless, in
the opinion of the Plan Commission and Village Board, such extension
is not necessary or desirable for the coordination of the layout of
the subdivision with existing layout or the most advantageous future
development of adjacent tracts.
J.
Number of intersections. The number of intersections
of local streets with major streets shall be reduced to the practical
minimum consistent with circulation needs and safety requirements.
K.
Frontage street/road. Where a land division abuts
or contains an existing or proposed arterial highway or railroad right-of-way,
the subdivider shall provide a frontage road, platted access restriction
along the rear of the property contiguous to such highway, or such
other treatment as may be determined necessary by the Plan Commission
and Village Board to ensure safe, efficient traffic flow and adequate
protection of residential properties.
L.
Arterial street and highway protection. Whenever the
proposed subdivision contains or is adjacent to a major 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.
M.
Private streets and driveways. Private streets shall
not be approved nor shall public improvements be approved for any
private street, except in PUD zoning. Private driveways serving not
more than six parcels may be allowed.
N.
Tangents. A tangent at least 100 feet long shall be
required between reverse curves on arterial and collector streets.
O.
Visibility. Streets shall afford maximum visibility
and safety for motorist, bicycle and pedestrian use and shall intersect
at right angles, where practicable. A minimum sight distance for the
speed rating of the street shall be provided as set forth in the Wisconsin
Department of Transportation Facilities Development Manual.
P.
Street grades.
(1)
Unless necessitated by exceptional topography subject
to the approval of the Plan Commission and Village Board, the maximum
center line grade of any street or public way shall not exceed the
following:
(2)
The grade of any street shall in no case exceed 12%
or be less than 0.5%.
(3)
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.
Q.
Horizontal curves. When connecting street lines deflect
from each other at any one point by more than 5°, they shall be
connected by a curve with a radius of not less than 150 feet on local
streets, 250 feet on collector streets and 450 feet on arterial streets.
R.
Vertical curves. All changes in street grades shall
be connected by vertical curves of a minimum length in feet equivalent
to 20 times the algebraic difference in the rate of grade for arterial
and collector streets and 10 times the algebraic difference for all
other streets.
S.
Half streets. Half streets shall not be platted unless
necessary to provide the full width of an existing street already
platted to half width. All newly platted streets shall be platted
to the required full width. Where a half street exists adjacent to
a proposed land division, the subdivider shall endeavor to acquire
and dedicate the remaining half street.
T.
Street intersections.
(1)
Angle of intersection. Streets shall intersect each
other at right angles. A curved street shall intersect another street
with not less than 15 feet of tangent right-of-way between the end
of curvature and the right-of-way of the street being intersected.
(2)
Number of streets converging. The number of streets
converging at one intersection shall be reduced to a minimum, preferably
not more than two.
(3)
Number of intersections for arterial streets. 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.
(4)
Local street spacing. Local streets and frontage roads
intersecting with other local streets or collector streets shall,
wherever practicable, be spaced no closer than 150 feet between right-of-way
lines.
(5)
Property lines at street intersections. Property lines
at street intersections shall be rounded with a minimum radius of
25 feet or of a greater radius when required by the Plan Commission
or Village.
(6)
Local streets. Local streets shall not necessarily
continue across arterial or collector streets; but if the center lines
of such local streets approach the major streets from opposite sides
within 300 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.
(7)
Additional sight easements. At any intersection determined
by the Plan Commission or Village Board, restricted development easements
or additional street right-of-way shall be platted to provide for
adequate sight distances in every direction of travel. At a minimum,
the subdivider shall grade, clear or otherwise provide for an unobstructed
sight triangle at all intersections incorporating the area within
a triangle formed by the intersection of the street right-of-way lines
and a point on each right-of-way line being not less than 30 feet
from the intersection point.
U.
Limited-access highway and railroad right-of-way treatment.
Whenever the proposed subdivision contains or is adjacent to a limited-access
highway, arterial street or railroad right-of-way, the design shall
provide the following treatment:
(1)
Subdivision lots. When lots within the proposed subdivision
back upon the right-of-way of an existing or proposed limited-access
highway or a railroad, a planting strip at least 30 feet in depth
shall be provided adjacent to the highway or railroad in addition
to the normal lot depth. This strip shall be part of the platted lots
but shall have the following restriction lettered on the face of the
plat: "This strip reserved for the planting of trees and shrubs, the
building of structures hereon prohibited."
(2)
Commercial and industrial districts. Commercial and
industrial districts shall have provided, on each side of the limited-access
highway, arterial street or railroad, streets approximately parallel
to and at a suitable distance from such highway or railroad for the
appropriate use of the land between such streets and highway or railroad,
but not less than 150 feet.
(3)
Streets parallel to a limited-access highway. Streets
parallel to a limited-access highway or railroad right-of-way, when
intersecting a major street and highway or collector street which
crosses said railroad or highway, shall be located at a minimum distance
of 250 feet from said highway or railroad right-of-way. Such distance,
where desirable and practicable, shall be determined with due consideration
of the minimum distance required for the future separation of grades
by means of appropriate approach gradients.
(4)
Local streets. Local 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.
V.
Street names. New street names shall not duplicate
the names of existing streets, but streets that are continuations
of others already in existence and named shall bear the names of the
existing streets. Street names shall be subject to approval by the
Plan Commission and Village Board.
W.
Street design standard summary. The minimum right-of-way
and roadway width of all proposed streets and alleys shall be as specified
by the Comprehensive Plan, Comprehensive Plan component, Official
Map or neighborhood development study; or if no width is specified
therein, the minimum widths shall be as follows:
|
Type of Street
|
Minimum Right-of-Way Width To Be Dedicated
(feet)
|
Minimum Pavement Width (Face of Curb to
Face of Curb)
(feet)
| |
|---|---|---|---|
|
Arterial streets
|
80
|
36 minimum
| |
|
Collector streets
|
66
|
36
| |
|
Local streets and culs-de-sac
|
66
|
36
| |
|
Alleys
|
50
|
24 residential,
30 commercial
| |
|
Pedestrian pathways/bikeways
|
10
|
8
|
X.
Culs-de-sac. Cul-de-sac streets designed to have one
end permanently closed shall not exceed 750 feet in length and shall
terminate with a turnaround of not less than 120 feet in diameter
at the right-of-way and a paved turnaround of 96 feet in diameter.
The length of cul-de-sac streets shall be measured from the line of
intersection with the connecting street to the farthest extent of
the cul-de-sac bulb.
Y.
Street base standards.
(1)
Local and collector streets shall have a minimum compacted
six-inch thickness of Gradation No. 1 or No. 2 crushed aggregate base
course, over a minimum compacted six-inch thickness of three-inch
breaker run with fines.
(2)
Other streets shall have a minimum compacted six-inch
thickness of Gradation No. 1 or No. 2 crushed aggregate base course,
over a minimum compacted twelve-inch thickness of three-inch breaker
run with fines.
(3)
Subgrade shall be suitable for street construction
in the opinion of the Village Engineer. If the Village Engineer should
determine that the subgrade material is unsuitable, it shall be removed
and replaced by suitable material at the subdivider's expense.
Z.
Street pavement standards.
(1)
Local streets shall have a minimum of three-and-one-quarter-inch
thick compacted hot-mix bituminous concrete pavement placed in two
layers of one-and-three-quarters-inch thickness (lower layer) and
one-and-one-half-inch thickness (surface course).
(2)
Other streets shall have a minimum of four-inch thick
compacted hot-mix bituminous concrete pavement placed in two layers
of two-inch thickness (lower layer) and two-inch thickness (surface
course).
AA.
Concrete curb and gutter. Concrete curb and gutter
shall have a six-inch barrier curb with a flag of at least 24 inches,
except at driveway entrances where depressed back curb shall be constructed.
A.
Arrangement. The lengths, widths and shapes of blocks
shall be appropriate for the topography and the type of development
contemplated, but block length in residential areas (measured in the
long dimension from street center line to street center line) shall
not be less than 500 feet nor exceed 1,200 feet nor have less than
sufficient width to provide for two tiers of lots of appropriate depth
between street lines. A block shall be so designed as to provide two
tiers of lots, unless it adjoins a railroad, major thoroughfare, river
or park, where it may have a single tier of lots. Culs-de-sac may
be used where the interblock spacing of adjacent streets exceeds the
appropriate depth of two tiers of lots.
B.
Pedestrian pathways. Pedestrian pathways, not less
than 10 feet wide, may be required by the Plan Commission and Village
Board through the center of a block more than 900 feet long, where
deemed essential to provide circulation or access to schools, playgrounds,
shopping centers, transportation, and other community facilities.
A.
Size, shape and orientation. Size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development contemplated, provided that no residential lot shall be smaller in area than the minimum lot size for the appropriate zone as established by Chapter 415, Zoning.
B.
Lot dimension. Lot dimension shall conform to the requirements of Chapter 415, Zoning, but in no case shall have a frontage of less than 66 feet at the front yard building line or a depth of less than 100 feet. The requirements of the zoning regulations, insofar as they may specify greater areas or distance, shall be complied with.
C.
Commercial or industrial lots. Depth and width of properties reserved or laid out for commercial or industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated, as required by Chapter 415, Zoning.
D.
Minimum lot frontage. All lots shall have a minimum
of 50 feet of platted frontage on a public street to allow access
by emergency and service motor vehicles unless part of a planned unit
development approved by the Plan Commission and Village Board. Alley
frontage (public or private) shall not constitute meeting this minimum
frontage requirement.
E.
Extra widths and setbacks. Residential lots adjacent
to major and minor arterial streets and highways and/or railroads
shall be platted with an extra 15 feet of lot and an extra 15 feet
of minimum yard setback and shall otherwise be designed to alleviate
the adverse effects on residential adjacent lots platted to the major
street, highway, railroad or other such features.
F.
Corner lots. Corner lots for residential use shall
have extra width of 10 feet to permit full building setback from both
streets or as required by applicable zoning regulations.
G.
Side lot lines. Side lot lines shall be substantially
at right angles to or radial to abutting curved street center lines.
Side lot lines shall have no changes in direction. Lot lines shall
follow municipal Village boundary lines rather than cross them.
H.
Large lots. In case a tract is divided and results in parcels of more than twice the minimum lot size provided for by Chapter 415, Zoning, for the zoning district in which the land is located, such parcels shall be so arranged to permit redividing into parcels in accordance with this chapter and with Chapter 415, Zoning.
I.
Double and reversed frontage lots. Double frontage
and reversed frontage lots shall be avoided except where necessary
to provide separation of residential development from traffic arteries
or to overcome specific disadvantages of topography and orientation.
J.
Meander line. Lands lying between the meander line,
established in accordance with § 236.20(2)(g), Wis. Stats.,
and the water's edge, and any otherwise unplatted lands which lie
between a proposed subdivision and the water's edge shall be included
as parts of lots, outlots, or public dedications in any plat abutting
a lake or stream. This requirement applies not only to lands proposed
to be subdivided but also to all lands under option to the subdivider
or in which he holds any interest and which are contiguous to the
lands proposed to be subdivided and which abut a lake or stream as
provided in § 236.16(4), Wis. Stats.
K.
Natural features. In the dividing of any land, regard
shall be shown for all natural features, such as tree growth, watercourses,
historic spots or similar conditions which, if preserved, will add
attractiveness and stability to the proposed development.
L.
Land remnants. All remnants of lots below minimum
size left over after dividing of a larger tract must be added to adjacent
lots or a plan shown as to future use rather than allowed to remain
as unusable parcels.
M.
Easement allowance. Lots containing pedestrian, utility
or drainage easements shall be platted to include additional width
in allowance for the easement.
N.
Drainageway and watercourses. Lots abutting upon a
watercourse, drainageway, channel or stream shall have such additional
depth or width as required by the Village Plan Commission and Board
of Trustees to obtain building sites that are not subject to flooding
from a postdevelopment one-hundred-year storm. Where lands abut a
floodway, an additional 50 feet of setback shall be added.
A.
Drainage system required.
(1)
A drainage system shall be designed and constructed
by the subdivider to provide for the proper drainage of the surface
water of the subdivision and the drainage area of which it is a part.
(2)
Lots shall be laid out so as to provide positive drainage
away from all buildings, and individual lot drainage shall be coordinated
with the general storm drainage pattern for the area. Drainage shall
be designed so as to avoid concentration of storm drainage water from
each lot onto adjacent lots.
(3)
The Plan Commission shall not recommend for approval
any subdivision plat which does not provide adequate means for stormwater
or floodwater runoff. Any stormwater drainage system will be separate
and independent of any sanitary sewer system. Storm sewers, where
necessary, shall be designed in accordance with all governmental regulations,
and a copy of design computations for flow capacities shall accompany
plans submitted by the design engineer for the final plat.
B.
Drainage system plans.
(1)
The subdivider shall submit to the Village Engineer
a drainage plan or engineering report on the ability of existing watercourse
channels, storm sewers, culverts, and other improvements pertaining
to drainage or flood control within the subdivision to handle the
runoff which would be generated by the development of the land within
the subdivision. Additional information shall be submitted to adequately
indicate that provision has been made for disposal of surface water
without any damage to the developed or undeveloped land downstream
of the proposed subdivision. The report shall also include:
(2)
A grading plan for the streets, blocks and lots shall
be submitted by the subdivider for the area within the subdivision.
(3)
Material and construction specifications for all drainage
projects (i.e., pipe, culverts, seed, sod, etc.) shall be in compliance
with specifications provided by the Village Engineer or Village Board.
C.
Grading. The subdivider shall grade each subdivision
in order to establish street, block and lot grades in proper relation
to each other and to topography as follows:
(1)
Master site-grading plan.
(a)
A master site-grading plan shall be prepared
by the subdivider for all new subdivisions. This plan shall be prepared
in accordance with the requirements and standards of the Village.
(b)
The master site-grading plan shall show existing
and proposed elevations of all lot corners, and changes in grade.
The subdivider shall cause to be set upon the master grading plan
arrows indicating the directions of drainage flows for each property
line except street frontages. The arrows shall show the direction
of surface drainage that will result from the grading of the site,
from the construction of the required public improvements or that
are existing drainage directions that will remain. The arrows shall
be accompanied on the master grading plan with the following note:
"Arrows indicate the direction of drainage flows resulting from site
grading and the construction of required public improvements. The
drainage flow components located in easements shall be maintained
and preserved by property owners." The plan shall also indicate all
overland storm drainage routes into, from and adjacent to the subdivision.
The cost of the preparation of such a plan shall be paid for by the
subdivider.
(c)
After approval of the plan by the Village Engineer,
the full width of the right-of-way of the proposed streets within
the subdivision, site triangles at each intersection and the subdivision
lot area shown as being graded on the master plan shall be graded
in accordance with the master site-grading plan. A deed restriction
shall be recorded requiring the owners of the subdivision lots to
adhere to those plans and to prohibit alteration of the grades within
five feet of any property line from the grades shown on the master
site-grading plan.
(d)
Upon completion of all street and subdivision
grading, an as-built grading plan shall be submitted by the subdivider
and approved by the Village Engineer to determine that the completed
grading work is in accordance with the master site-grading plan.
(e)
The cost of all required grading work, supervision,
certification, inspection and engineering fees shall be paid for by
the subdivider.
(2)
Lot grading shall be completed so that water drains
away from each proposed building site at a minimum grade of 1% and
provisions shall be made to prevent excessive drainage onto adjacent
properties.
(3)
Grading activities shall not result in slopes greater
than three to one, and preferably four to one, on public lands or
lands subject to public access.
(4)
The topsoil stripped for grading shall not be removed
from the site unless identified in the erosion control plan approved
by the Village Engineer as not being necessary for erosion control
or site landscaping purposes. Topsoil shall be uniformly returned
to the lots when rough grading is finished. Topsoil piles shall be
leveled and seeded for erosion control prior to the Village releasing
the one-year guarantee provision on public improvements in the streets
adjacent to the lots on which the topsoil is stockpiled.
(5)
Such grading shall not result in detriment to any
existing developed lands, either within or outside of the corporate
limits.
D.
Drainage system requirements. The subdivider shall install all the storm drainage facilities indicated on the plans required in Subsection A of this section, necessary to serve and resulting from, the phase of the land division under development:
(1)
Street drainage. All streets shall be provided with
an adequate storm drainage system. The street storm system shall serve
as the minor drainage system and shall be designed to carry street,
adjacent land and building stormwater drainage. Stormwater shall not
be permitted to be run into the sanitary sewer system within the proposed
subdivision.
(2)
Off-street drainage. The design of the off-street
drainage system shall include the entire watershed affecting the subdivision
land division and shall be extended to a watercourse or ditch adequate
to receive the storm drainage. When the drainage system is outside
of the street right-of-way, the subdivider shall make provisions for
dedicating an easement to the Village. Where drainage is off-street,
adjacent lots shall be deed-restricted so that the lowest building
opening elevation shall be at least two feet above the one-hundred-year
water level.
E.
Protection of drainage systems. The subdivider shall
adequately protect all ditches to the satisfaction of the Village
Engineer. Ditches and open channels shall be seeded, sodded, lined
with matting or paved depending upon grades and soil types.
F.
Drainage easements. Where a land division is traversed
by a watercourse, drainageway, channel or stream:
(1)
There shall be provided a stormwater easement or drainage
right-of-way conforming substantially to the lines of such watercourse
and such further width or construction, or both, as will be adequate
for the purpose and as may be necessary to comply with this section;
(2)
The watercourse, drainageway, channel or stream may
be relocated in such a manner that the maintenance of adequate drainage
will be assured and the same provided with a stormwater easement or
drainage right-of-way conforming to the lines of the relocated watercourse
and such further width or construction, or both, as will be adequate
for the purpose and may be necessary to comply with this section;
or
(3)
Wherever possible, drainage shall be maintained in
an easement by an open channel with landscaped banks and adequate
width for maximum potential flow. In all cases, such easements shall
be of a minimum width established at the high water mark or, in the
absence of such specification, not less than 30 feet.
G.
Dedication of drainageways. Whenever a parcel is to
be subdivided or consolidated and embraces any part of a drainageway
identified on a Village comprehensive stormwater management plan,
master plan and/or Official Map or any portion thereof, such part
of the existing or proposed public drainageway shall be platted and
dedicated by the subdivider as an easement or right-of-way in the
location and at the size indicated along with all other streets and
public ways in the land division.
H.
Minor drainage system. The subdivider shall install
all minor drainage system components necessary to reduce inconvenience
and damages from frequent storms. Minor drainage components shall
include all inlets, piping, gutters, channels, ditching and other
facilities designed to accommodate the postdevelopment runoff resulting
from a five-year frequency rainfall (ten-year rainfall for commercial
zoning district) event. Temporary accumulations of storm runoff from
ponding or flowing water, in or near minor system components, shall
be permitted, provided such accumulations do not allow the water to
flow across the crown of the street from one side to the other. For
arterial streets and streets located in commercial districts, ponding
within normal traffic lanes (10 feet on each side of the center line
of the street) is prohibited. In streets, drainageways and drainageway
easements, accumulations of water shall not inundate beyond the limits
of the street right-of-way or drainageway easement for up to including
the one-hundred-year, twenty-four-hour rainfall storm, as determined
in the most current edition of the Natural Resources Conservation
Service Technical Release 55 (TR 55). Cross-street drainage channels
(valley gutters) shall not be permitted except on cul-de-sac or permanent
dead-end streets serving fewer than 10 dwelling units and where the
minimum grade in the valley gutter and street gutter between the valley
gutter and the next downstream drainage inlet is not less than 1%.
I.
Major drainage system. The subdivider shall install
all major drainage system components necessary to reduce inconvenience
and damages from infrequent storms. Major system components shall
include large channels and drainageways, streets, easements and other
paths and shall be capable of accommodating postdevelopment runoff
in excess of that accommodated by minor system components resulting
from twenty-four-hour rainfall events for storms with return frequencies
up to and including the one-hundred-year return event (as identified
in TR 55). Runoff resulting from a one-hundred-year, twenty-four-hour
rainfall event shall be contained within the street right-of-way or
designated easements.
J.
Drainage piping systems.
(1)
Unless otherwise approved by the Village Engineer,
all drainage piping of 12 inches in diameter and greater in street
rights-of-way shall be constructed of a minimum class three reinforced
concrete pipe. Piping materials outside of rights-of-way shall be
subject to approval of the Village Engineer. All storm sewer outlets
greater than 12 inches in diameter shall be equipped with steel bar
or iron pipe debris gates, unless the outlet end is visible from the
inlet end.
(2)
Agricultural drain tiles which are disturbed during
construction shall be restored, reconnected or connected to public
storm drainage facilities.
K.
Open channel systems. Where open channels are utilized
in either the minor or major drainage system, they shall be designed
so as to minimize maintenance requirements and maximize safety. Drainage
easements (in lieu of dedications) shall be utilized to accommodate
open channels and adequate access shall be provided by the Village
for maintenance of drainage capacity. However, deed restrictions shall
provide for mowing and normal maintenance by the lot owner. Side slopes
shall not exceed a four-to-one slope. Drainageways subject to high
groundwater, continuous flows or other conditions as determined by
the Village Engineer that would hamper maintenance operations due
to consistently wet conditions, shall have a paved concrete invert
of not less than four feet wide.
A.
General.
(1)
If a proposed subdivision includes land that is zoned
for commercial or industrial purposes, the layout of the subdivision
with respect to such land shall make such provisions as the Village
may require.
(2)
A nonresidential subdivision shall also be subject to all the requirements of site plan approval procedure set forth in the Village Code of Ordinances. A nonresidential subdivision shall be subject to all the requirements of this chapter, as well as such additional standards required by the Village, and shall conform to the proposed land use standards established by any Village Comprehensive Plan or Official Map and Chapter 415, Zoning.
B.
Standards. In addition to the principles and standards
in this chapter, which are appropriate to the planning of all subdivisions,
the applicant shall demonstrate to the satisfaction of the Village
Plan Commission and Board that the street, parcel, and block pattern
proposed is specifically adapted to the uses anticipated and takes
into account other uses in the vicinity. The following principles
and standards shall be observed:
(1)
Proposed industrial parcels shall be suitable in area
and dimensions to the types of industrial development anticipated.
(2)
Street rights-of-way and pavement shall be adequate
to accommodate the type and volume of traffic anticipated to be generated
thereupon.
(3)
Special requirements may be imposed by the Village
Plan Commission and Village Board with respect to street, curb, gutter
and sidewalk design and construction.
(4)
Special requirements may be imposed by the Village
Plan Commission and Village Board with respect to the installation
of public utilities, including water, sewer and stormwater drainage.
(5)
Every effort shall be made to protect adjacent residential
areas from potential nuisance from a proposed commercial or industrial
subdivision, including the provision of extra depth in parcels backing
up on existing or potential residential development and provisions
for permanently landscaped buffer strips when necessary.
(6)
Streets carrying nonresidential traffic, especially
truck traffic, shall not normally be extended to the boundaries of
adjacent existing or potential residential areas.
C.
Assessments to adjoining landowners.
(1)
Whenever an owner of land within the Village and adjacent
to any subdivision which is the subject of this chapter seeks physical
connection to any of the streets, alleys, curb and gutter (including
stormwater drainage facilities), sanitary sewers, water mains, or
water laterals installed by a developer in conformance with this chapter,
or seeks to improve or connect to any lands dedicated to the Village
for streets which are adjacent to such owner's lands and which connect
to any of the above improvements placed by a developer at any time
within 15 years immediately following completion of such improvements,
such owner shall apply for approval thereof by the Plan Commission
and Village Board before commencing any work pertaining thereto. If
such application is approved, the owner shall pay the developer, its
successors and assigns 1/2 of either the actual costs of such improvements
as paid for by the developer according to frontage, with interest
at 5% per annum from the date of completion of such improvements,
or the costs of such improvements according to frontage as calculated
by the Village Engineer at the time of such owner's application, whichever
is less.
(a)
Such owner shall not be obligated to pay such
costs if such owner's land cannot be developed because the land is
a wetland, the land has a slope over 20% (defined as the upper end
of a rise of 10 feet or more, vertically, in a horizontal distance
of 50 feet, perpendicular to the contours), the land is in a floodway,
or for any other reason as determined by the Village Attorney and
Village Engineer and approved by the Village Board.
(b)
Such costs shall be paid by the owner at the
time of connection and if not paid shall be levied as a special assessment
by the Village against the land.
(2)
Whenever an owner of land outside the Village and
adjacent to any subdivision which is the subject of this chapter seeks
similar physical connection or seeks to improve or connect to any
lands dedicated to the Village for streets which are adjacent to such
owner's lands, such owner must first annex such lands to the Village
and thereafter make application as set forth above; provided, however,
that payment of the costs set forth above shall be made by such owner
upon annexation of such owner's lands to the Village.
(3)
For a developer to recoup the costs set forth above
from any other landowner, the developer must follow the municipal
bidding procedures specified in § 61.55, 66.0901 or 62.15,
Wis. Stats., for construction of all such improvements, except that
a bidder shall not be required to post a bond with sureties.
