§ 17-8. Design standards.
(a)
Conformity with the comprehensive plan, park and open space plan, utility plans and the official map. All proposed development shall conform to the comprehensive plan, park and open space plan, utility plans and the official map of the village as they relate to utilities and transportation facilities. The classification and location of all streets shall conform to the official map and shall be considered in their relationship to existing and planned streets, to topographic conditions, to natural features, to public convenience and safety, and in their appropriate location to the proposed uses of the land to be served.
(b)
Relationship to existing and future development.
(1)
The arrangement of streets in new subdivisions shall make provision for the continuation of existing streets in adjoining areas.
(2)
Where adjoining areas are not subdivided or developed and the comprehensive plan indicates development is desired, the arrangement of streets in the proposed development shall provide for proper projection of streets to the boundary of the proposed development.
(3)
All new subdivisions shall provide at least two means of access for emergency service vehicles.
(c)
Access. Every lot or parcel created shall have a minimum frontage of 50 feet on a public or private right-of-way.
(d)
Streets. All streets must meet the design standards in Table 1 as well as subsections (1) through (10), below.
Table 1: Minimum Public Street Design Requirements
Street type Right-of-way width (feet) Pavement width (back to back) Min. radius of curvature Maximum grade Rural Section
Arterial or highway 80—100 feet 24 feet with eight-foot shoulders 300 feet 6 percent Collector 66 feet 24 feet with three-foot shoulders 200 feet 7 percent Minor 60 feet 22 feet with three-foot shoulders 100 feet 10 percent Private street and easements—Right-of-way access strips 35 feet 20 feet 50 feet 10 percent Urban Section
Arterial or highway 80—100 feet 37 feet 300 feet 6 percent Collector 66 feet 32 feet 200 feet 7 percent Minor 50 feet 28 feet 100 feet 10 percent Private street and easements—Right-of-way access strips 35 feet 20 feet 50 feet 10 percent (1)
Additional right-of-way on existing streets. Developments that adjoin existing streets which have rights-of-way less than the minimum standard than the roadway as classified in the comprehensive plan and/or official map shall dedicate additional right-of-way to meet those minimum standards.
(2)
Temporary roadway termination. Where a street is terminated temporarily at the edge of a development and the street is longer than 240 feet or two lot widths, a temporary turnaround shall be provided by one of the following methods:
a.
If the subdivider owns the adjacent land, a temporary turnaround can be provided through a restriction (temporary easement) on said land. Such a turnaround shall be constructed to village standards.
b.
The subdivider may provide the required turnaround on one of the last lots fronting on the temporary dead-end street through the use of a temporary easement running to the village. Such a turnaround shall be constructed to village standards.
(3)
Reserve strips. There shall be no reserve strips controlling access to streets except where control of such strips is placed in the village under conditions approved by the plan commission.
(4)
Half streets. Where an existing dedicated or platted half street is adjacent to a tract being subdivided, the other half of the street shall be dedicated by the subdivider. In new plats, the creation of half streets is prohibited.
(5)
Street jogs. Street jogs with centerline offsets of less than 150 feet shall not be allowed. On collectors and arterials, offsets of less than 600 feet shall not be allowed.
(6)
Intersections.
a.
No more than two streets shall intersect at one point.
b.
Such intersection shall be laid out so that the angle of intersection is as nearly as possible a right angle.
c.
No street shall intersect another street at less than a 75-degree angle.
d.
Intersections along arterial streets shall be held to a minimum, and whenever feasible, the minimum distance between intersections shall be 1,200 feet.
(7)
Restriction of access (protection of arterial streets and highways). Whenever a proposed subdivision contains or is adjacent to an arterial street or highway, adequate protection of residential property, limitation of access and the separation of though and local traffic shall be provided by:
a.
Reversed frontage with screen planting contained in a non-access reservation along the rear property line; or
b.
Marginal access street (frontage road).
(8)
Street names. A proposed street that is in alignment with or joins an existing and named street shall bear the name of the existing street. In no other case shall the proposed name of the street duplicate the name of an existing street within the Fontana Fire District. The use of the suffix "street", "avenue", "boulevard", "drive", "place", or "court" or similar description shall not be distinction sufficient to constitute compliance with this subsection.
(9)
Alleys. Alleys shall not be allowed in residential districts, except as approved as part of a planned unit development. In commercial, office and industrial districts, alleys or other definite and assured provisions shall be made for off-street parking, loading and service access consistent with and adequate for the uses proposed but not inconsistent with the operation and use of the abutting street. No dead-end alleys shall be allowed, nor shall any alley have its point of connection on an arterial street.
(10)
Cul-de-sac streets. No more than 20 percent of the lots located within a land division shall be located adjacent to a cul-de-sac, including corner lots. However, this limit may be exceeded where necessary to provide a development solution (as determined by the village engineer) to a portion of the subject property otherwise undevelopable due to surrounding existing development or natural feature such as floodplain, wetland or steep slope. All cul-de-sac streets shall not be longer than 500 feet and shall terminate in a circular turnaround having a minimum 100-foot diameter right-of-way and a 70-foot paved surface.
(11)
Parkways, greenways and environmental corridors. When parkways, greenways and environmental corridors are to be provided within the proposed plat or certified survey, and they are not officially mapped in enough detail to determine exact dimensions, they shall generally have a minimum width of 200 feet and in no case shall they be less than 100 feet wide.
(12)
Grades. The maximum street grades shall be those in Table I, subsection 17-8(d). Pedestrian ways shall have a maximum grade of eight percent. Changes in street grades shall provide such sight distances as the village engineer determines are required according to AASHTO requirements. Street grades shall be established to avoid, wherever possible, excessive grading, removal of ground cover and trees and leveling of the topography.
(13)
Pedestrian ways and bikeways. In the design of the plat, the developer shall make provisions for pedestrian ways and bikeways for transport and recreation as required by the plan commission on recommendation of the public works committee and the park commission. The minimum width of an on-street bike lane shall be four feet. The minimum width of an off-street pedestrian way shall be five feet with a ten-foot right-of-way width. The minimum width of an off-street multi-use trail shall be ten feet with a 15-foot right-of-way. Where it is deemed necessary by the plan commission, and in conformance with the provisions of subsection (e)(3) below, walks and paths away from streets in common areas shall be lighted for safety and to permit visual surveillance in accordance with subsection 17-8(h).
(14)
Street surfacing. One construction year after the installation of all utility and stormwater drainage improvements, including necessary lateral connections, the subdivider or condominium developer shall surface all roadways in streets proposed to be dedicated to the widths prescribed by subsection 17-8(d). The surfacing shall be done in accordance with standard specifications approved by the village engineer.
(15)
Construction standards. All roadway construction work shall be performed in accordance with the latest edition of the "State of Wisconsin Standard Specifications for Road and Bridge Construction" and any supplemental specifications.
(e)
Blocks.
(1)
The lengths, widths and shapes of blocks shall be compatible with 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 be less than 600 feet, nor more than 1,000 feet, between street lines unless dictated by exceptional topography or other limiting factors of good design.
(2)
Blocks shall be sufficient width to provide for two tiers of lots of appropriate depth except where otherwise required to separate residential development from through traffic.
(3)
Pedestrian ways or crosswalks, not less than ten feet in width, shall be provided near the center and entirely across any block 900 feet or more in length or elsewhere where deemed essential, in the opinion of the plan commission and park commission, to provide convenient pedestrian circulation or access to parks, schools, shopping centers, churches or transportation facilities.
(f)
Lots.
(1)
The size, shape and orientation of the lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
(2)
Lot dimensions and setback lines shall conform to the requirements of the zoning ordinance.
(3)
Excessive depth in relation to width shall be avoided and a proportion of two to one shall normally be considered as a desirable maximum for lots.
(4)
Side lot lines shall be right angles to straight lines or radial to curved street lines on which the lots face whenever possible. Lot lines shall have a minimum angle of 45 degrees to the right-of-way.
(5)
Corner lots shall have sufficient width to permit adequate building setbacks from side streets to conform to the zoning ordinance. Lot corners at street intersections shall be curved to conform with the street radii.
(6)
Every lot shall front or abut on a public or private street.
(7)
Lot lines shall follow municipal boundary lines.
(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 specific disadvantages of topography and orientation.
(9)
Residential lots fronting or backing on arterial streets shall be platted with extra depth as required in subsection 17-8(i).
(g)
Building setback lines.
(1)
Where they are not controlled by the zoning ordinance, building setback lines appropriate to the location and type of development shall be established by the plan commission.
(2)
Where lots abut navigable waters or state or federally designated wetlands, building setback lines for all buildings and structures except piers, marinas, boathouses and similar uses shall be shown on the plat and shall not be less than 75 feet from the ordinary high-water mark line or surveyed wetland boundary, as measured in a horizontal plane.
(h)
Street lighting. Poles for street lighting shall be ornamental. The subdivider shall provide street, pedestrian way and bikeway lighting systems within locations as determined by the village board, upon consultation with the appropriate electric utility and as approved by the village engineer. Street lighting shall be installed by the subdivider, unless otherwise determined by the village board. All lighting shall comply with the provisions of section 18-165 of the zoning ordinance.
(i)
Treatment of railroad rights-of-way and limited access highways. Whenever the proposed subdivision contains or is adjacent to a railroad right-of-way or limited access highway, the subdivider shall proceed as follows:
(1)
In residential districts a buffer strip at least 30 feet in depth, in addition to the normal lot depth required, shall be provided adjacent to the right-of-way of a limited access highway. This strip shall be a part of the platted lots, but the following restriction shall be written on the plat: "This strip reserved for the planting of trees or shrubs by the owner. The building of structures hereon is prohibited, and this strip shall not be counted as any required yard. Maintenance of this strip is a responsibility of the lot owner."
(2)
The plan commission may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the intervening land.
(3)
Location of local streets immediately adjacent and parallel to railroad rights-of-way shall be avoided.
(j)
Utility easements.
(1)
Underground requirements.
a.
All new electric distribution lines, all new telephone lines from which individual lots are served, all new telegraph lines, community antenna television cables and services, and gas utility services shall be underground unless the plan commission shall find upon study that:
1.
The placing of such facilities underground would not be compatible with the development; or
2.
Location, topography, soil, swamp, solid rock, boulders, stands of trees, rows of trees, hedges or other physical conditions would make underground installation unreasonable or impracticable.
b.
Associated equipment and facilities such as, but not limited to, substations, pad-mounted transformers, pad-mounted sectionalizing switches and pedestal-mounted terminal boxes, may be located above ground, provided that they are located in an inconspicuous manner, screened from public view and fit into the development plans for the subdivision.
c.
The subdivider or his agent shall furnish proof to the plan commission that such arrangements as may be required under applicable rates and rules filed with the Public Service Commission of the State of Wisconsin have been made with the owners of such lines or services for placing their respective facilities underground as required by this section, as a condition prior to approval of the final plat, development plan or certified survey map.
d.
Temporary overhead facilities may be installed to serve a construction site or where necessary because of severe weather conditions. In the latter case, within a reasonable time after weather conditions have moderated or upon completion of installation of permanent underground facilities, such temporary facilities shall be replaced by underground facilities and the temporary facilities removed.
(2)
Easement conditions.
a.
Easements shall be provided and dedicated on each side of all rear lot lines, and on side lot lines, across lots, or along front lot lines where necessary, for the installation of storm and sanitary sewers, gas, water, electric lines, communication lines and heat mains. The minimum width for utility easements shall be:
Easement Type
Minimum Width
Water 20 feet Storm and sanitary sewer 20 feet Services 10 feet Common/Shared easements Determined by Village Engineer Such easements shall be noted as "utility easements" on the final plat or certified survey map. Prior to approval of the final plat, the specific implementation plan for a planned development (PD), the comprehensive development plan, or certified survey map, concurrence of the appropriate electric and communications companies as to the location and width of the utility easements shall be noted on the final plat, specific implementation plan for the PD, comprehensive development plan, or certified survey map. All easements for storm and sanitary sewers, water and heat mains, pedestrian walks and other public purposes shall be noted thereon as "public easements for" followed by reference to the use for which they are intended.
b.
Electric and communications facilities shall be installed underground. The utility easements shall be graded to within six inches of final grade by the subdivider, prior to the installation of such facilities, and earth fill, piles or mounds of dirt shall not be stored on such easement areas. Utility facilities when installed on utility easements shall not disturb any monumentation in the plat. In cases where monumentation is disturbed, the utility shall bear the cost of replacement. Failure to comply will be subject to penalty as provided in Wis. Stats. § 236.32.
c.
Where electric and communications facilities are to be installed, a plat restriction shall be recorded with the final plat or certified survey map stating that the final grade established by the subdivider on the utility easements shall not be altered by more than six inches by the subdivider, his agent, or by subsequent owners of the lots, except with written consent of the utility or utilities involved. The purpose of this restriction shall be to:
1.
Notify initial and future lot owners of the underground facilities at the time of purchase;
2.
Establish responsibility in the event of damage to such facilities; and
3.
Establish the need to alter such facilities. When the utility company uses a service application, said application should also notify the initial and subsequent lot owners of their responsibility regarding such underground facilities.
(k)
Drainage and greenway/environmental corridor easements. Where a subdivision is traversed by a waterway, drainageway, channel or stream, or mapped greenway/environmental corridor, an adequate drainageway or easement shall be provided as required by the plan commission conforming substantially with the line of such watercourse. The location, width, alignment and improvement of such drainageway or easement shall be subject to the approval of the plan commission. Parallel streets or parkways may be required. Stormwater drainage shall be maintained by landscaped open channels of adequate size and grade to accommodate the flow resulting from the 100-year rainfall event of any duration, such sizes and design details to be subject to review and approval by the village engineer and the park commission. Setbacks from environmental corridor components shall be in accordance with the village's zoning ordinance.
(l)
Erosion control. The subdivider shall employ erosion control measures to prevent erosion, siltation, sedimentation, and washing and blowing of dirt and debris from excavation, grading, open cuts, side slopes and related activities of the subdivider or the contractors. Such measures shall include, but not be limited to, seeding, sodding, mulching, watering, ponding, and the construction of berms. Plans for erosion control may be submitted to the county for review and comments. These comments shall be available to the village engineer for review two weeks prior to submittal of the final plat and before any land surfaces are disturbed. Such plans shall meet the requirements of the Municipal Code relating to land grading and the erosion control ordinance. Guidelines, standards and specifications contained in the natural resource conservation service publication "Wisconsin Construction Best Management Practice Handbook," shall provide a framework for the development, review and implementation of the erosion control plan.
(m)
Intra-block drainage and foundation design.
(1)
Two weeks prior to submittal of the final plat for review and approval, the subdivider shall submit to the village engineer a surface water drainage plan for the plat. This plan may be a part of the erosion control plan. The plan shall indicate but not be limited to the following: elevation of streets, existing topography of the block, proposed drainage swales, and indication of the direction of drainage.
(2)
Upon approval of the plan, the developer shall place on the final plat arrows to indicate the direction of drainage swales required for intra-block drainage and the following note: "Arrows indicate direction of drainage swale construction during grading and said swales shall be maintained by the lot owner unless modified with approval of the Village Engineer."
(3)
A minimum ten-foot wide drainage easement (five feet on each side of the property line) shall be retained along all joint property lines on the plat, or in other locations acceptable to the village engineer. Such easement shall be designated as a stormwater drainage easement, and shall conform to the drainage plan.
(4)
Where a subdivider's subsoil investigation indicates potential for groundwater less than ten feet from the proposed street centerline elevation, the subdivider shall so note on the face of the plat and indicate the lots affected.
(n)
Stormwater management.
(1)
Goals and objectives:
a.
To prevent loss of life and property due to runoff from any foreseeable rainfall event;
b.
To encourage the design of systems which minimize potential erosion and sedimentation problems;
c.
To maintain the water quality of lakes, rivers, streams and ponds;
d.
To encourage the design of systems that respond to the need to maintain or enhance groundwater resources, including groundwater quality, except where land stability might be impaired;
e.
To encourage the design of systems that will reduce capital and environmental costs to the community;
f.
To encourage the consideration of subdivision design to accommodate higher degrees of upstream infiltration.
(2)
At the time a preliminary plat, a certified survey, or a planned development is submitted to the plan commission for approval, the developer or subdivider shall prepare a study of the drainage basin of the area in which the proposed development is located. The study shall include the design, routing and estimated construction cost of a stormwater management system to serve the site and/or drainage basin of the area in which the proposed development is located.
(3)
The proposed development shall not increase stormwater runoff (peak) from the subject property which would have resulted from the same storm occurring over the site with the land in its natural undeveloped state, for storms of a 24-hour duration and all reoccurrence intervals of less than or equal to 100 years. In the case of closed drainage basins, which have no outlets during normal rainfall, the basin must be designed to contain the volume of stormwater resulting from a 100-year storm of 24-hour duration.
(4)
Land in its natural undeveloped state shall mean land that has runoff characteristics equivalent to runoff curb number (CN) 70, as used in the runoff methodology promulgated by the natural resource conservation service.
(5)
Determination of storm volumes shall be computed by established procedures equivalent to and calibrated against that procedure promulgated by the natural resource conservation service or the publication entitled "Urban Hydrology for Small Watersheds, TR-55," and accepted by the village engineer.
(6)
Design of stormwater management facilities shall be in accordance with this chapter and the erosion control ordinance and subject to the approval of the public works committee. Stormwater peaks and volumes shall be addressed either through on-site detention, retention, infiltration, or a combination. It is the intent of these provisions to encourage on-site detention and infiltration to the greatest extent possible.
(7)
Where on-site detention is found to be unfeasible by the plan commission or where adequate stormwater facilities have been provided by the village downstream of the proposed development (with the approval of the plan commission and the public works committee), the subdivider or developer may be subject to a special assessment or other form of financial participation of providing such regional stormwater management facilities. The analysis to determine feasibility shall address all post-development land use as exhibited by current development plus the planned land use of undeveloped sites as indicated on the planned land use map of the village's comprehensive plan.
(8)
Provisions for the ownership and maintenance of stormwater management facilities shall be addressed during the preliminary plat stage.
(o)
Pyramiding prohibited. No certified survey map, subdivision, condominium, or other development shall be approved that creates riparian rights in land which, prior to said subdivision, condominium or other development, was land which did not have riparian rights.
(Ord. No. 090412-01, § 1, 9-4-2012)