Village of Random Lake Ordinance
CHAPTER 19
SUBDIVISION AND PLATTING
(Recodified Ord. #1-04)

19.08 DESIGN STANDARDS

(1) STREET ARRANGEMENT. In any new subdivision plat or certified survey map, the street layout shall conform to the arrangement, width and location indicated on the Official Map or General Plan of the Village. In areas for which such plans have not been completed, the street layout shall recognize the functional classification of the various types of streets and shall be developed and located in proper relation to existing and proposed streets, to the topography, to such natural features as streams and tree growth, to public convenience and safety, to the proposed use of the land to be served by such streets and to the most advantageous development of adjoining areas. The subdivision shall be designed so as to provide each lot with satisfactory access to a public street. In addition:

• Arterial Streets.Arterial streets shall be arranged so as to provide ready access to centers of employment, centers of governmental activity, community shopping areas, commu­nity recreation and points beyond the boundaries of the community. They shall also be properly integrated with and related to the existing and proposed system of arterial streets and highways and shall be, insofar as practicable, continuous and in alignment with existing or planned streets with which they are to connect.

 (b) Collector Streets.Collector streets shall be arranged so as to provide ready collection of traffic from resi­dential areas and conveyance of this traffic to the major street and highway system and shall be properly related to the mass transportation system, to special traffic generators such as schools, churches and shopping centers and other concentrations of population and to the major streets to which they connect.

(c) 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.

(d) Proposed Streets.Proposed streets shall extend to the boundary lines of the tract being subdivided unless prevented by topography or other physical conditions or unless, in the opin­ion of the Village Board, such extension is not necessary or desirable for the coordination of the layout of the subdivision or for the advantageous development of the adjacent tracts.

(e) Arterial Street and Highway Protection.Whenever the proposed subdivision contains or is adjacent to an arterial street or highway, adequate protection of residential properties, limitation of access and separation of through and local traffic shall be provided by reversed frontage with screen planting or an earth berm contained in a nonaccess reservation along the rear or side property line, or by the use of frontage streets.

(f) Stream or Lake Shores.Stream or lake shores shall have a minimum of 60 feet of public access platted to the low water mark at intervals of not more than 1/2 mile as required by §236.16(3), Wis. Stats.

(g) Reserve Strips.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 Board under conditions recommended by the Plan Commission.

(h) Alleys.Alleys shall be provided in commercial and industrial areas for off-street loading and service access if required by the Village Board, but shall not be approved in resi­dential districts. Deadend alleys shall not be approved. Alleys shall not connect to a major thoroughfare.

(i) Street Names. Street names shall not duplicate or be similar to existing street names elsewhere in the Village and environs, and existing street names shall be projected wherever possible.

(2) LIMITED ACCESS HIGHWAY AND RAILROAD RIGHT OF WAY TREAT­MENT. Whenever the proposed subdivision contains or is adjacent to a limited access highway or railroad right of way, the design shall provide the following treatment:

(a) When lots within the proposed subdivision back upon the right of way of an existing or proposed limited access highway or a railroad, a planting strip at least 30 feet in depth and/or an earth berm shall be provided adjacent to the highway or rail­road in addition to the normal lot depth. This strip shall be a part of the platted lots, but shall have the following restriction lettered on the face of the plat: "This strip is-reserved for the planting of--trees and-shrubs; the building- of- structures and placement of longitudinal easements for utilities hereon is prohibited."

(b) Commercial and industrial properties shall have provided, on each side of the limited access highway or railroad, streets approximately parallel to and at a suitable distance from such highway or railroad for the appropriate use of the land between such streets and highway or railroad, but not less than 150 feet.

(c) Streets parallel to a limited access highway or railroad right of way, when intersecting a high collector 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.

• Local streets immediately adjacent and parallel to railroad rights of way shall be avoided and location of local streets immediately adjacent to high collector streets and high­ ways and to railroad rights of way shall be avoided in residential areas.

(3) STREET DESIGN STANDARDS. (a) The minimum right of way and roadway width of all proposed streets and alleys shall be as specified by the General Plan, the General Plan Component or the Official Map of the Village, or if no width is specified therein, the minimum widths shall be as shown in Table 1 below. Cross-sec­tions for freeways, expressways and parkways shall be based upon detailed engineering studies.

TABLE 1

RECOMMENDED MINIMUM CROSS SECTIONS RANDOM LAKE, WISCONSIN
	Right of Way	Pavement Width
System
	Width in Feet	in Feet
Arterial	100	44
Collector	80	40
Local	66	36
Service Drives	66	36

(b) Cul-de-sac streets designed to have one end perma­nently closed shall not exceed 600 feet in length. All cul-de-sac streets designed to have one end permanently closed shall termi­nate in a circular-turnaround having a minimum right of way radius of 60 feet and -a minimum outside curb radius of 50 feet

(c) Unless necessitated by exceptional topography sub­ject to the approval of the Plan Commission, the maximum center line grade of any street or public way shall not exceed the fol­lowing:

1. Arterial Streets. 6%.

2. Collector Streets. 7%.

3. Local Streets, Alleys and Frontage Streets. 10%.

4. Pedestrian Ways. 10%, unless steps of accept­able design are provided.

5. The grade of any street shall in no case exceed 10% or be less than 1/2 of 1%.

(d) 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 topography. All changes in street grades shall be connected by vertical curves of a minimum length equivalent in feet to 15 times the algebraic difference in the rates of grade for all major streets, and 1/2 this minimum for all other streets.

(e) When a continuous street center line deflects at any one point by more than 10 degrees, a circular curve shall be introduced having a radius of curvature on said center line of not less than the following:

1. Arterial Streets and Highways. 500 feet.

2. Collector Streets. 300 feet.

3. Local Streets. 100 feet.

A tangent at least 100 feet in length shall be provided between reverse curves on arterial and collector streets.

(f) Where, on the date of enactment of this chapter, an existing dedicated or platted half street is adjacent to the tract being subdivided, the other half of the street shall be dedicated by the subdivider. The platting of half streets is not permitted.

(4) STREET INTERSECTIONS. Streets shall intersect each other at as nearly right angles as topography and other limiting factors of good design permit. In addition:

(a) The number of streets converging at one intersec­tion shall be reduced to a minimum, preferably not more than 2.

(b) The number of intersections along arterial streets and highways shall be held to a minimum. Wherever practicable, the distance between such intersections shall not be less than 1,000 feet.

(c) Intersections on local streets shall be offset at least 125 feet measured from the center lines of the 2 streets.

(d) Property lines at street intersections shall be rounded with a minimum radius of 20 feet or of a greater radius when required by the Plan Commission, or shall be terminated by a straight line through the points of tangency of an arc having a radius of 15 feet.

(e) 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 arterial or collector street is continuous, and a jog is avoided.

(5) BLOCKS. The widths, lengths and shapes of blocks shall be suited to the planned use of the land, zoning requirements, need for convenient access, control and safety of street traffic and the limitations and opportunities of topography. In addition:

(a) The length of blocks in residential areas shall not, as a general rule, be less than 400 feet nor more than 1,200 feet in length unless otherwise dictated by exceptional topography or other limiting factors of good design.

(b) Pedestrian ways are generally not desired and should be avoided; however, pedestrian ways of not less than 10 feet in width may be required near the center and entirely across any block over 900 feet in length where deemed essential by the Plan Commission to provide adequate pedestrian circulation or access to schools, parks, shopping centers, churches or transpor­tation facilities.

(c) The width of blocks shall be wide enough to provide for 2 tiers of lots of appropriate depth except where otherwise required to separate residential development from through traffic.  Width of lots or parcels reserved or laid out for commercial or industrial use shall be adequate to provide for off-street service and parking required by the use contemplated and the area zoning restrictions for such use.

• Utility easements. See sub. (8) below.

(6) LOTS. The size, shape and orientation of lots shall be­ appropriate-for the location of the subdivision and for the type of development and use contemplated. The lots should be designed to provide an aesthetically pleasing building site and a proper architectural setting for the building contemplated. In addition:

(a) Side lot lines shall be at approximately right angles to straight street lines or radial to curved street lines on which the lots face. Lot lines shall follow municipal boundary lines rather than cross them.

(b) Double frontage and reverse frontage lots shall be prohibited except where necessary to provide separation of resi­dential development from through traffic or to overcome specific disadvantages of topography and orientation.

(c) Every lot shall front or abut for a distance of at least 80 feet on a public street, but under extenuating circumstances, may be reduced if the lot is 80 feet wide at the front setback.

(d) Area and dimensions of lots shall conform to the requirements of the Zoning Code and, in areas not served by public sewers, shall, in addition, conform to the requirements of Wis. Adm. Code H 65. Whenever a tract is subdivided to large parcels, such parcels shall be arranged and dimensioned as to allow resub­division of any such parcels into normal lots in accordance with the provisions of this chapter.

(e) Depth of lots shall be a minimum of 100 feet. Excessive depth in relation to width shall be avoided and a pro­portion of 2:1 shall be considered a desirable ratio under normal conditions. Depth of lots or parcels reserved or laid out for commercial or industrial use shall be adequate to provide for off-street service and parking required by the use contemplated.

(f) Width of lots shall conform to the requirements of the Zoning Code.

(g) Corner lots shall have an extra width of 10 feet to permit adequate building setbacks from side streets.

(h) Lands lying between the meander line and the water's edge and any otherwise unplattable lands which lie between a proposed subdivision and the water's edge shall be included as part of lots, outlots or public dedications in any plat abutting a lake or stream.

(7) BUILDING SETBACK LINES. Where not controlled by zoning regulations, building setback lines, appropriate to the location and type of development contemplated, shall be established as may be required by the Village Board.

(8) EASEMENTS_ (a) Electric-and CommunicationFaciliti-es.

1. Adequate 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 electric and communications facilities. Such easements shall be noted as "Utility Easements" on the final plat or certified survey map. Prior to approval of the final plat or certified survey map, the concurrence of the electric and communications companies serv­ing the area as to the location and width of the utility easements shall be noted on the final plat or certified survey map.

2. Electric and communications facilities are to be installed underground and the utility easements shall be graded to within 6 inches of final grade by the subdivider, prior to the installation of such facilities, and earth fill, piles or mounds of dirt or construction materials shall not be stored on such easement areas.

3. A note shall be placed on 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 6 inches by the subdivider or his agent, or by subsequent owners of the lots on which such utility easements are located, except with written consent of the utility or utilities involved.

(b) Gas Facilities.Distribution gas mains and appur­tenances, except service laterals, shall be installed in the street right of way, normally in the area between sidewalk and curb. However, the Plan Commission may, at the request of the utility, or where deemed necessary or desirable, require easements of adequate width for the intended purpose along lot lines or across lots for such installations, and such easements shall be noted on the final plat or certified survey map as "Utility Ease­ments."

(c) Drainage Easements.Where a subdivision is traversed by a watercourse, drainageway channel or stream, an ade­quate drainageway or easement shall be required subject to the approval of the Director of Public Works; and parallel streets or parkways may be required in connection therewith. Where necessary, storm water drainage shall be maintained by landscaped open channels of adequate size and grade to hydraulically accommo­date maximum potential volumes of flow. These design details are subject to review and approval by the Director of Public Works.

19.09 REQUIRED IMPROVEMENTS

(1) SURVEY MONUMENTS. The subdivider shall install survey monuments placed in accordance with the requirements of §236.15, Wis. Stats., and as may be required by the Director of Public Works.

(2) GRADING (Am. Ord. #1-96). After the installation of temporary block corner monuments by the subdivider and establish­ment of street grades by the Director of Public Works, the subdi­vider shall grade the full width of the right of way of all streets proposed to be dedicated in accordance with plans and standard specifications approved by the Director of Public Works. The subdivider shall grade the roadbeds in the street rights of way to subgrade together with side slopes beyond the street right of way when required. Cut and filled lands shall be graded to a maximum slope of 3:1 or the soil's angle of repose, whichever is the lesser, and covered with permanent vegetation. All graded lands, with the exception of the roadbeds of streets, shall be treated for sediment and erosion control purposes, as set forth in sec. 17.18 of this Code.

(3) SURFACING (Am. Ord. #1-96). After the installation of all utility and storm water drainage improvements, the subdivider shall prepare the subgrade and install gravel in accordance with Director of Public Works specifications all roadways in streets proposed to be dedicated to the widths prescribed by this section and the General Plan or General Plan Components of the Village. The binder course and final course shall be constructed by the subdivider in accordance with the plans and standard specifications approved by the Director of Public Works.

(4) CURB AND GUTTER. After the installation of all public utility and storm water drainage improvements, the subdivider shall construct concrete curbs and gutters in accordance with plans and standard specifications approved by the Director of Pub­lic Works. Wherever possible, provisions shall be made at the time of construction for driveway access curb cuts.

(5) STREET LIGHTS (Am. Ord. #1-96). Street lights shall be installed by the subdivider in accordance with plans approved by the Village Board.

(6) PUBLIC SANITARY SEWERAGE. The subdivider shall construct sanitary sewerage facilities in such a manner as to make adequate sanitary sewerage service available to each lot within the subdivision or minor land division. Such facilities shall be designed and constructed in accordance with all applicable rules and regulations of Wis. Adm. Code NR 110, and in accordance with plans and standard specifications approved by the Director of Pub­lic Works. In addition:

(a) Laterals.The Village Board shall require the installation of all sewer laterals to the street lot line.

(b) Specifications.The location, size, type and in­stallation of all sanitary sewers and sanitary sewer laterals pro­posed to be constructed shall be in accordance with the Village sanitary sewer system plan.

(c) Sanitary Sewer Mains Traversing or BorderingOther Lands. If it is necessary to traverse other unimproved land or to install sanitary sewer mains in a street bordering the subdivision to serve the subdivision with sanitary sewer, the Village may install such sanitary sewer mains and the subdivider shall pay the total cost thereof. The Village shall reimburse the subdivider 'to the extent that special assessments can be levied; however, in the event special assessments are deferred, the subdivider shall be reimbursed when the special assessments are paid or when install­ment payments commence.

(7) WATER SUPPLY FACILITIES. The subdivider of land within the sanitary sewer service area of the Village shall cause water supply and distribution facilities to be installed in such a man­ner as to make adequate water service available to each lot within the subdivision or minor land division. The subdivider of land outside the sanitary sewer service area shall make provision for adequate private water systems in accordance with the standards of the Wisconsin Department of Industry, Labor and Human Relations. In addition:

(a) Laterals.The Village Board shall require the installation of all water laterals to the street lot line.

(b) Specifications.The location, size, type and installation of all public water mains proposed to be constructed shall be in accordance with the comprehensive water plan for the Village and with plans and standard specifications approved by the Director of Public Works.

(c) Water Mains Traversing or Bordering Other Lands.If it is necessary to traverse other unimproved land or to install water mains in a street bordering the subdivision to serve the subdivision with water, the Village may install such water mains and the subdivider shall pay the total cost thereof. The Village shall reimburse the subdivider to the extent that special assess­ments can be levied; however, in the event special assessments are deferred, the subdivider shall be reimbursed when the special assessments are paid or when installment payments commence.

(8) STORM WATER DRAINAGE FACILITIES (Am. Ord. #1-96). The subdivider shall construct storm water drainage facilities which may include curbs and gutters, catch basins and inlets, storm sewers, road ditches, water retention structures and settling basins. All such facilities are to be of adequate size and grade to hydraulically accommodate maximum potential volumes of flow; the type of facility required, the design criteria and the sizes and grades to be determined by the Director of Public Works. Storm drainage facilities shall be so designed as to present no hazard to life or property; and the size, type and installation of all storm water drains and sewers proposed to be constructed shall be in accordance with the plans and standard specifications approved by the Director of Public Works. If the Village Board determines it is necessary to construct storm sewer facilities outside the boundaries of the subdivision or development and the subdivision or development is benefited thereby, the Village shall construct such facilities and the subdivider or developer shall share the cost thereof in the same ratio that the benefiting area of the subdivision or development bears to the total area served by said outside construction.

(9) STREET SIGNS AND TRAFFIC CONTROL SIGNS (Rep. & Recr. Ord. #1-96). The Village shall install street signs and traffic control signs. 

(10) OTHER UTILITIES. The subdivider shall have arranged with the affected utility companies for gas, electric, telephone or CATV facilities to be installed in such a manner as to make adequate service available to each lot in the subdivision when needed. Where underground utility cables are to be installed in a new residential subdivision, the utility may install conduit for street crossings before the street is surfaced to facilitate later installation of the necessary cable to serve such subdivision or portions thereof. The installation of conduit shall be in lieu of direct installation of the underground cable. Plans indicating the proposed location of all gas, electrical power and telephone distribution and transmission lines required to service the plat shall be approved by the Director of Public Works.

(11) IMPROVEMENTS ON BOUNDARIES OF SUBDIVISIONS. Any public improvements occurring on the boundaries of the subdivision shall use normal assessing values for establishing payments.

19.10 CONSTRUCTION

(1) COMMENCEMENT. No construction or installation of improvements shall commence in a proposed subdivi­sion until the preliminary plat or certified survey map has been approved and the Director of Public Works has given written authorization.

(2) BUILDING PERMITS. No building permit shall be issued for erection of a structure on any lot not of record until all the requirements of this chapter have been met unless otherwise pro­vided for in the subdivider's agreement. In exceptional circum­stances, the Village Board may authorize the issuance of a build­ing permit prior to the completion of all improvements; however, no occupancy permit shall be issued prior to the completion of all improvements.

(3) PLANS. The following plans and accompanying construc­tion specifications may be required by the Director of Public Works before authorization of construction or installation of improvements:

(a) Street plans and profiles showing existing and pro­posed grades, elevations and cross-sections of required improve­ments.

(b) Sanitary sewer plans and profiles showing the loca­tions, grades, sizes, elevations and materials of required facilities.

(c) Water plans and profiles showing the locations, grades, sizes, elevations and materials of required facilities.

(d) Storm water drainage facility plans and profiles showing the locations, grades, sizes, cross-sections, elevations and materials of required facilities.

(e) Planting plans showing the locations, age and spe­cies of any required trees.

(f) Additional special plans or information as required; where required by State agencies, such plans shall be approved by such agencies prior to the commencement of construc­tion.

(4) INSPECTION. The subdivider, prior to commencing any work within the subdivision, shall make arrangements with the Director of Public Works to provide for adequate inspection. The Director shall inspect and approve all completed work prior to approval of the final plat or release of the sureties.

(5) LAPSE OF SITE PLAN APPROVAL (Cr. Ord. #5-00). In the event the project for which the site plan approval was granted is not completed within 3 years of the date of approval, such approval shall lapse and there shall be no further development or construction. Upon application, the Plan Commission may renew the site plan as originally granted or require changes as deemed appropriate before renewing approval.

19.11 FEES

(1) GENERAL. The subdivider shall pay to the village all fees as hereinafter required at the time specified.

(2) PRELIMINARY PLAT REVIEW FEE. (a) The subdivider shall pay a fee of $100 plus $1.00 for each lot or parcel over 30 in number within the preliminary plat to the Clerk-Treasurer at the time of first application for approval of any preliminary plat to assist in defraying the cost of review.

(b) A $10 reapplication fee shall be paid to the Clerk-Treasurer at the time of reapplication for approval of any preliminary plat that has been previously reviewed.

(3) FINAL PLAT REVIEW FEE. (a) The subdivider shall pay a fee of $50 plus $1.00 for each lot or parcel over 30 to the Clerk-Treasurer at the time of first application for approval of the final plat to assist in defraying the cost of review.

(b) A $10 reapplication fee shall be paid to the Clerk-Treasurer at the time of reapplication for approval of any final plat that has been previously reviewed.

(4) CERTIFIED SURVEY MAP REVIEW FEE. The subdivider shall pay a fee of $25 plus the recording fee to the Clerk-Treasurer at the time of application for approval of such subdivision to assist in defraying the cost of review.

(5) PARK FEES. (a) Determination of Fees.All persons subdividing land, including minor subdivisions, within the Village for residential purposes, or converting existing residential buildings to create additional residential units, shall pay a park fee of $250 for each anticipated residential unit.

(b) Payment of Fees.1. Final Plats and Certified Survey Maps. The subdivider shall pay the park fees to the Clerk-Treasurer as required by this subsection before the Village Board approves the final plat or certified survey map.

2. Converting Existing Residential Units. The park fees provided in par. (a) above shall be paid prior to the issuance of a building permit.

(6) INSPECTION FEE (Cr. Ord. #1-96). The subdivider shall pay a fee equal to the actual cost to the Village for such inspec­tion as the Director of Public Works deems necessary to assure that the construction of the required improvements is in compli­ance with the plans, specifications and ordinances of the Village or any other governmental authority.

(7) ENGINEERING FEE (Cr. Ord. #1-96). The subdivider or developer shall pay a fee equal to the actual cost to the Village for all engineering work incurred by the Village in connection with the land division or minor land division. In addition:

(a) Engineering work shall include the review and approval of construction plans. The Village Engineer or Director of Public Works may permit the subdivider to furnish all, some or part of the required construction plans. The fee for engineering work shall be billed periodically and shall be payable within 10 days.

(b) Inspection fees provided for in sec. 19.10(4) of this chapter.

(8) LEGAL FEES (Cr. Ord. #1-96). The subdivider or devel­oper shall pay a fee equal to the cost of any legal work which may be undertaken by the Village in connection with the land division, minor land division or planned development. Legal work shall include all conferences regarding the subdivision or development and the drafting of contracts and agreements between the Village and the subdivider. Legal fees shall be billed periodically and shall be payable within 20 days.

(9) EROSION CONTROL FEE (Cr. Ord. #1-96). See sec. 17.18 of this Code.

19.12 VIOLATIONS

It shall be unlawful to build upon, divide, convey, record or place monuments on any land in violation of this chapter or the Wisconsin Statutes; and no person shall be issued a building permit by the Village authorizing the building on, or improvement of, any subdivision, minor land division or replat within the jurisdiction of this chapter not of record as of the effective date of this chapter until the provisions and requirements of this chapter have been fully met. The Village may institute appropriate action or proceedings to enjoin violations of this chapter or the applicable Wisconsin Statutes.

19.13 PENALTIES AND REMEDIES

(1) PENALTY. Any person who violates or fails to comply with the provisions of this chapter shall, upon conviction thereof, forfeit not less than $100 nor more than $500 plus the costs of prosecution for each offense and the penalty for default of payment of such forfeiture and costs shall be imprisonment in the County Jail until payment thereof, but not exceeding 6 months. Each day a violation exists or con­tinues shall constitute a separate offense. Violations and con­commitant penalties shall include the following:

(a) Recordation improperly made carries penalties as provided in §236.30, Wis. Stats.

(b) Conveyance of lots in unrecorded plats carries pen­alties as provided for in §236.31, Wis. Stats.

(c) Monuments disturbed or not placed carries penalties as provided for in §236.32, Wis. Stats.

(2) REMEDY. An assessor's plat made under §70.27, Wis. Stats., may be ordered as a remedy by the Village at the expense of the subdivider when a subdivision, as defined herein, is creat­ed by successive divisions.