Section 8.05. GENERAL REQUIREMENTS AND DESIGN STANDARDS.

(1)       Size, Use and Suitability.

[a]        No lot or parcel of land shall be created by a certified survey map or a subdivision plat having less size in area than the minimum area requirement for the zoning district in which the land is located as established by the >Zoning Map of the Village of River Hills= as created by Section 7.04 of the General Ordinances of the Village.

[b]        No land in the Village shall be divided or subdivided for any use other than single family residential use, and no more than one such single family dwelling and buildings accessory thereto shall be erected or maintained upon any lot or parcel so created.

[c]        No land shall be divided or subdivided for residential use if such land is considered unsuitable for building purposes; said determination to be made only by the Village Board after investigation and report by the Plan Commission.

(2)        Conformance. The proposed subdivision shall conform to the following:

[a]        The provisions of Chapter 236, Wisconsin Statutes.

[b]        All applicable ordinances of the Village.

[c]        The master plan of the Village.

[d]       The official map of the Village.

[e]        All applicable Administrative Rules of State Agencies or other public bodies having jurisdiction.

(3)       Streets.

[a]        General Consideration.  The streets shall be designed and located in relation to the existing and planned streets, to topographical conditions and natural terrain features such as streams and existing tree growth, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.

[b]        Conform to Official Map.  The arrangement, width, grade, and location of all streets shall conform to the official map of the Village.

[c]        Extension of Streets.  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 Village Plan Commission, such extension is not necessary or desirable for the coordination of the layout of the subdivision or for the most advantageous development of adjacent tracts.

[d]       Grades. The grade of streets shall not exceed eight (8) percent unless necessitated by exceptional topography and approved by the Village Board.

[e]        Horizontal Curves.  There shall be a minimum sight distance with clear visibility along the center line of streets of not less than three hundred (300) feet.

[f]        Intersections.  Streets shall intersect as nearly at right angles as topography and other limiting factors of good design permit.  No more than two streets shall intersect at one point unless approved by the Village Board.

[g]        Street Names.  New street names shall not duplicate the names of existing streets in the Village, but streets that are continuations of other streets already in existence and named shall bear the name of existing streets.

[h]        Cul-de-sacs.  Cul-de-sacs, or streets designed to have one end permanently closed, shall not exceed eight hundred (800) feet in length, and shall terminate with a turn-around of not less than one hundred fifty (150) feet in diameter.

[i]         Parkways.  In the case of parkways influenced by topographical features, such as streams or lakes, ravines or hills, or such other natural features, the widths and location shall be determined by such feature.  Dedication for such parkway shall be made on the plat.

[j]         Alleys.  Alleys shall not be used unless approved by the Village Board.

(4)        Utility Easements.

[a]        Easements across lots or centered on rear or side lot-lines shall be provided for utilities and shall be at least ten (10) feet in width.  Easements of the same or greater width may be required along the lines of or across lots, where necessary, to the extension of existing or planned utilities.

[b]        In the event the most suitable and reasonable location for the utilities which are required within a subdivision, either for the service thereof or for service of areas in the surrounding territory, do not lie wholly within the streets shown upon the plat, the subdivider may be required insofar as is reasonable to make provision for the location of such utilities on routes elsewhere than within said streets on the plat, or by the filing of supplementary instruments which will adequately protect the public interest in the proper location of said utilities.

[c]        Where a subdivision is traversed by a water course, drainage way, channel, or stream, there shall be provided a storm water easement or drainage right-of-way, conforming substantially with the lines of such water course and such further width or construction (or both) as will be adequate for the purpose.  Wherever possible, it is desirable that the drainage be maintained by an open channel with landscaped banks and adequate width for maximum potential volume of flow.

(5)       Lots and Blocks.

[a]        The length, widths, and shapes of blocks shall be appropriate for the topography and type of development contemplated.

[b]        The size, shape and orientation of lots and the minimum building setback lines shall be appropriate for the topography of the subdivision and the type of development contemplated, and shall conform to the applicable zoning regulations.

[c]        Every lot shall front or abut on a public street.

[d]       Side lot-lines shall be as nearly at right angles to straight street lines or radial to curved street lines on which the lots face as practicable.

[e]        Corner lots shall be platted at a width sufficient to maintain setbacks on both streets.

[f]        A tract subdivided into parcels of sufficient size to allow future division under existing zoning regulations, shall be arranged to allow the resubdivision of any such parcels into normal lots in accordance with the provisions of the subdivision standards.

[g]        Lots shall follow municipal boundaries wherever practicable rather than across them.

(6)        Conditions of Approval.

[a]        All subdivisions shall be monumented as required by section 236.15, Wis.  Stats., which statute is hereby adopted by reference.

[b]        Before a final plat of a subdivision will be approved, the subdivider shall either install the following improvements, or file with the Village either a surety bond, cash, letter of credit, or other guarantee that the required improvements will be installed within the time required by the Village and in accordance with the Village specifications and ordinances all at no expense to the Village, to-wit:

1.  Sanitary sewer mains and laterals to each lot line, where connection to an existing sewer system can reasonably be provided.

2.  All public roadways within the subdivision to be improved, graded to full width of the right-of-way, paved in accordance with Village specifications, appropriate street signs installed and grass to be established in all graded, unpaved areas within the public roadways.

3.  Adequate facilities for storm water drainage in accordance with Village specifications.

[c]        The approval of the final plat of all subdivisions may be further conditioned, when found necessary by the Village Board, by the following:

1.  Execution and recording of appropriate deed restrictions when deemed necessary by the Village to protect the Village from responsibility or liability for any facilities, of any nature, within a subdivision which are commonly or jointly owned or used by owners of lands within the subdivision.

2.  The subdivider shall be responsible for the full cost of any necessary alterations of any existing utilities which may fall within the public right-of-way.

3.  Such other conditions of approval as are authorized to be imposed by Chapter 236, Wisconsin Statutes.

4.  Compliance with those provisions of Chapter 15 of the General Ordnance of the Village of River Hills relating to control measures required during land disturbance and development.