A.   Purpose: The purpose of this chapter is to allow the optional development and redevelopment of land in the city consistent with the design principles of traditional neighborhoods. A traditional neighborhood:

      1.   Is compact and designed for the human scale.

      2.   Provides a mix of uses, including residential, commercial, civic, and open space uses in close proximity to one another within the neighborhood.

      3.   Provides a mix of housing styles, types, and sizes to accommodate households of all ages, sizes, and incomes.

      4.   Incorporates a system of relatively narrow, interconnected streets with sidewalks, bikeways, and transit that offers multiple routes for motorists, pedestrians, and bicyclists and provides for the connections of those streets to existing and future developments.

      5.   Retains existing buildings with historical features or architectural features that enhance the visual character of the community.

      6.   Incorporates significant environmental features into the design.

   B.   Applicability: This traditional neighborhood development chapter is an alternative set of standards for development within the city for redevelopment or new development of ten (10) acres or more. (1975 Code Ch. 18 § XXIV)

Application fees for a traditional neighborhood development general implementation plan shall be five hundred dollars ($500.00), and for a specific implementation plan shall be two hundred fifty dollars ($250.00). Fees are due from the applicant at the time of plan submittal. (1975 Code Ch. 18 § XXIV)

Prior to the issuance of any permits for development within a traditional neighborhood development, the following steps shall be completed according to the procedures outlined in this section:

   A.   The applicant shall have had a preapplication conference.

   B.   A general implementation plan and a zoning map amendment to a traditional neighborhood development district shall be approved by the common council.

   C.   A specific implementation plan shall be approved by the common council. (1975 Code Ch. 18 § XXIV)

   A.   Before submitting an application for a traditional neighborhood development project, the applicant shall schedule an appointment and meet with the city building inspector and staff to discuss the procedure for approval of a traditional neighborhood development district.

   B.   The purpose of the preapplication conference is to provide two-way communication between the applicant and the city staff regarding the legal, planning and engineering aspects of the potential development. Accordingly, applicant shall submit sketches and other pertinent information to the city for review and discussion by other city departments prior to submittal of a general implementation plan. (1975 Code Ch. 18 § XXIV)

   A.   General Implementation Plan Process: Following the initial conference, the applicant shall submit a general implementation plan to the city building inspector together with an application for a zoning map amendment to a traditional neighborhood development district.

      1.   Upon receipt of all the required submittal items for the general implementation plan and an application for zoning map amendment, the building inspector shall coordinate with other departments of the city to review the plan and formulate a recommendation to the plan commission. At such time, the city clerk shall schedule and give notice of public hearings before the plan commission and common council in the same manner as required by section 10-3-1 of this title.

      2.   The plan commission shall review the proposed general implementation plan in accordance with the review criteria set forth in this section. It shall also consider the recommendation of the city staff and other comments received. The plan commission shall then make its recommendation to the common council for approval, approval with conditions, or denial.

      3.   The common council shall receive the recommendation from the plan commission and a report from the municipal staff. Upon due consideration, the common council shall either:

         a.   Approve the general implementation plan and zoning map amendment;

         b.   Approve the general implementation plan and zoning map amendment with modifications; or

         c.   Deny the general implementation plan and zoning map amendment.

      4.   Final action on the general implementation plan lies with the common council.

      5.   Approval by the common council of a general implementation plan shall constitute an amendment to the zoning ordinance establishing the traditional neighborhood development district, and that district shall be noted on the official zoning map.

   B.   General Implementation Plan Submittal Requirements: The purpose of the general implementation plan is to establish the intent, density, and intensity for a proposed development. The general implementation plan shall include the following:

      1.   A general location map of suitable scale, but no less than one inch equals two hundred feet (1" = 200'), which shows the location of the property within the community and adjacent parcels including locations of any public streets, railroads, major streams or rivers and other major features within three hundred fifty feet (350') of the site.

      2.   A site inventory and analysis to identify site assets or resources, and constraints, including, but not limited to, floodplains, wetlands and soils classified as "poorly drained" or "very poorly drained", soils with bedrock at or within forty two inches (42") of the surface, utility easements for high tension electrical transmission lines (>69kV), steep slopes greater than twelve percent (12%) and brownfields.

      3.   A conceptual site plan, at a scale of no less than one inch equals one hundred feet (1" = 100'), which indicates topography in two foot (2') contours consisting of a map with proposed features and existing site features and uses that will remain. These features should include building outlines, location of streets, transit stops, drives and parking areas, pedestrian and bicycle paths, service access areas for receiving material and trash removal, and other impervious surfaces. The location of the proposed, and existing to remain, trees and shrubs should also be included, along with any other significant features.

      4.   A conceptual stormwater management plan identifying the proposed patterns of major stormwater runoff, locations of stormwater infiltration areas, and other significant stormwater best management practices.

      5.   Identification of the architectural style(s) of the traditional neighborhood development and the accompanying site design style(s). The design style of the traditional neighborhood development shall be conveyed with drawings or computer simulations of typical proposed building elevations (including dimensions of building height and width, and facade treatment).

      6.   A written report that provides general information about the covenants, conservation easements, or agreements which will influence the use and maintenance of the proposed development. The report shall also describe the site conditions and the development objectives.

      7.   Names of owners of land within three hundred fifty feet (350') of proposed development.

      8.   Any other information deemed necessary by the city in order to evaluate plans.

      9.   Five (5) copies of the above information shall be submitted, plus one reduced set no larger than eleven inches by seventeen inches (11" x 17"). (1975 Code Ch. 18 § XXIV)

The purpose of the specific implementation plan is to establish a detailed development proposal. The specific implementation plan can be proposed, reviewed, and acted upon as whole or in part or phases.

   A.   Specific Implementation Plan Process:

      1.   Following approval of the general implementation plan, the applicant shall submit a specific implementation plan to the city building inspector.

      2.   Within thirty (30) days following receipt of the specific implementation plan, the common council shall receive a report from the city building inspector and city staff recommending approval, disapproval or approval with specified modifications. Upon due consideration, the common council shall either:

         a.   Approve the specific implementation plan as being in substantial conformance with the general implementation plan;

         b.   Approve the specific implementation plan as being in substantial conformance with the general implementation plan with specified modifications; or

         c.   Deny the specific implementation plan.

   B.   Specific Implementation Plan Submittal Requirements: The applicant shall submit a series of plans, maps, and written materials which include the following information:

      1.   A general location map of suitable scale, but no less than one inch equals two hundred feet (1" = 200'), which shows the boundaries and dimensions of the property within the context of the city and adjacent parcels, including locations of any public streets, railroads, major streams or rivers and other major features within three hundred fifty feet (350') of the site, along with a legal description of the property.

      2.   A site plan, including proposed topographic contours at two foot (2') intervals, with the following information:

         a.   The location of proposed structures and existing structures that will remain, with height and gross floor area noted.

         b.   The location of street and pedestrian lighting, including lamp intensity and height.

         c.   The location of proposed open space.

         d.   The circulation system indicating pedestrian, bicycle, and motor vehicle movement systems, including existing and proposed public streets or rights of way; transit stops; easements or other reservations of land on the site; the location and dimensions of existing and proposed curb cuts, off street parking and loading spaces, including service access for receiving and trash removal; sidewalks and other walkways.

         e.   Location of all trees, shrubs, and ground cover (proposed or existing) to remain on the site.

      3.   A stormwater management plan for the site including stormwater calculations. The grading plan shall show existing and proposed ground elevations with contours (2 foot contour interval) and spot elevations at significant high points, low points, and transition points. The grading plan shall also note the finished ground floor elevations of all buildings. The plan shall also show the size, material, and locations of all storm drainage sewers and structures, and infiltration or detention/retention structures; and all wetlands on the site.

      4.   Detailed elevations of all proposed commercial buildings and typical elevations of residential buildings. Scaled elevations should identify all signs, building materials and percentage of ground floor commercial facade in windows; the location, height and material for screening walls and fences, including outdoor trash storage area, electrical, mechanical and gas metering equipment, storage areas for trash and recyclable materials, and rooftop equipment.

      5.   Water main sizing, fire flows, materials and location.

      6.   Sanitary sewer main sizing, materials and location. If a grinder pump or lift station is proposed, design calculations will be required.

      7.   A written report which completely describes the proposal and indicates covenants or agreements that will influence the use and maintenance of the proposed development. The report also shall describe the analysis of site conditions and the development objectives.

      8.   Phasing plans, where applicable.

      9.   Any other information deemed necessary by the common council in order to evaluate plans.

      10.   Five (5) copies of the above information shall be submitted, plus one reduced set no larger than eleven inches by seventeen inches (11" x 17"). (1975 Code Ch. 18 § XXIV)

   A.   Minor changes to the specific implementation plan adopted by the common council may be approved by the city building inspector, provided that the changes do not involve:

      1.   Increases or decreases of less than ten percent (10%) in floor area of structures or number of dwelling units.

      2.   Change in exterior building material.

      3.   Alteration of any conditions attached or modification to the specific implementation plan made by the common council.

   B.   A major change to a specific implementation plan which is less restrictive than any conditions or approval for the initial specific implementation plan shall require approval by a majority vote of all members of the common council. (1975 Code Ch. 18 § XXIV)

If the traditional neighborhood development involves the subdivision of land as defined in the city subdivision ordinance, the applicant shall submit all required land division documents in accordance with the requirements of the subdivision ordinance and chapter 236 of the Wisconsin statutes. If there is a conflict between the design standards of the subdivision ordinance and the design guidelines of this chapter, the provisions of this chapter shall apply. (1975 Code Ch. 18 § XXIV)

Provision shall be made for the ownership and maintenance of streets, squares, parks, open space, and other public spaces in a traditional neighborhood development by dedication to the city. (1975 Code Ch. 18 § XXIV)

A document shall be recorded by the applicant within thirty (30) days of approval in the office of the register of deeds for the county within which the traditional neighborhood development is located. Said document shall identify the property as being part of a traditional neighborhood development which is on file with the city. (1975 Code Ch. 18 § XXIV)

In order to achieve the proximity necessary to make neighborhoods walkable, it is important to mix land uses. A traditional neighborhood development should consist of a mix of residential uses, a mixed use area, and open space as provided below:

   A.   A mix of residential uses of the following types can occur anywhere in the traditional neighborhood development. For in-fill development, the mix of residential uses may be satisfied by existing residential uses adjacent to the traditional neighborhood development:

Multiple-dwellings.

Secondary dwelling units ("granny flats").

Single-family dwellings.

"Special needs" housing, such as community living arrangements and assisted living facilities.

Two-family dwellings.

   B.   Mixed use area, of commercial, residential, civic or institutional, and open space uses as identified below. All residents should be within approximately one-fourth (1/4) mile or a five (5) minute walk from existing or proposed commercial, civic, and open space areas. Individual businesses should not exceed six thousand (6,000) square feet in size.

      1.   Commercial uses:

Accommodations (bed and breakfast establishments, small hotels or inns).

Food services (neighborhood grocery stores; butcher shops; bakeries; restaurants, not including drive- throughs; cafes; coffee shops; neighborhood bars or pubs).

Retail uses (florists or nurseries; hardware stores; stationery stores; bookstores; studios and shops of artists and artisans).

Services (daycare centers; music, dance or exercise studios; offices, including professional and medical offices; barber; hair salon; dry cleaning).

      2.   Residential uses:

"Live/work" units that combine a residence and the resident's workplace.

Multiple-dwellings.

Residential units located on upper floors above commercial uses or to the rear of storefronts.

Single-family dwellings.

"Special needs" housing, such as community living arrangements and assisted living facilities.

Two-family dwellings.

      3.   Civic or institutional uses:

Educational facilities.

Municipal offices, fire stations, libraries, museums, community meeting facilities, and post offices.

Places of worship.

Transit shelters.

      4.   Open space uses:

Central square.

Neighborhood park/playground.

   C.   Open space uses identified below should be incorporated in the traditional neighborhood development, as appropriate. Large outdoor recreation areas should be located at the periphery of neighborhoods rather than central locations.

Community parks.

Environmental corridors.

Protected natural areas.

Stormwater detention/retention facilities.

Streams, ponds, and other water bodies. (1975 Code Ch. 18 § XXIV)

The number of residential dwelling units and the amount of nonresidential development (excluding open spaces) shall be determined as follows:

   A.   In areas devoted to mixed residential uses:

      1.   The number of single-family dwelling units permitted shall be five (5) dwelling units per net acre.

      2.   The number of two-family dwelling units permitted shall be eight (8) dwelling units per net acre.

      3.   The number of multiple-dwelling units shall be fifteen (15) dwelling units per net acre.

      4.   Secondary dwelling units shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of secondary dwelling units shall not be more than ten percent (10%) of the total number of single- family dwelling units.

      5.   For each affordable housing unit provided under this section, one additional dwelling unit shall be permitted, up to a maximum fifteen percent (15%) increase in dwelling units.

   B.   In mixed use areas:

      1.   The number of single-family, two-family and multiple-dwelling units permitted shall be calculated the same as subsection A of this section, plus an additional number of units not to exceed ten percent (10%) of the amount permitted above.

      2.   All dwelling units constructed above commercial uses shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of dwelling units shall not be increased by more than ten (10) dwelling units or ten percent (10%), whichever is greater.

      3.   The total ground floor area of nonresidential development uses, including off street parking areas, shall not exceed twenty five percent (25%) of the traditional neighborhood development. (1975 Code Ch. 18 § XXIV)

At least fifteen percent (15%) of the gross acreage of the traditional neighborhood development must be open space. Open space may include undevelopable areas such as steep slopes and wetlands, and stormwater detention and retention basins. At least twenty five percent (25%) of the open space must be common open space dedicated to the public for park land. Ninety percent (90%) of the lots within the areas devoted to mixed residential uses shall be within a one-fourth (1/4) mile from common open space. (1975 Code Ch. 18 § XXIV)

The design and development of the traditional neighborhood development should minimize off site stormwater runoff, promote on site filtration, and minimize the discharge of pollutants to ground and surface water. Natural topography and existing land cover should be maintained/protected to the maximum extent practicable. New development and redevelopment shall meet the following requirements:

   A.   Untreated, direct stormwater discharges to wetlands or surface waters are not allowed.

   B.   Postdevelopment peak discharge rates shall not exceed predevelopment peak rates.

   C.   Erosion and sediment controls must be implemented to remove eighty percent (80%) of the average annual load of total suspended solids.

   D.   Areas for snow storage shall be provided unless the applicant provides an acceptable snow removal plan.

   E.   Redevelopment stormwater management systems shall improve existing conditions and meet standards to the extent practicable.

   F.   All treatment systems or best management practices must have operation and maintenance plans to ensure that systems function as designed. (1975 Code Ch. 18 § XXIV)

   A.   Block And Lot Size Diversity: Street layouts should provide for perimeter blocks that are generally in the range of two hundred (200) to four hundred feet (400') deep by four hundred (400) to eight hundred feet (800') long. A variety of lot sizes should be provided to facilitate housing diversity and choice and meet the projected requirements of people with different housing needs.

   B.   Lot Widths: Lot widths should create a relatively symmetrical street cross section that reinforces the public space of the street as a simple, unified public space.

   C.   Building Setback, Front; Mixed Use Area: Structures in the mixed use area have no minimum setback. Commercial and civic or institutional buildings should abut the sidewalks in the mixed use area.

   D.   Building Setback, Front; Areas Of Mixed Residential Uses: Single-family residences shall have a building setback in the front between ten (10) and twenty five feet (25'). Two-family residences and multiple-residences shall have a building setback in the front between ten (10) and fifteen feet (15').

   E.   Building Setback, Rear; Areas Of Mixed Residential Uses: The principal building on lots devoted to single-family residences shall be set back no less than thirty feet (30') from the rear lot line.

   F.   Side Setbacks: Provision for zero lot line single-family dwellings should be made; provided, that a reciprocal access easement is recorded for both lots and townhouses or other attached dwellings; provided further, that all dwellings have pedestrian access to the rear yard through means other than the principal structure. (1975 Code Ch. 18 § XXIV)

The circulation system shall allow for different modes of transportation. The circulation system shall provide functional and visual links within the residential areas, mixed use area, and open space of the traditional neighborhood development and shall be connected to existing and proposed external development. The circulation system shall provide adequate traffic capacity, provide connected pedestrian and bicycle routes (especially off street bicycle or multi-use paths or bicycle lanes on the streets), control through traffic, limit lot access to streets of lower traffic volumes, and promote safe and efficient mobility through the traditional neighborhood development. See table 1 of this section for minimum street standards.

   TABLE 1

   MINIMUM STREET STANDARDS

 

 

   A.   Pedestrian Circulation: Convenient pedestrian circulation systems that minimize pedestrian and motor vehicle conflicts shall be provided continuously throughout the traditional neighborhood development. Where feasible, any existing pedestrian routes through the site shall be preserved and enhanced. All streets, except for alleys, shall be bordered by five foot (5') sidewalks on both sides. The following provisions also apply:

      1.   Sidewalks In Residential Areas: Clear and well lighted sidewalks shall connect all dwelling entrances to the adjacent public sidewalk.

      2.   Sidewalks In Mixed Use Areas: Clear and well lighted walkways shall connect building entrances to the adjacent public sidewalk and to associated parking areas. Such walkways shall be a minimum of five feet (5') in width.

      3.   Disabled Accessibility: Sidewalks shall comply with the applicable requirements of the Americans with disabilities act.

      4.   Crosswalks: Intersections of sidewalks with streets shall be designed with clearly defined edges.

   B.   Bicycle Circulation: Bicycle circulation shall be accommodated on streets and/or on dedicated bicycle paths. Where feasible, any existing bicycle routes through the site shall be preserved and enhanced. Facilities for bicycle travel may include off street bicycle paths (generally shared with pedestrians and other nonmotorized users) and separate, striped, four foot (4') bicycle lanes on streets. If a bicycle lane is combined with a lane for parking, the combined width should be fourteen feet (14').

   C.   Public Transit Access: Where public transit service is available or planned, convenient access to transit stops shall be provided. Where transit shelters are provided, they shall be placed in highly visible locations that promote security through surveillance, and shall be well lighted.

   D.   Motor Vehicle Circulation: Motor vehicle circulation shall be designed to minimize conflicts with pedestrians and bicycles. Traffic calming features such as "queuing streets", curb extensions, traffic circles, and medians may be used to encourage slow traffic speeds.

      1.   Street Hierarchy: Each street within a traditional neighborhood development shall be classified according to the following (arterial streets should not bisect a traditional neighborhood development):

         a.   Collector: This street provides access to commercial or mixed use buildings, but it is part of the city's major street network. On street parking, whether diagonal or parallel, helps to slow traffic. Additional parking is provided in lots to the side or rear of buildings.

         b.   Subcollector: This street provides primary access to individual residential properties and connects streets of lower and higher function.

         c.   Local Street: This street provides primary access to individual residential properties where traffic volumes are relatively low.

         d.   Alley: These streets provide secondary access to residential properties where street frontages are narrow, where the street is designed with a narrow width to provide limited on street parking, or where alley access development is desired to increase residential densities. Alleys may also provide delivery access or alternate parking access to commercial properties.

      2.   Street Layout: The traditional neighborhood development should maintain the existing street grid, where present, and restore any disrupted street grid where feasible.

      3.   Parking Requirements: Parking areas for shared or community use should be encouraged. In addition, off street parking spaces shall be provided as required by city ordinance.

      4.   Service Access: Access for service vehicles should provide a direct route to service and loading dock areas, while avoiding movement through parking areas. (1975 Code Ch. 18 § XXIV)

A variety of architectural features and building materials is encouraged to give each building or group of buildings a distinct character.

   A.   Guidelines For New Structures:

      1.   Height: New structures within a traditional neighborhood development shall be no more than three (3) stories.

      2.   Entries And Facades:

         a.   The architectural features, materials, and the articulation of a facade of a building shall be continued on all sides visible from a public street.

         b.   The front facade of the principal building on any lot in a traditional neighborhood development shall face onto a public street.

         c.   The front facade shall not be oriented to face directly toward a parking lot.

         d.   Porches, pent roofs, roof overhangs, hooded front doors, or other similar architectural elements shall define the front entrance to all residences.

         e.   For commercial buildings, a minimum of fifty percent (50%) of the front facade on the ground floor shall be transparent, consisting of window or door openings allowing views into and out of the interior.

         f.   New structures on opposite sides of the same street should follow similar design guidelines. This provision shall not apply to buildings bordering civic uses.

   B.   Guidelines For Garages And Secondary Dwelling Units: Garages and secondary dwelling units may be placed on a single-family residential lot within the principal building or an accessory building; provided, that the secondary dwelling unit shall not exceed eight hundred (800) square feet.

   C.   Guidelines For Exterior Signage: A comprehensive sign program is required for the entire traditional neighborhood development which establishes a uniform sign theme. Signs shall share a common style (e.g., size, shape, material) and conform with provisions of the sign ordinance provided in title 9, chapter 6 of this code.

   D.   Guidelines For Lighting:

      1.   Street lighting shall be provided along all streets. Generally more, smaller lights, as opposed to fewer, high intensity lights, should be used. Street lighting design shall meet the minimum standards developed by the illumination engineering society.

      2.   Exterior lighting shall be directed downward in order to reduce glare onto adjacent properties. (1975 Code Ch. 18 § XXIV)

Overall composition and location of landscaping shall complement the scale of the development and its surroundings. In general, larger, well placed contiguous planting areas shall be preferred to smaller, disconnected areas. Where screening is required by this chapter, it shall be at least three feet (3') in height, unless otherwise specified. Required screening shall be at least fifty percent (50%) opaque throughout the year. Required screening shall be satisfied by one or some combination of a decorative fence not less than fifty percent (50%) opaque behind a continuous landscaped area, a masonry wall, or a hedge.

   A.   Street Trees: A minimum of one deciduous canopy tree per forty feet (40') of street frontage, or fraction thereof, shall be required. Trees can be clustered and do not need to be evenly spaced. Trees should preferably be located between the sidewalk and the curb, within the landscaped area of a boulevard, or in tree wells installed in pavement or concrete. If placement of street trees within the right of way will interfere with utility lines, trees may be planted within the front yard setback adjacent to the sidewalk.

   B.   Parking Area Landscaping And Screening:

      1.   Provisions: All parking and loading areas fronting public streets or sidewalks, and all parking and loading areas abutting residential districts or uses, shall provide:

         a.   A landscaped area at least five feet (5') wide along the public street or sidewalk.

         b.   Screening at least three feet (3') in height and not less than fifty percent (50%) opaque.

         c.   One tree for each twenty five (25) linear feet of parking lot frontage.

      2.   Parking Area Interior Landscaping: The corners of parking lots, "islands", and all other areas not used for parking or vehicular circulation shall be landscaped. Vegetation can include turf grass, native grasses or other perennial flowering plants, vines, shrubs or trees. Such spaces may include architectural features such as benches, kiosks or bicycle parking.

   C.   Installation And Maintenance Of Landscaping Materials:

      1.   All landscape materials shall be installed to current industry standards.

      2.   Maintenance and replacement of landscape materials shall be the responsibility of the property owner. Landscape maintenance should incorporate environmentally sound management practices. (1975 Code Ch. 18 § XXIV)