No construction or installation of improvements shall commence in a proposed subdivision until the preliminary plat or certified survey map has been approved by the Common Council and approving authorities having jurisdiction have given written authorization. No preconstruction meeting shall be scheduled or held until all permits required by the Department of Natural Resources, Milwaukee Metropolitan Sewerage District, United States Army Corps of Engineers, Waukesha County or other such agency have been received by the City and City Engineer. Inspection fees shall be required to be filed as specified in § 392-13 of this chapter.
A.
Permits required. No building shall be constructed prior to the issuance
of the necessary zoning, building and sanitary permits. No building,
zoning, sanitary or other permits shall be issued for erection of
a structure on any lot not of record until all the requirements of
this chapter have been met.
B.
Inspections. City staff shall have access to premises and structures
during reasonable hours to make those inspections deemed necessary
to ensure compliance with this chapter. If, however, the inspector
is refused entry after presentation of identification, he shall procure
a special inspection warrant under § 66.0119, Wis. Stats.,
except in cases of emergency, when he shall have the immediate right
of entry.
The following procedure shall be followed for all subdivision
construction/improvement plans and submittal of revised plans:
A.
Five copies of each plan shall be submitted to the Public Works and
Development Department for distribution to the City Engineer, Public
Works and Development Department and the City engineering consultant
(if applicable). The site grading and erosion control plan shall be
forwarded to the City Engineer and/or the City engineering consultant
(if applicable). The deadline for submittal shall be established from
time to time by policy of the Public Works and Safety Committee.[1]
B.
In no case will plans be accepted without a developer's deposit.
C.
In no case will plans be accepted or reviewed by the City Engineer,
Public Works and Development Department or any City committee without
first being processed through the Public Works and Development Department.[2]
D.
In no case will plans be accepted unless all improvement plans are
included with the submittal. Plans will not be reviewed on a piecemeal
basis. The submittal shall include grading plans, drainage plan, public
improvement plans (including streets, sanitary sewer, storm sewer,
water and other utilities), landscape plan and erosion control plan.
An individual plan may be submitted if it is one of the total set
of plans and is being submitted as a revised plan wherein the remaining
plans have been previously approved.
E.
Any preliminary meeting between the City Engineer and the developer
shall have prior authorization of the City and there may be a fee
for such meeting, depending on the scope and length of the meeting.
F.
There will no longer be a review of so-called "prefinal" or "preliminary"
construction plans for review by only the City Engineer. Preliminary
plan submittal shall be transmitted via the Public Works and Development
Department to all City reviewers for their comments in accordance
with the above. These preliminary comments shall be sent to the Public
Works and Development Department prior to transmittal to the applicant.
Multiple reviews may be necessary and all comments from the reviewers
shall be forwarded to the Public Works and Development Department
with copies to the applicant. The Public Works and Development Department
shall be the coordinator of plan review.
G.
Each copy of the plans shall have a drawing and/or revision date
in order for it to be accepted and routed for review.
H.
The Public Works and Development Department will transmit the full
set of final construction/improvement plans to the City Engineer.
The City Engineer will transmit to the outside approving agencies.
Once the review is complete, the Director or designee will schedule
the plans for review by the appropriate committee (Public Works and
Safety, Finance) if and only if a letter of approval by the City Engineer
is received.
I.
It will be the applicant's responsibility to contact the City to
confirm the date, time and location of the respective committee meeting.
J.
Once the City committees and outside approving agencies provide written
approval, the applicant may schedule a preconstruction meeting through
the Public Works and Development Department.
The following plans and accompanying construction specifications
shall be provided by the subdivider and reviewed and approved by the
Public Works and Safety Committee, Department of Natural Resources,
Milwaukee Metropolitan Sewerage District and the City Engineer before
construction or installation of improvements is authorized:
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.
Stormwater management plans, calculations and profiles showing the
locations, grades, sizes, cross sections, elevations and materials
of required facilities.
D.
Water main plans and profiles showing the locations, sizes, elevations
and materials of required facilities.
E.
Erosion and sedimentation control plans showing those structures
required to retard the rate of runoff water and those grading and
excavating practices that will prevent erosion and sedimentation.
The time span soil will be exposed and plans to protect existing vegetation
(fences, tree wells, etc.) shall be prepared and such plans shall
generally follow the guidelines and standards set forth in the publication
United States Natural Resources Conservation Service Technical Guide,
adopted by the Waukesha County Land Conservation Committee, as amended.[1]
F.
Master site grading plan showing the finished grades of each lot
in the subdivision.
G.
Planting plans showing the locations, age, caliper and species of
any required grasses, vines, shrubs and trees.
H.
Additional special plans or information as required.
The subdivider, prior to commencing any work within the subdivision,
shall make arrangements for a preconstruction meeting conducted by
the City Engineer where all details regarding the installation of
the required improvements shall be presented and reviewed and shall
include provisions for engineering inspection services. All engineering
inspections shall be made by the City Engineer or his designee. The
approving authorities or their representatives and the City Engineer
or his designee shall inspect and recommend for approval all completed
work prior to release of the sureties and acceptance of dedicated
subdivision improvements.
Within 30 days following the completion and acceptance by the
City Engineer of all improvements, the subdivider shall provide a
duplicate reproducible copy of all improvement plans. Sanitary sewer,
storm sewer and water as-builts shall be prepared by the City Engineer
at the subdivider's expense, including any costs necessary to update
the City's geographic information system.
A.
Required. The subdivider shall cause all grading, excavations, open cuts, side slopes and other land surface disturbances to be so mulched, seeded, sodded or otherwise protected that erosion, siltation, sedimentation and washing are prevented in accordance with plans and specifications approved by the City Engineer under Chapter 162, Construction Site Erosion and Sediment Control, of the City Code.
B.
Shoreland planting and sediment control. The subdivider shall plant
those grasses, trees, shrubs and vines of a species and size native
to Wisconsin and specified by the Common Council necessary to prevent
soil erosion and protect stream and lake banks. In addition:
(1)
The City Engineer may require the subdivider to provide or install
certain protection and rehabilitation measures, such as fencing, sloping,
seeding, riprap, revetments, jetties, clearing, dredging, snagging,
drop structures, brush mats, willow poles and grade stabilization
structures.
(2)
Tree cutting and shrubbery clearing shall not exceed 50% of the lot or tract and shall be so conducted as to prevent erosion and sedimentation, preserve and improve scenic qualities, and, during foliation, substantially screen any development from stream or lake users. (See Subsection A of this section.)
(3)
Paths and trails in wooded and wetland areas shall not exceed 10
feet in width unless otherwise approved by the City Plan Commission
and shall be so designed and constructed as to result in the least
removal and disruption of trees and shrubs. If a gravel path is warranted,
it shall be covered and maintained with a wood chip surface.
(4)
Earthmoving, such as grading, topsoil removal, mineral extraction, stream course changing, road cutting, waterway construction or enlargement, removal of stream or lake bed materials, excavation, channel clearing, ditching, drain tile laying, dredging, and lagooning, shall be so conducted as to prevent erosion and sedimentation and to least disturb the natural fauna, flora, watercourse, water regimen, and topography. (See § 392-52 and Subsection A of this section.)
C.
Existing features. The subdivider shall make every effort to protect
and retain all existing trees, shrubbery, vines and grasses not actually
lying in public roadways, drainageways, building foundation sites,
private driveways, soil absorption waste disposal areas, paths and
trails. Trees are to be protected and preserved during construction
in accord with sound conservation practices, including preservation
of trees by well islands, temporary fencing or retaining walls whenever
abutting grades are altered. In addition:
(1)
Temporary vegetation and mulching shall be used to protect critical
areas, and permanent vegetation shall be installed as soon as practical.
(2)
Construction at any given time shall be confined to the smallest
practical area and for the shortest practical period of time.
(3)
Sediment basins shall be installed and maintained at all drainageways
to trap, remove and prevent sediment and debris from being washed
outside the area being developed.
(4)
Temporary silt fencing may be required to be used to fence off high
environmental quality areas such as wetlands.
