A.
General requirement.
(1)
In accordance with the authority granted by § 236.13, Wis.
Stats., the City of Glenwood City hereby requires that, as a condition
of final plat or certified survey approval, the subdivider agree to
make and install all public improvements required by this chapter
and that the subdivider shall provide the City with security to insure
that the subdivider will make the required improvements. As a further
condition of approval, the Common Council hereby requires that the
subdivider be responsible for the cost of any necessary alterations
of any existing utilities which, by virtue of the platting or certified
survey map, fall within the public right-of-way.
(2)
As a condition for the acceptance of dedication of public rights-of-way,
the City requires that the public ways have been previously provided
with all necessary facilities constructed to City specifications,
including but not limited to sewers, storm drainage, water mains and
services, grading and improvement of the streets and other public
ways, sidewalks, street signing, streetlighting and such other facilities
required by the Common Council.
B.
Options.
(1)
The required public improvements shall be installed by the subdivider
at his cost, or installed by the City (through award of construction
bids) subject to payments by the subdivider in the following manner,
or any workable combination of the above determined by the Common
Council as acceptable:
(a)
The subdivider may petition the City for the installation of
the required public improvements through the special assessment B
bond process as provided for in § 66.0713(4), Wis. Stats.,
or another acceptable special assessment process, with the special
assessments being payable at the time of lot sale or payable in a
maximum of seven annual installments together with interest.
(b)
The City may enter into a recapture agreement with the subdivider
agreeing to require payment of recapture costs of public improvements
from those properties benefiting from the improvements. The City shall
prohibit development on those properties until payment has been made.
The subdivider may contract directly with adjacent property owners
and/or subdividers of adjacent land for reimbursement of the oversize
and/or off-site improvements constructed.
(c)
In addition to the above, the City may enter into an agreement
to reimburse the subdivider, at the end of a seven-year period, for
his cost (at the time of construction) of those oversized improvements
constructed within the proposed land division but which are oversized
to serve lands beyond the boundaries of the land division or other
lands within the subdivider's control and which have not, during
the seven-year period, been reimbursed to the subdivider. Said payment
shall be only for the actual additional cost of constructing the oversized
improvements within the boundaries of the land division and shall
not provide for payment of any interest. The City shall then establish
special assessments against those benefiting properties outside the
proposed land division boundaries or the subdivider's control
for those costs. To be eligible to proceed under this provision, the
land division must occur within areas identified in the City's
Comprehensive Plan or other adopted public facilities plan.
(2)
If the City finds that City construction of such public improvements would not be warranted as a special assessment to the intervening properties, or as a governmental expense until some future time, the developer shall be required, if he wishes to proceed with the development, to obtain necessary easements or rights-of-way and construct and pay for such public improvement extensions as provided under Subsection B(1) above.
C.
General standards. The required public improvements shall be installed
in accordance with the engineering standards and specifications which
have been adopted by the Common Council. Where standards and specifications
have not been adopted, the improvements shall be made in accordance
with established engineering practices approved prior to the start
of construction by the City Engineer. When new or revised standards
and/or specifications have been adopted by the City, work on public
improvements not begun within 18 months of the date of final plat
adoption shall be made to the new or revised standards and/or specifications.
The City Engineer shall review and approve the construction plans,
specifications and calculations for the construction of the required
public improvements.
D.
Project manager. The subdivider shall designate a project manager
who shall be readily available on the project site during the construction
of the required public improvements. The project manager shall be
granted authority on behalf of the subdivider to make decisions related
to the construction of the required public improvements as they may
arise during the course of the construction. The project manager shall
also be responsible for the scheduling and coordination of the required
work to construct the required improvements. Correspondence with or
verbal orders to the designated project manager shall have the same
authority as with the subdivider directly.
A.
Contract. The subdivider shall be required to enter into a contract
with the City for land division improvements agreeing to install improvements
as herein provided before final approval of any plat, certified survey
or land division. The contract form shall be provided by the City
and may provide for phasing of public improvements construction, provided
that such phasing is approved by the Common Council. The City reserves
the right to control the phasing through limits, sequence and/or additional
surety so as to provide for continuity of streets, sewers, water mains,
and other necessary public improvements within and between the phases.
B.
Financial guarantees.
(1)
The subdivider shall file with said contract, subject to the approval
of the City Attorney, a bond, a certificate of deposit, irrevocable
letter of credit or certified check in an amount equal to 110% of
the estimate of the cost of the improvements, as determined by the
City Engineer; said filing of surety shall guarantee that such improvements
will be completed by the subdivider or his contractors not later than
18 months from the date of recording the final plat or certified survey
map. When a certificate of deposit or certified check is posted as
security, the instrument must be negotiable by the City. When a letter
of credit is posted as security, the City must be the beneficiary.
When the security is furnished to insure the construction of required
improvements within the extraterritorial jurisdiction of the City,
it may name the town and the county, or either of them, as additional
obligees, payees or beneficiaries.
(2)
When the land is situated within the extraterritorial jurisdiction
of the City, the subdivider shall, at the time the contract is entered,
furnish a bond, certificate of deposit, irrevocable letter of credit
or certified check to the City in an amount equal to 110% of the estimated
cost of all required improvements as determined by the City Engineer,
excepting the costs to be paid through special assessments or by the
City.
(3)
However, the subdivider may elect, with the approval of the City,
to install the improvements in construction phases, provided that:
(a)
The phases are specified in the contract for land division improvements;
(b)
The developer submits surety in an amount equal to 110% of the
estimated costs of improvements next required by the installation
and construction schedules as determined by the City Engineer. Improvements
constructed during the first stage and each successive stage of construction
shall not be accepted nor shall any building permit be issued for
construction within the completed area of the subdivision or comprehensive
development until the security required for the next stage of construction
has been posted with the City;
(c)
The developer records deed restrictions approved by the City
Attorney which specify that the lots which are included in future
construction phases of the land division will not be transferred or
sold unless the City's approval is obtained;
(d)
The subdivider minimizes grading and other disturbances to lands
included in future construction phases in order to prevent erosion;
and
(e)
Erosion control plans and measures submitted and approved herein
shall address the individual phases of construction.
(4)
The time limit for completion of a phased improvement program shall
take into account the needs and desires of the City and adjacent property
owners for street and other improvements to serve lands adjacent to
and within the land division.
(5)
As work progresses on installation of improvements constructed as part of the contract, the City Engineer, upon written request from the subdivider from time to time, is authorized to recommend to the City Clerk-Treasurer a reduction in the amount of surety as hereinafter provided. When portions of construction (water, sanitary sewer, street, sidewalk, greenway or other improvements) are completed by the subdivider and determined acceptable by the City Engineer, the City Clerk-Treasurer is authorized, in his sole discretion, upon submission of lien waivers by the subdivider's contractors, to reduce the amount of surety. The amount of surety remaining shall be equal to 125% of the estimate of the City Engineer of costs of work remaining to be completed and accepted and to insure performance of the one-year guarantee as specified in Subsection D below against defects in workmanship and materials on work accepted. When the work on the major components of construction has been substantially completed, except for work which cannot be completed because of weather conditions or other reasons which, in the judgment of the City Engineer, are valid for noncompletion, the City Clerk-Treasurer is authorized, in his sole discretion, to accept a reduction in the amount of surety to an amount, in the estimate of the City Engineer, sufficient to cover the work remaining to be completed, including performance of the one-year guarantee period against defects in workmanship and materials. As a further guarantee that all obligations under contract for work on the development are satisfied, the contractor and subcontractors who are to be engaged in the construction of utilities or street improvements on the street right-of-way to be dedicated shall be approved for such work by the City Engineer prior to commencing construction. The Common Council, at its option, may extend the bond period for additional periods not to exceed one year each.
(6)
Governmental units to which these bond and guarantee provisions apply
may, in lieu of said contract or instrument of guarantee, file a resolution
or letter from officers authorized to act in their behalf agreeing
to comply with the provisions of this section.
(7)
The subdivider shall agree in the development contract to pay all
City legal fees, City engineering fees, City administrative fees,
and street and sidewalk assessments, specifically all area charges
for sanitary sewer mains and all water main assessments, including
where the land division abuts existing streets which are not improved
with the City standard street improvements (including but not limited
to curb and gutter, local storm sewer, sidewalks and a bituminous
pavement).
C.
Waiver of special assessment notice and hearing. The subdivider shall
file with said contract, subject to the approval of the City Attorney,
a waiver of special assessment notices and hearings such that the
subdivider, his heirs and assigns (including purchasers of property
from the subdivider) waive notice and hearing for and authorize the
assessment of any and all of the required public improvements in phases
of the land division intended for future development in accordance
with § 66.0703(7)(b), Wis. Stats.
D.
Improvement guarantee. The subdivider shall include in said contract,
with approval of the City Attorney, an instrument of public improvement
guarantee by irrevocable letter of credit, certified check, cash escrow
deposit, or performance bond whereby a bonding company (with assets
exceeding $10,000,000 and authorized to do business in the State of
Wisconsin) guarantees maintenance, repair, and replacement by the
developer of said public improvements which deteriorate or fail to
meet performance or operating standards during the bond term, or any
penalties which may be incurred as a result thereof, equal to 15%
of the City Engineer's estimate of the cost of the public improvements.
If within one year after the date of final acceptance of any public
improvement by the Common Council (or such longer period of time as
may be prescribed by laws or regulations or by the terms of any special
guarantee required by the terms of said contract as may be necessary
due to the phasing of the construction of public improvements) any
work on any public improvement is found to be defective, the subdivider
shall remove it and replace it with nondefective work in accordance
with written instructions given by the City Engineer. If the subdivider
does not promptly comply with the terms of such instructions, or in
an emergency where delay would cause serious risk of loss or damage,
the City may cause the removal and replacement of said defective work
and charge all direct, indirect and consequential costs of such removal
and replacement to the performance bond or improvement guarantee instrument.
E.
Survey monumentation. Before final approval of any plat or certified
survey within the corporate limits of the City, the subdivider shall
install monuments placed in accordance with the requirements of Ch.
236, Wis. Stats., or as may be required by the City Engineer. All
survey monumentation located adjacent to street or public rights-of-way
but not located within street pavement shall be protected with steel
fence posts erected near the survey monumentation. The City Engineer
may waive the placing of monuments for a reasonable time during public
improvement construction on condition that the subdivider executes
a surety to insure the placing of such monuments within the time required.
On behalf of the City, the City Clerk-Treasurer is authorized to accept
such surety bonds and contracts for monumentation in an amount approved
by the City Engineer. Building permits shall not be issued until all
survey monumentation for the block(s) of lots in which the lot(s)
for which building permits are being applied for within the phase
of the land division under development has been installed. When the
land division includes an established one-half, one-quarter, one-quarter
- one-quarter, or other such section monument, the established monument
shall be preserved and/or fully restored by the subdivider at his
cost.
A.
Engineering reports, construction plans and specifications. As required by § 435-6, engineering reports shall be submitted simultaneously with the filing of the preliminary plat. At the final plat or certified survey stage, construction plans and specifications for the required improvements conforming in all respects with the standards of the City Engineer and the ordinances of the City shall be prepared at the subdivider's expense by a professional engineer who is registered in the State of Wisconsin, and said plans shall contain his seal. Said plans and specifications shall be accompanied by such supporting calculations and reports as required by the City Engineer to enable him to review the plans and specifications. Such plans and specifications, together with the quantities of construction items, shall be submitted to the City Engineer for his approval and for his estimate of the total cost of the required improvements; upon approval they shall become a part of the contract required. Simultaneously with the filing of the final plat or certified survey with the City Clerk-Treasurer or as soon thereafter as practicable, copies of the construction plans and specifications shall be furnished for the following public improvements:
(1)
Street plans and profiles showing existing and proposed grades, elevations
and cross sections of required improvements.
(2)
Sanitary sewer plans and profiles showing the locations, grades,
sizes, elevations and materials of required facilities.
(3)
Storm sewer and open channel plans and profiles showing the locations,
grades, sizes, cross sections, elevations and materials of required
facilities.
(4)
Water main plans and profiles showing the locations, sizes, elevations
and materials of required facilities.
(5)
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. Such plans shall comply with Chapter 200, Construction Site Erosion Control, and Chapter 364, Stormwater Management, of this Code, if applicable.
(6)
Planting plans showing the locations, age, caliper, species and time
of planting of any required grasses, vines, shrubs and trees.
(7)
Additional special plans or information as required by City officials.
B.
Action by the City Engineer. The City Engineer shall review or cause
to be reviewed the plans and specifications for conformance with the
requirements of this chapter and other pertinent City ordinances and
design standards recommended by the City Engineer and approved by
the Common Council. If the City Engineer rejects the plans and specifications,
he shall notify the owner, who shall modify the plans or specifications
or both accordingly. When the plans and specifications are corrected,
the City Engineer shall approve the plans and specifications for transmittal
to the Common Council. The Common Council shall approve the plans
and specifications before the improvements are installed and construction
commenced.
C.
Construction and inspection.
(1)
Prior to starting any of the work covered by the plans approved above,
written authorization to start the work shall be obtained from the
City Engineer upon receipt of all necessary permits and in accordance
with the construction methods of this chapter. Building permits shall
not be issued until all improvements required by this chapter are
satisfactorily completed.
(2)
During the course of construction, the City Engineer shall make such
inspections as he or the Common Council deems necessary to ensure
compliance with the plans and specifications as approved. The owner
shall pay the actual cost incurred by the City for such inspections.
This fee shall be the actual cost to the City of inspectors, engineers
and other parties necessary to ensure satisfactory work.
D.
Record plans. After completion of all public improvements and prior
to final acceptance of said improvements, the subdivider shall make
or cause to be made two copies of record plans showing the actual
as-built location of all valves, manholes, stubs, sewers and water
mains and such other facilities as the City Engineer shall require.
These plans shall be prepared on the original Mylars of the construction
plans and shall bear the signature and seal of a professional engineer
registered in Wisconsin. The presentation of the record plans shall
be a condition of final acceptance of the improvements and release
of the surety bond assuring their completion. Such plans shall be
filed with the City Clerk-Treasurer.
A.
Compliance with statutes. In laying out a subdivision, the owner
shall conform to the provisions of Ch. 236, Wis. Stats., and all applicable
code sections. In all cases where the requirements of this chapter
are different from the requirements of Ch. 236, Wis. Stats., the more
restrictive provision shall apply.
B.
Dedication. The subdivider shall dedicate land and improve streets
as provided in this chapter. Streets shall be located with due regard
for topographical conditions, natural features, existing and proposed
streets, utilities and land uses and public convenience and safety.
Streets shall conform to the Official Map of the City.
C.
Sufficient frontage. All lots shall have sufficient frontage on a
public street to allow access by emergency and service motor vehicles.
D.
Compliance with Comprehensive Plan. The arrangement, character, extent,
width, grade and location of all streets shall conform to the City's
Comprehensive Plan and to this chapter and shall be considered in
their relation to existing and planned streets, to reasonable circulation
of traffic, to topographical conditions, to runoff of stormwater,
and to public convenience and safety and in their appropriate relation
to the proposed uses of the land to be served by such streets. The
arrangement of streets in new subdivisions shall make provision for
the appropriate continuation at the same width of the existing streets
in adjoining areas.
E.
Areas not covered by Comprehensive Plan. In areas not covered by
the Comprehensive Plan, the layout of streets shall conform to the
plan for the most advantageous development of adjoining areas of the
neighborhood. Streets shall be designed and located in relation to
existing and officially planned streets, topography and natural terrain,
streams and lakes and existing tree growth, public convenience and
safety and in their appropriate relation to the proposed use of the
land to be served by such streets.
F.
Street classifications. Streets shall be classified as indicated
below.
(1)
Arterial streets. Arterial streets shall be arranged to provide through
traffic for a heavy volume of vehicles.
(2)
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 special traffic generators such as schools, churches
and shopping centers and other concentrations of population and to
the major streets into which they feed.
(3)
Minor streets. Minor 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.
(4)
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 Common Council,
such extension is not necessary or desirable for the coordination
of the layout of the subdivision or land division or for the advantageous
development of the adjacent tracts.
(5)
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 City under conditions approved by the Common
Council.
(6)
Alleys. Alleys may be provided in commercial and industrial districts
for off-street loading and service access but shall not be approved
in non-multiple-family residential districts. Dead-end alleys shall
not be approved and alleys shall not connect to a major thoroughfare.
G.
Extraterritorial streets. Streets located in the extraterritorial
plat jurisdiction of the City of Glenwood City must also comply with
the minimum town road standards of § 82.50, Wis. Stats.
H.
Continuation. Streets shall be laid out to provide for possible continuation
wherever topographic and other physical conditions permit. Provision
shall be made so that all proposed streets shall have a direct connection
with, or be continuous and in line with, existing, planned or platted
streets with which they are to connect. Dead-end streets not over
500 feet in length will be approved when necessitated by the topography.
I.
Minor streets. Minor streets shall be so laid out so as to discourage
their use by through traffic.
J.
Number of intersections. The number of intersections of minor streets
with major streets shall be reduced to the practical minimum consistent
with circulation needs and safety requirements.
K.
Frontage roads. Where a subdivision abuts or contains an existing
or proposed arterial highway, the Common Council may require a frontage
road, non-access reservation along the rear of the property contiguous
to such highway or such other treatment as may be necessary to ensure
safe, efficient traffic flow and adequate protection of residential
properties.
L.
Arterial street and highway protection. Whenever the proposed subdivision
contains or is adjacent to a major street or highway, adequate protection
of residential properties, limitation of access and separation of
through and local traffic shall be provided by reverse frontage, with
screen planting contained in a non-access reservation along the rear
property line, or by the use of frontage streets.
M.
Private streets. Private streets shall not be approved nor shall
public improvements be approved for any private street; all streets
shall be dedicated for public use.
N.
Visibility. Streets shall afford maximum visibility and safety and
shall intersect at right angles where practicable.
O.
Half streets. Where a half street if adjacent to the subdivision,
the other half street shall be dedicated by the subdivider.
P.
Intersections.
(1)
Property lines at street intersections of major thoroughfares shall
be rounded with a radius of 15 feet or of a greater radius where the
Common Council considers it necessary.
(3)
Streets shall intersect each other at as nearly right angles as topography
and other limiting factors of good design permit.
(4)
The number of streets converging at one intersection shall be reduced
to a minimum, preferably not more than two.
Q.
Alleys.
(1)
Alleys shall be provided in all commercial and industrial districts,
except that the Common Council may waive this requirement where other
definite and assured provisions are made for service access, such
as off-street loading and parking, consistent with and adequate for
the uses proposed. No alleys shall connect with a major thoroughfare.
Alleys in residential areas other than those zoned for multiple-family
use shall not be permitted. The width of alleys shall be no less than
24 feet.
(2)
Dead-end alleys are prohibited.
R.
Street names. New street names shall not duplicate the names of existing
streets, but streets that are continuations of others already in existence
and named shall bear the names of the existing streets. Street names
shall be subject to approval by the Common Council.
S.
Street design standards.
(1)
Standards. The minimum right-of-way and roadway width of all proposed streets and alleys shall be as specified in § 435-23.
(2)
Culs-de-sac. Cul-de-sac streets designed to have one end permanently
closed shall not exceed 500 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
inside curb radius of 45 feet.
(3)
Temporary dead-ends or culs-de-sac. All temporary dead-ends shall
have a maximum length of 800 feet and a temporary cul-de-sac shall
have a minimum right-of-way radius of 60 feet and a minimum inside
curb radius of 45 feet.
T.
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:
(1)
Subdivision lots. When lots within the proposed subdivision back
up on the right-of-way of an existing or proposed limited access highway
or a railroad, a planting strip at least 30 feet in depth shall be
provided adjacent to the highway or railroad in addition to the normal
lot depth. This strip shall be part of the platted lots but shall
have the following restriction lettered on the face of the plat: "This
strip reserved for the planting of trees and shrubs, the building
of structures hereon prohibited."
(2)
Commercial and industrial districts. Commercial and industrial districts
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.
(3)
Streets parallel to a limited access highway. Streets parallel to
a limited access highway or railroad right-of-way, when intersecting
a major 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.
(4)
Minor streets. Minor streets immediately adjacent and parallel to
railroad rights-of-way shall be avoided, and location of minor streets
immediately adjacent to arterial streets and highways and to railroad
rights-of-way shall be avoided in residential areas.
A.
Length; arrangement. The lengths, widths and shapes of blocks shall
be appropriate for the topography and the type of development contemplated,
but block length in residential areas shall not exceed 1,200 feet
nor have less than sufficient width to provide for two tiers of lots
of appropriate depth between street lines. As a general rule, blocks
shall not be less than 500 feet in length. A block shall be so designated
as to provide two tiers of lots, unless it adjoins a railroad, major
thoroughfare, river or park where it may have a single tier of lots.
B.
Pedestrian pathways. Pedestrian pathways, not less than 10 feet wide,
may be required by the Common Council through the center of a block
more than 900 feet long, where deemed essential to provide circulation
or access to schools, playgrounds, shopping centers, transportation
and other community facilities.
C.
Trees. The Common Council may require that certain species of trees
be planted on both sides of all streets. Street trees when planted
shall not be less than 60 feet apart with a minimum of one per lot.
They should preferably be placed six feet to 20 feet inside the property
line. The minimum size and type to be planted shall conform to the
provisions of applicable ordinances. Trees shall not be planted in
the City right-of-way.
A.
Size, shape and orientation of lots shall be appropriate for the
location or topography of the subdivision and for the type of development
contemplated, provided that no lot shall be smaller in area than the
minimum lot size for the appropriate zone as established by the Zoning
Code.
B.
Lot dimensions and setbacks shall conform to the requirements of
the Zoning Code for the appropriate district in which the property
is located.
C.
Depth and width of properties reserved or laid out for commercial
or industrial purposes shall be adequate to provide for the off-street
service and parking facilities required by the type of use and development
contemplated, as required by the Zoning Code.
D.
Residential lots fronting on major streets and highways shall be
platted with extra depth or design or alleviate the effect of major
street traffic on residential occupancy.
E.
Corner lots for residential use shall have extra width to permit
building setback from both streets, as required by the Zoning Code.
F.
Every lot shall abut or face a public street. Lots outside the corporate
limits may abut or face a private street, if permitted by the Common
Council.
G.
Side lot lines shall be substantially at right angles to or radial
to abutting street lines.
H.
In case a tract is divided into parcels or more than 1 1/2 acres
in area, such parcels shall be so arranged to permit redividing into
parcels in accordance with this chapter and with the Zoning Code.
I.
Double frontage and reversed frontage lots shall be avoided except
where necessary to provide separation of residential development from
traffic arteries or to overcome specific disadvantages of topography
and orientation.
J.
In the subdividing of any land, regard shall be shown for all natural
features, such as tree growth, watercourses, historic spots or similar
conditions which, if preserved, will add attractiveness and stability
to the proposed development.
K.
All remnants of lots below minimum size left over after subdividing
of a larger tract must be added to adjacent lots or a plan shown as
to future use rather than allowed to remain as unusable parcels.
L.
In the case where a proposed plat is adjacent to a limited access
highway, other major highway or thoroughfare, there shall be no direct
vehicular access from individual lots to such streets and roads. In
the platting of small tracts of land fronting on limited access highways
or thoroughfares where there is no other alternative, a temporary
entrance may be granted; as neighboring land becomes subdivided and
more preferable access arrangements become possible, such temporary
access permits shall become void.
A.
Drainage system required. A drainage system shall be designed and
constructed by the subdivider to provide for the proper drainage of
the surface water of the subdivision and the drainage area of which
it is a part. A final plat shall not be approved until the subdivider
shall submit plans, profiles and specifications as specified in this
section, which have been prepared by a registered professional engineer
and approved by the City Engineer.
B.
Drainage system plans.
(1)
The subdivider shall submit to the City a report on the ability of
existing watercourse channels, storm sewers, culverts and other improvements
pertaining to drainage or flood control within the subdivision to
handle the additional runoff which would be generated by the development
of the land within the subdivision. Additional information shall be
submitted to adequately indicate that provision has been made for
disposal of surface water without any damage to the developed or undeveloped
land downstream or below the proposed subdivision. The report shall
also include:
(2)
A grading plan for the streets, blocks and lots shall be submitted
by the subdivider for the area within the subdivision.
(3)
The design criteria for storm drainage systems shall be based upon
information provided by the City Engineer.
(4)
Material and construction specifications for all drainage projects
(i.e., pipe, culverts, seed, sod, etc.) shall be in compliance with
specifications provided by the City Engineer.
C.
Grading. The subdivider shall grade each subdivision in order to
establish street, block and lot grades in proper relation to each
other and to topography as follows:
(1)
The subdivider shall grade the full width of the right-of-way of
all proposed streets in accordance with the approved plans.
(2)
Block grading shall be completed by one or more of the following
methods:
(a)
A ridge may be constructed along the rear lot lines which provides
for drainage onto the streets.
(b)
Parts of all lots may be graded to provide for drainage to the
street or to a ditch along the rear lot line.
(c)
Draining across rear or side lot lines may be permitted provided
that drainage onto adjoining properties is skillfully controlled.
D.
Drainage system requirements. The subdivider shall install all the storm drainage facilities indicated on the plans required in Subsection A of this section.
(1)
Street drainage. All streets shall be provided with an adequate storm
drainage system. The street storm system shall serve as the primary
drainage system and shall be designed to carry street, adjacent land
and building stormwater drainage. No stormwater shall be permitted
to be run into the sanitary sewer system within the proposed subdivision.
(2)
Off-street drainage. The design of the off-street drainage systems
shall include the watershed affecting the subdivision and shall be
extended to a watercourse or ditch adequate to receive the storm drainage.
When the drainage system is outside of the street right-of-way, the
subdivider shall make provisions for dedicating an easement to the
City to provide for the future maintenance of said system. Easements
shall be a minimum of 20 feet, but the City may require larger easements
if more area is needed due to topography, size of watercourse, etc.
E.
Protection of drainage systems. The subdivider shall adequately protect
all ditches to the satisfaction of the Common Council and City Engineer.
Ditches and open channels shall be seeded, sodded or paved depending
upon grades and soil types. (Generally ditches or channels with grades
up to 1% shall be seeded, those with grades up to 4% shall be sodded
and those with grades over 4% shall be paved.)
F.
Water supply system design standards. There shall be provided a water
supply system in conformity with the master plan of the water system
as approved by the Common Council. The subdivider shall construct
water mains in such a manner as to make adequate water service available
to each lot within the subdivision. If municipal water service is
not available, the subdivider shall make provision for adequate private
water systems as specified in applicable ordinances. The City may
require the installation of water laterals to the street lot line.
The size, type and installation of all public water mains proposed
to be constructed shall be in accordance with plans and standard specifications
approved by the City.
A.
Design capacity. All improvements shall be installed to satisfy the
service requirements for the service or drainage area in which the
subdivision is located and the improvements shall be of sufficient
capacity to handle the expected development of the overall service
or drainage area involved.
B.
Extra-size improvements. Where improvements in excess of the size
needed to serve just the proposed subdivision are required, the subdivider
shall pay for the total cost of improvements he is required to install
to serve his subdivision. The additional costs which result from the
extra-size improvement shall be paid for by the City. Thus, when conditions
within the whole drainage area will require an eighteen-inch sanitary
sewer, for example, and a twelve-inch sewer will adequately serve
the subdivision involved, the subdivider shall construct the eighteen-inch
utility and bill the City for the difference in material costs between
a twelve-inch and eighteen-inch sewer pipe.
C.
Off-site extensions. When streets or utilities are not available
at the boundary of the proposed subdivision, the City, or its duly
authorized representative, shall require, as a prerequisite to approval
of a final plat, assurances that such improvement extensions shall
be provided as follows:
(1)
Extensions of utilities onto the property involved shall be adequate
to serve the total development requirements of the service or drainage
area. Utilities leaving the property shall be constructed in such
a manner as to make their extension practical for servicing the adjacent
areas of the service or drainage area.
(2)
If the City, or its duly authorized representative, finds that extensions
across undeveloped areas would not be warranted as a special assessment
to the intervening properties or as a governmental expense until some
future time, the developer shall be required, if he wishes to proceed
with the development, to obtain necessary easements or rights-of-way
and construct and pay for such extensions. Such improvements shall
be available for connections by subdividers of adjoining land, and
the subdivider may contract with adjacent property owners and/or subdividers
of adjacent land for reimbursement of the oversize and/or off-site
improvements constructed.
D.
Where sanitary sewer lift stations and force mains are required to
lift sewage to the gravity system, the subdivider shall have plans,
profiles and specifications prepared for the installation of such
facilities. The installation, inspection, supervision and engineering
fees for lift stations and/or force mains shall be paid for by the
subdivider unless determined and agreed upon by the Common Council.
A.
General.
(1)
If a proposed subdivision includes land that is zoned for commercial
or industrial purposes, the layout of the subdivision with respect
to such land shall make such provisions as the City may require.
(2)
A nonresidential subdivision shall also be subject to all the requirements
of site plan approval set forth in the Zoning Code.[1] A nonresidential subdivision shall be subject to all the
requirements of these regulations, as well as such additional standards
established by the Comprehensive Plan, Official Map and Zoning Code.
B.
Standards. In addition to the principles and standards in these regulations,
which are appropriate to the planning of all subdivisions, the applicant
shall demonstrate to the satisfaction of the City that the street,
parcel and block pattern proposed is specifically adapted to the uses
anticipated and takes into account other uses in the vicinity. The
following principles and standards shall be observed:
(1)
Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
(2)
Street rights-of-way and pavement shall be adequate to accommodate
the type and volume of traffic anticipated to be generated thereupon.
(3)
Special requirements may be imposed by the City with respect to street,
curb, gutter and sidewalk design and construction.
(4)
Special requirements may be imposed by the City with respect to the
installation of public utilities, including water, sewer and stormwater
drainage.
(5)
Every effort shall be made to protect adjacent residential areas
from potential nuisance from a proposed commercial or industrial subdivision,
including the provision of extra depth in parcels backing up on existing
or potential residential development and provisions for permanently
landscaped buffer strips when necessary.
(6)
Streets carrying nonresidential traffic, especially truck traffic,
shall not normally be extended to the boundaries of adjacent existing
or potential residential areas.
A.
General requirements. Required improvements shall be installed in
accordance with the standards of this chapter and any additional engineering
standards and specifications which are on file with the City Clerk-Treasurer.
Where standards and specifications have not been adopted, the improvements
shall be made in accordance with good engineering practices.
B.
Procedure; construction plans and specifications. Construction plans
for the required improvements conforming in all respects with the
standards of the Common Council or its designee and the ordinances
of the City shall be prepared at the subdivider's expense by
a professional engineer who is registered in the State of Wisconsin,
and said plans shall contain his seal. Such plans, together with the
quantities of construction items, shall be submitted to the City Engineer
for his approval and for his estimate of the total cost of the required
improvements; upon approval they shall become a part of the contract
required. Simultaneously with the filing of the preliminary plat the
construction plans and specifications shall be furnished for the public
improvements.
C.
Other utilities. The subdivider shall cause gas, electrical power
and telephone facilities to be installed in such a manner as to make
adequate service available to each lot in the subdivision. No such
electrical or telephone service shall be located on overhead poles
along the front lot lines unless otherwise allowed due to exceptional
topography or other physical barrier. 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 Common Council and such shall be filed with the City Clerk-Treasurer.
D.
Streetlamps. The subdivider shall install streetlamps along all streets
proposed to be dedicated of a design compatible with the neighborhood
and type of development proposed. Such lamps shall be placed at each
street intersection and at such interior block spacing as may be required
by the Common Council.
E.
Street signs. The subdivider shall install at the intersections of
all streets proposed to be dedicated a street sign of a design specified
by the City.
F.
Material standards. All improvements constructed under this chapter
shall be of the standards established by the City Engineer.
G.
Improvements completed prior to approval of final plat. Improvements
within a subdivision which have been completed prior to application
for approval of the final plat or execution of the contract for installation
of the required improvements shall be accepted as equivalent improvements
in compliance with the requirements only if the City Engineer shall
certify that he is satisfied that the existing improvements conform
to applicable standards.
A.
Utility easements. The Common Council, on the recommendation of appropriate
agencies of the City, shall require utility easements for poles, wires,
conduits, storm and sanitary sewers, gas, water and head mains or
other utility lines. It is the intent of this chapter to protect all
established easements so as to assure proper grade, assure maintenance
of the established grade, prohibit construction of permanent fences
or retaining walls over underground installation and prevent the planting
of trees in the easement area.
C.
Easement locations. Such easements shall be at least 15 feet wide
and may run across lots or alongside of rear lot lines. Such easements
should preferably be located along rear lot lines. Evidence shall
be furnished the Common Council that easements and any easement provisions
to be incorporated in the plat or in deeds have been reviewed by the
individual utility companies or the organization responsible for furnishing
the services involved.
