City of St. Francis, WI
Milwaukee County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
[HISTORY: Adopted by the Common Council of the City of St. Francis as Ch. 18 of the 1981 Code. Amendments noted where applicable.]
GENERAL REFERENCES
Planning Commission — See Ch. 17.
Building construction — See Ch. 198.
Construction site erosion control — See Ch. 212.
Filling — See Ch. 240.
Sewers and water — See Ch. 374.
Signs — See Ch. 380.
Stormwater management — See Ch. 393.
Streets and sidewalks — See Ch. 397.
Zoning — See Ch. 455.
This chapter is created pursuant to § 236.45, Wis. Stats, to promote the public health, safety, convenience and general welfare. The regulations are designed to lessen congestion in the streets; to foster the orderly layout and use of land; to ensure safety from fire, panic and other dangers; to provide optimum light and air; to discourage overcrowding of the land; to lessen concentration of population; to facilitate adequate provision for transportation, public water and sewerage, schools, parks, playgrounds and other public necessities; and to facilitate the further division of large tracts of land into smaller parcels. The regulations are made with reasonable consideration, but not limited to, the present character of the City and its environs, with the objectives of conserving the value of the land and improvements placed thereon, providing the most appropriate environment for human habitation, encouraging commerce and industry and providing for the most appropriate use of land in the City.
As used in this chapter, certain words and phrases shall be defined as follows:
BUTT LOT
A lot the rear line of which abuts the side lot line of another lot or lots in the same block but not separated by an open space.
CERTIFIED SURVEY MAP
A map intending to create not more than four parcels of land as provided in § 236.34, Wis. Stats. Certified survey maps shall, in addition to the provisions of § 236.34, Wis. Stats., bear a certificate of approval of the Council, certified by the City Clerk.
DIVISION OF LAND
Any splitting up of a recorded tract of land, except as provided in § 402-3D of this chapter. Any such division shall not be considered effective until such subdivision or certified survey map is actually recorded with the Milwaukee County Register of Deeds.
FINAL PLAT
A map of subdivision with all necessary text, certificates and affidavits to qualify it for recording in the office of the Register of Deeds.
LOT WIDTH
The width of a lot measured at the setback line.
OWNER
Includes the plural as well as the singular and may mean either a natural person, firm, association, partnership, private corporation, public or quasi-public corporation or combination of these.
PLANNING COMMISSION
The City Planning Commission established in conformity with § 62.23, Wis. Stats.
PRELIMINARY PLAT
A map or sketch of a proposed subdivision or division of land.
STREET
A public thoroughfare providing primary access to abutting property.
A. 
One designed for fast or dense and heavy traffic.
B. 
One which carries traffic from minor streets to the system of major streets, including the principal entrance streets of a residential development, and provides for circulation within such development.
C. 
One which is used primarily for access to abutting properties.
D. 
One which is parallel and adjacent to major streets and which provides access to abutting properties and protection from traffic on the major street.
E. 
A public thoroughfare which provides secondary access to abutting properties.
F. 
A public thoroughfare, usually running at right angles to streets, which is intended for the convenience of pedestrians only; it may also provide public right-of-way for utilities.
G. 
The area of land set aside or over or through which a liberty, privilege or advantage in land, distinct from ownership of the land, is granted to the public or some particular person or part of the public.
SUBDIVISION
As defined in § 236.02(12), Wis. Stats.
TENTATIVE APPROVAL
An approval with or without recommended alterations given to the preliminary plat by the Planning Commission. It shall constitute the necessary authority to proceed with the preparation and presentation of the final plat or certified survey map for the consideration of the Council.
A. 
No land within the City shall, after October 20, 1964, be divided by a subdivision plat or certified survey map, nor may such document be entitled to be recorded in the office of the Register of Deeds, nor may any street be laid out, nor may any improvements be made to the land, until the provisions of this chapter and Ch. 236, Wis. Stats., are met and the plat or certified survey map and the plan or plans of the subdivision shall have been approved by the Planning Commission and the Council and certified by the City Clerk.
B. 
All divisions of land, except subdivisions as defined in § 236.02(12), Wis. Stats., shall be surveyed and a certified survey map prepared as provided in § 236.34, Wis. Stats.
C. 
No building permit shall be issued by the City authorizing the building on or improvement of any parcel of land not on record as of October 20, 1964, until the provisions and requirements of this chapter have been met.
D. 
The provisions of this chapter shall not apply to:
(1) 
Transfer of interest in land by will or pursuant to court order.
(2) 
Leases for a term of not exceeding 10 years, mortgages or easements.
(3) 
Sale or exchange of parcels of land between owners of adjoining property, if additional lots are not thereby created and if the resulting lots are not reduced below the minimum sizes required by Ch. 236, Wis. Stats., or any other ordinance of the City.
(4) 
Land owned by the City of St. Francis.
Any owner of land or his agent who wishes to divide such land shall comply with the general principles of design and minimum layout requirements as set forth in § 402-7, and the procedure shall be as follows:
A. 
Preapplication conference. The owner of the land or his agent, which is located with the corporate limits of the City, shall first submit to the Planning Commission or its representative such information as may be required by the Planning Commission to describe or outline the existing conditions of the site and the proposed development thereof.
B. 
Preliminary plat or certified survey map.
(1) 
To be filed. Before submitting the final plat (or certified survey map) for approval, the subdivider shall prepare a preliminary plat or map which shall conform to the provisions set forth in §§ 402-7 and 402-8 of this chapter and shall file with the City Clerk an application in writing for the tentative approval of the plat or map, accompanied by such copies as required by the City Clerk to comply with Ch. 236, Wis. Stats.
(2) 
Conformity. The preliminary plat or map shall be checked and reviewed as to its conformity with the Official Map and the principal standards and requirements set forth in this chapter, and copies of plats shall be referred for review and recommendations to the Department of Administration as required by § 236.12, Wis. Stats.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(3) 
Approval or rejection by Planning Commission. After review of the preliminary plat or map and conferences with the owner on any changes deemed advisable and the kind and extent of public improvements which shall be required, the Planning Commission shall, within 60 days of submission, approve, conditionally approve or reject the plat or map. If the Planning Commission rejects the plat or map, it shall return it to the owner. If it approves or conditionally approves the plat or map, it shall notify the Council.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(4) 
Council approval. If the Planning Commission approves the preliminary plat, the Council shall, within 90 days of the date the plat was filed with the City Clerk, approve conditionally or reject such plat and shall state in writing any conditions of approval or reasons for rejection, unless the time is extended by agreement by the subdivider. Failure of the Council to act within 90 days or extension thereof shall constitute approval of the preliminary plat. The Clerk shall communicate to the owner the action of the Council. If the plat or map is approved, the Clerk shall endorse it for the Council.
(5) 
Upon filing the preliminary plat or map with the City, the owner shall pay a fee as provided by the current fee schedule on file with the City Clerk.
[Amended 12-7-2004 by Ord. No. 1179; 1-18-2005 by Ord. No. 1180]
(6) 
Such preliminary map shall not be construed as a submission under § 236.34(1)(f), Wis. Stats. A letter of preliminary approval must be obtained from the City Engineer prior to formal submission.
C. 
Public improvements, plans and specifications. The owner shall file with the City Clerk four complete sets of preliminary plans and specifications for the construction of any public improvements required by § 402-8 at the same time the preliminary plat or map is filed.
D. 
Final plat or certified survey map.
(1) 
The owner shall file with the City Clerk four copies of the final plans and specifications for public improvements required under § 402-8 at the same time the final plat is filed. If the plat has not been certified by the state agencies under § 236.12(6), Wis. Stats., then copies as required by § 236.12(2), Wis. Stats., shall also be provided.
(2) 
The City Clerk shall forward the plat or map and plans and specifications of public improvements to the Planning Commission. He shall forward copies of the plat to the Supervisor of Plat Review in the Department of Administration as provided by § 236.12(2), Wis. Stats.[3]
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(3) 
The Planning Commission shall refer the final plat or map and final plans and specifications for public improvements to the City Engineer for review.
(4) 
The City Engineer shall examine the plat or map and final plans and specifications of public improvements for technical details and if he finds them satisfactory shall so certify in writing to the Planning Commission.
(5) 
If the plat or map and the plans and specifications are not satisfactory, the City Engineer shall return them to the owner and so advise the Planning Commission.
(6) 
If the plat or map and the plans and specifications of public improvements are satisfactory to the Planning Commission, it shall so certify in writing to the Council; if they are not satisfactory to the Commission, they shall be rejected in writing and returned to the owner.
(7) 
When the Council receives the approved plat or map and plans and specifications from the Planning Commission, it shall signify its action by motion or resolution; if rejected, the Clerk shall so notify the owner in writing; if approved, the Clerk shall endorse the plat or map as required by Ch. 236, Wis. Stats, and return it to the owner for recording.
(8) 
The approval of the final plat or map by the Council shall constitute acceptance of the dedication of any public street, open space or other public areas shown thereon.
(9) 
The City Clerk shall refuse to accept any such final plat or certified survey map unless there is a letter of preliminary approval from the City Engineer and there is submitted a fee as provided by the current fee schedule on file with the City Clerk.
(10) 
If the final plat conforms substantially to the layout shown in the preliminary plat as approved, including any conditions of such approval, it shall be approved by the Council. If the final plat is not submitted within 24 months of the last required approval of the preliminary plat, any approving authority may refuse to approve the final plat. If recommended by the Planning Commission and if permitted by the Council, the final plat may constitute only that portion of the approved preliminary plat which the subdivider proposes to record at that time.[4]
[4]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
Upon notification by the City Clerk that the preliminary plat or certified survey map has been approved by the Council, the required public improvements shall be constructed and installed by the City or by contracts let by the City with contractors. The owner, prior to the letting of any contracts, shall post with the City cash, negotiable securities or a surety bond running to the City, in value sufficient to cover the full estimated cost as certified by the City Engineer, to assure the satisfactory installation of such improvements as outlined in § 402-8 of this chapter and contained in the plans and specifications. The surety bond shall be approved by the Mayor and Council.
A. 
A preliminary plat or certified survey map shall be a legible print made from a drawing that shows correctly the following:
(1) 
Date, scale and North point.
(2) 
Proposed name of the subdivision, if a plat.
(3) 
Name and post office address of the owner or his agent.
(4) 
Small drawing showing the location of the land to be divided.
(5) 
Location and names of adjoining subdivisions and the owners of undivided lands.
(6) 
Present zoning of land to be divided and adjoining lands.
(7) 
Location, width and names of all existing and platted streets, alleys or other public ways and easements, railroad and public utility rights-of-way, parks, cemeteries, watercourses, drainage ditches, permanent buildings, bridges and other pertinent data, as required by the Planning Commission, within 300 feet of the proposed division of land or of property owned or controlled by the owner.
(8) 
Water elevations of adjoining lakes or streams at the date of survey and the approximate high and low water levels thereof. All elevations shall be referred to City datum.
(9) 
Layout, width and approximate grades of all streets and rights-of-way, such as alleys, highways, easements for sewers, water mains and other public utilities.
(10) 
Direction and distance to nearest water mains and sewer mains.
(11) 
Approximate dimension and area of all lots and parcels.
(12) 
Proposed building setback lines, if different from that required by Chapter 455, Zoning, of this Code.
(13) 
Contour lines at an interval of not more that two feet with reference to City datum.
B. 
Construction plans. As required by §§ 402-7 and 402-8, the owner shall furnish with the preliminary plat or map necessary construction plans of public improvements. If the owner chooses, he may obtain approval of a preliminary plat as to layout only. If only a portion of the preliminary plat is to be improved and submitted for final approval, construction plans and specifications need to be prepared for only such portion. However, the design of public improvements shall be based on the needs of the whole area and such additional area as necessary in the judgment of the Planning Commission.
C. 
Final plat. A final plat of a subdivision shall comply with the requirements of Ch. 236, Wis. Stats.
D. 
Final certified survey map. A final certified survey map of a division of land not requiring a plat shall comply in all respects with the requirements of § 236.34, Wis. Stats.
A. 
General. In laying out a subdivision, the owner shall conform to the provisions of Ch. 236, Wis. Stats., and all applicable ordinances of the City. In cases where the requirements differ, the more restrictive provision shall apply.
B. 
Public parks and sites for other public areas.
(1) 
Suitable sites for public areas, such as but not limited to parks, recreational areas, parkways, public building areas or other public uses, but excluding schools, shall be provided in one or more of the following manners:
(a) 
Dedication of 5% of the total area of the subdivision.
(b) 
Transfer of ownership by deed to the City of the areas of land equivalent to the requirements of Subsection B(1)(a) above.
(2) 
When public parks and sites for other public areas as shown on the Official Map lie within the area proposed for development and are greater in area than required by Subsection B(1)(a) above, the owner shall reserve for acquisition by the City, through agreement, purchase or condemnation, the remaining greater public area for a period of one year.
C. 
Streets.
(1) 
General.
(a) 
Streets shall be provided for convenient access to all parcels of land to be created by the subdivision. All streets shall be dedicated to the public.
(b) 
The layout of streets shall conform to the Official Map.
(c) 
In areas not covered by the Official Map, the layout of streets shall conform to the plan for the most advantageous development of adjoining areas of the neighborhood. The streets shall be designed and located in relation to existing and officially planned streets, topography and natural terrain, streams and lakes, existing tree growth, public convenience and safety and in their appropriate relation to the proposed use of the land to be served by such interests.
(2) 
Street classification.
(a) 
Major streets. Streets which have the greatest importance to the development of the City and which are shown on the Official Map to have a width or right-of-way of not less than 100 feet.
(b) 
Collector streets. Streets of somewhat less importance than major streets and which are shown on the Official Map to have a right-of-way width of not less than 80 feet.
(c) 
Minor streets. Streets designed primarily for access to abutting property and having a right-of-way of not less than 60 feet.
(3) 
Connection with existing streets. 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.
(4) 
Extension to boundary lines. 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 Planning Commission, such extension is not necessary or desirable for the coordination of the layout of the subdivision with existing layout or the most advantageous future development of adjacent tracts. Dead-end streets not over 500 feet in length shall be approved when necessitated by the topography.
(5) 
Grades. The grade of major and collector streets shall not exceed 6% unless necessitated by exceptional topography and approved by the Planning Commission. Grades of minor streets shall not exceed 10%. The minimum grade of all streets shall be 0.5%.
(6) 
Horizontal curves. A minimum sight distance with clear visibility, measured along the center line, shall be provided of at least 500 feet on major streets, 200 feet on collector streets, and 120 feet on all other streets.
(7) 
Vertical curves. All changes in street grades shall be connected by vertical curves of a minimum length equivalent to 30 times the algebraic difference in the rate of grade for major streets and 20 times this algebraic difference for all other streets.
(8) 
Tangents. A tangent of at least 100 feet long shall be introduced between reverse curves on major and collector streets.
(9) 
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.
(10) 
Reserve strips. Reserve strips controlling access to streets shall be encouraged where their control is definitely placed in the City under conditions approved by the Planning Commission.
(11) 
Half streets. Where a half street is adjacent to the subdivision, the other half street shall be dedicated by the subdivider.
(12) 
Intersections.
(a) 
Property lines at street intersections of major streets shall be rounded with a radius of 30 feet or greater radius where the Planning Commission considers it necessary.
(b) 
Street jogs with center-line offsets of less than 125 feet shall be avoided. Where streets intersect major streets, their alignment shall be continuous.
(13) 
Alleys.
(a) 
Alleys shall be provided in all commercial and industrial districts; however, the Planning Commission 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.
(b) 
The width of alleys shall not be less than 20 feet.
(c) 
Dead-end alleys are prohibited.
D. 
Block and lot layout.
(1) 
General. The length, width, and shape of blocks shall be such as are appropriate to the locality and the type of development contemplated, but block length in residential areas shall not exceed 1,500 feet nor have less than sufficient width to provide for two tiers of appropriate depth between street lines. As a general rule, blocks shall not be less than 600 feet in length.
(2) 
Crosswalks. Pedestrian crosswalks not less than 10 feet wide may be required by the Planning Commission 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.
(3) 
General considerations.
(a) 
The size, shape, and orientation of lots shall be appropriate for the location of the subdivision and for the type of development contemplated, provided that no residential lot shall be less than 6,000 square feet in area.
(b) 
Lot dimensions shall conform to the requirements of Chapter 455, Zoning, but in no case shall a lot have a frontage of less than 50 feet at the building line and a depth of less than 100 feet.
(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 Chapter 455, Zoning.
(d) 
Residential lots, fronting on major streets and highways, shall be platted with extra depth or designed to alleviate the effect of major street traffic on residential occupancy.
(4) 
Corner lots. Corner lots for residential use shall have extra width to permit full building setback from both streets, as required by Chapter 455, Zoning.
(5) 
Lot to abut street. Every lot shall abut or face a public street.
(6) 
Butt lots. Butt lots shall be permitted by the Planning Commission only in exceptional cases.
(7) 
Side lot lines. Side lot lines shall be substantially at right angles to or radial to abutting street lines.
(8) 
Dividing tracts. In case a tract is divided into parcels of 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 Chapter 455, Zoning.
(9) 
Double and reversed frontage lots. 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.
E. 
Easements.
(1) 
Utility easements shall be provided at the rear of all residential lots and along the side lot lines where required. Such utility easements shall be at least 12 feet wide and normally centered upon the rear or side lot line. Evidence shall be furnished to the Planning Commission 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.
(2) 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream:
(a) 
There shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse and such further width or construction or both as shall be adequate for the purpose and as may be necessary to comply with this section; or
(b) 
The watercourse, drainageway, channel or stream may be relocated so that the maintenance of adequate drainage shall be assured and the same provided with a stormwater easement or drainage right-of-way conforming to the lines of the relocated watercourse and such further width or construction or both as shall be adequate for the purpose and may be necessary to comply with this section.
(3) 
Whenever 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. Such watercourse shall be of a minimum width established at the high-water mark or, in absence of such specification, not less than 30 feet.
A. 
Improvements completed. All improvements required by this chapter shall be constructed in accordance with its provisions prior to filing the final plat with the City Clerk for approval by the Council. In lieu of construction of the public improvements, the owner may furnish a surety bond as provided in § 402-5.
B. 
Guarantee of material and workmanship. The owner shall provide a surety bond running to the City for one year after completion of construction in the amount of 20% of the cost of the improvements to guarantee workmanship and materials of construction and to save the City harmless from the cost to repair or replace the improvements.
C. 
Procedure.
(1) 
Copies to be furnished. Simultaneously with the filing of the preliminary plat with the City Clerk or as soon thereafter as practicable, four copies of the construction plans and specifications shall be furnished for the following public improvements:
(a) 
Street grading and surfacing.
(b) 
Sanitary sewerage.
(c) 
Water mains and laterals.
(d) 
Curb, gutters and sidewalk.
(e) 
Surface drainage.
(2) 
Action by City Engineer. The City Engineer shall review or cause to be reviewed the plans and specifications for conformance with the requirements of this chapter. If he rejects the plans and specifications, he shall notify the owner, who shall modify the plans and specifications accordingly. When the plans and specifications are corrected, the City Engineer shall approve them in writing and so notify the Planning Commission so that it may approve the plans and specifications for transmittal to the Council. The Council shall approve the plans and specifications before the improvements are installed.
(3) 
Construction and inspection.
(a) 
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 Subsection F.
(b) 
Construction of all improvements required by this chapter shall be completed within two years from the date of the approval of the final plat by the Planning Commission, unless good cause can be shown for granting an extension of time by the Mayor and Council.
(c) 
During the course of construction, the City Engineer shall make such inspections as he deems necessary to ensure compliance with the plans and specifications as approved. The subdivider 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.
(4) 
As-built plans. After completion of all public improvements and prior to final acceptance of the improvements, the subdivider shall make or cause to be made a map showing the actual location of all valves, manholes, stubs, sewer and water mains and such other facilities as the City Engineer shall require. This map shall be in black ink on tracing cloth and shall bear the signature and seal of a professional engineer registered in Wisconsin. The presentation of the map shall be a condition of final acceptance of the improvements and release of the surety bond assuring their completion.
D. 
Design standards.
(1) 
Streets.
(a) 
Major streets shall have a right-of-way width, established on the Official Map, of not less than 100 feet. In lieu of building pavements to standards required for this class of street, the owner shall pay the City a sum of money equal to the cost of improving the street to standards established in Subsection D(1)(c). The pavement shall consist of a nine-inch portland cement concrete pavement.
(b) 
Collector streets shall have a right-of-way width as established on the Official Map of not less than 80 feet. In lieu of building pavements to standards required for this class of street, the owner shall pay to the City a sum of money equal to the cost of improving the street to standards established in Subsection D(1)(c) for minor streets. The pavement shall consist of a nine-inch portland cement concrete pavement.
(c) 
Minor streets shall have a right-of-way width of not less than 60 feet, except for short dead-end streets which may be 50 feet wide. They shall be provided with one thirty-six-foot-wide pavement. The pavement shall consist of seven-inch portland cement concrete pavement or an eight-inch waterbound macadam base with a two-course plant mix bituminous concrete surfacing or a six-inch soil cement base with a two-course plant mix bituminous concrete surfacing. The bituminous surfacing shall consist of an asphaltic concrete binder course 1 1/2 inches thick and an asphaltic concrete wearing surface 1 1/2 inches thick.
(d) 
Turnarounds. The end of dead-end streets shall be paved as provided for minor streets with an outside diameter of the turnaround of 90 feet and be connected by smooth curves to the pavement of the main portion of the street.
(2) 
Alleys. Alleys shall be provided with a pavement not less than 20 feet in width. The pavement shall consist of a seven-inch portland cement concrete pavement.
(3) 
Curb and gutter. All major, collector and minor streets shall be provided with curb and gutter in accordance with the standard specifications of the City.
(4) 
Sanitary sewerage system. A sanitary sewerage system shall be provided, including laterals that meet the specifications of the Metropolitan Sewerage Commission and also meet the system plan for sanitary sewer extensions of the City. The cost of providing and installing sewer pipe of sizes larger than required to serve the owner's property shall be borne by the City as agreed upon between the landowner and the Council prior to approval of the final plat or certified survey map.
(5) 
Water supply system. A water supply system shall be provided, including all pipe fittings, hydrants, laterals, etc. Water mains shall be a minimum of six inches in diameter. The cost of providing and installing mains of larger than six inches in diameter, if deemed necessary, shall be borne by the City as agreed upon prior to the approval of the final plat or certified survey map. All mains shall be installed subject to the approval of the City and Milwaukee Water Works.
(6) 
Sidewalks. Sidewalks shall be provided to serve the following areas:
(a) 
Commercial property shall be provided with concrete sidewalks at least eight feet wide and five inches thick.
(b) 
Major and collector streets shall be provided with a concrete sidewalk along each side of the street four feet wide and five inches thick.
(7) 
Surface drainage. There shall be provided proper drainage for all surface water from the area shown on the plat by means of a storm sewer system. This includes open ditches, layout, collectors, pipe sizes, laterals and materials and discharge arrangement as approved by the City Engineer.
E. 
Final construction plans. Final construction plans shall be legible prints of a size acceptable to the City Engineer and shall include the following:
(1) 
Map of plat or subdivision of land, including title of plat or map.
(2) 
Layout of streets.
(3) 
Layout of sanitary sewers.
(4) 
Layout of water supply system.
(5) 
Plans and profiles of streets and sewers at a scale of not more than 40 feet per inch horizontal and four feet per inch vertical.
(6) 
All necessary details.
F. 
Material standards. All improvements constructed under this chapter shall be of the standards, where applicable, established by the State Highway Commission's Standard Specifications for Roads and Bridges. Where the Highway Commission's specifications do not apply, the standards shall be as approved by the City Engineer.
In exceptional cases, where topography or other physical conditions would cause unnecessary hardship to the owner and not provide the City substantial benefit, the Planning Commission may recommend to the Council special provisions to relieve such hardship. Any exception needed shall be requested in writing by the owner; if recommended by the Planning Commission, it shall be so endorsed by the Secretary and transmitted to the Council. The Council, if it approves, shall do so by motion or resolution and instruct the City Clerk to notify the Planning Commission and the owner.
Any person who shall violate any provision of this chapter or any order, rule or regulation made hereunder shall be subject to a penalty as provided in § 1-4 of this Code.