A.
Compliance with statutes. In laying out a subdivision,
the owner shall conform to the provisions of Chapter 236, Wis. Stats.,
and all applicable Village regulations. In all cases where the requirements
of this chapter are different from the requirements of Chapter 236,
the more restrictive provision shall apply.
B.
Dedication. The subdivider shall dedicate land and improve streets as provided in this chapter and § 265-24. 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 Official Maps adopted by the Village Board. The subdivision, certified survey parcel or land division shall be so designed as to provide each lot with satisfactory access to a public street or road.
C.
Compliance with Comprehensive Plan and ordinances.
(1)
The arrangement, character, features, and layout of
land divisions in the Village of New Glarus shall be designed to comply
with the standards of this chapter, the Comprehensive Plan, the Official
Map, and/or any comprehensive utility plans or other planning documents
which may pertain to the standards of design for land divisions and
which have been adopted by the Village Board. Where no such planning
documents have been adopted, subdivisions shall be designed according
to engineering and planning standards approved by the Village Engineer
and applied so as to relate properly the proposed development with
adjacent development, the topography, natural features, public safety
and convenience, and the most advantageous development of undeveloped
adjacent lands. In the absence of a street being shown on the Official
Map, streets shall be provided in locations determined necessary by
the Village Engineer and to the right-of-way widths required in this
article for the classification of street required.
(2)
The arrangement, character, extent, width, grade,
and location of all streets shall conform to Village Master Plans,
the Official Map, and to this chapter and other Village planning documents
and shall be considered in their relation to existing and planned
streets, reasonable circulation of traffic, topographical conditions,
runoff of stormwater, and public convenience and safety and in their
appropriate relation to the proposed uses of the land to be served
by such streets.
(3)
The arrangement of streets in new subdivisions shall
make provision for the appropriate continuation at the same or greater
width of the existing streets in adjoining areas.
D.
Areas not covered by Official Map or plan. In areas
not covered by an Official Map or a Village 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, and public convenience and safety and in their appropriate
relation to the proposed use of the land to be served by such streets.
E.
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 Village Board, 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.
F.
Street classifications. Streets shall be required
and classified by the Village Engineer in accordance with the Village's
Comprehensive Plan and, where not identified in said plan, in accordance
with sound engineering standards, into the classifications indicated
below:
(1)
Arterial streets. Arterial streets shall be arranged
to provide through traffic for a heavy volume of vehicles. Arterial
streets shall have a right-of-way width of not less than 100 feet
for a median-divided roadway nor less than 66 feet for a single roadway,
with a roadway width of 36 feet.
(2)
Collector streets. Collector streets shall be arranged
so as to provide ready collection of traffic from individual 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. Collector
streets have a right-of-way width of not less than 66 feet, with a
roadway width of 36 feet.
(3)
Local/minor streets. Local 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. Local streets have a right-of-way
width of not less than 60 feet, with a roadway width of 32 feet.
(4)
Alleys. Alleys shall be located at rear property lines,
shall discourage through traffic, shall serve fewer than 50 vehicles
per day, and shall be intended to provide access to off-street loading
and service areas and not primary access to parcels.
G.
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 Village under conditions approved
by the Village Board.
H.
Extraterritorial streets. Streets located in the extraterritorial
plat jurisdiction of the Village shall provide for the dedication
of the minimum widths of right-of-way in accordance with the standards
of this chapter.
I.
Dead-end or cul-de-sac streets.
(1)
Dead ends. Temporary dead-end streets shall not be
over 1,000 feet in total length, shall provide for an eventual intersection
spacing meeting the requirements of this chapter and shall provide
for temporary culs-de-sac or turnarounds as approved by the Village
Engineer.
(2)
Cul-de-sac streets. Cul-de-sac streets designed to
have one end permanently closed shall not exceed 700 feet in length
and shall terminate with a turnaround of not less than 120 feet in
diameter and a roadway turnaround of 96 feet in diameter.
J.
Continuation. Streets shall be laid out to provide
for possible continuation wherever topographic and other physical
conditions permit. The use of culs-de-sac shall be held to a minimum,
and permanently dead-ended streets shall be prohibited. Provisions
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. Proposed streets shall be
extended to the boundary lines of the tract to be subdivided, unless
prevented by topography or other physical conditions, or unless in
the opinion of the Village Board, upon the recommendation of the Plan
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.
K.
Minor streets. Minor streets shall be so laid out
as to discourage their use by through traffic.
L.
Frontage roads. Where a land division abuts or contains
an existing or proposed arterial highway, the subdivider shall provide
a frontage road, platted access restriction along the property contiguous
to such highway, or such other treatment as may be determined necessary
by the Village Engineer to ensure safe, efficient traffic flow and
adequate protection of residential properties.
M.
Private streets. Unless excepted by the Village Board and for private roads within the extraterritorial zoning jurisdiction per §305-125 of the Zoning Ordinance, private streets shall not be approved nor shall public improvements be approved for any private street; all streets shall be dedicated for public use.
[Amended 10-3-2011 by Ord. No. 11-08]
N.
Horizontal curves. When connecting street lines deflect
from each other at any one point by more than 5º they shall be
connected by a curve with a radius of not less than 150 feet on local
streets, 250 feet on collector streets, and 450 feet on arterial streets.
O.
Visibility. Streets shall afford maximum visibility
and safety for motorist, bicycle, and pedestrian use and shall intersect
at right angles, where practicable. A minimum sight distance with
clear visibility, measured along the center line, shall be provided
of at least 300 feet on major thoroughfares, 200 feet on collector-distributor
streets, and 100 feet on all other streets.
P.
Tangents. A tangent at least 100 feet long shall be
required between reverse curves on arterial and collector streets.
Q.
Street grades. The grade of major thoroughfares and
collector streets shall not exceed 6% unless necessitated by exceptional
topography and approved by the Plan Commission. Grades of local streets
shall not exceed 10%. The minimum grade of all streets shall be 0.4%.
R.
Vertical curves. All changes in street grades shall
be connected by vertical curves of a minimum length, in feet, equivalent
to 20 times the algebraic difference in the rate of grade for major
thoroughfares and 1/2 this minimum length for all other streets.
S.
Half streets. Half streets shall not be platted unless
necessary to provide the full width of an existing street platted
to half width. All newly platted streets shall be platted to the required
full width. Where a half street exists adjacent to a proposed land
division, the subdivider shall endeavor to acquire and dedicate the
remaining half street.
T.
Intersections.
(1)
Angle of intersect. Streets shall intersect each other
at as nearly right angles as topography and other limiting factors
of good design permit.
(2)
Number of streets converging. The number of streets
converging at one intersection shall be reduced to a minimum, preferably
not more than two. Intersections of local streets shall be at least
125 feet from each other.
(3)
Number of intersections; arterial streets. The number
of intersections along arterial streets shall be held to a minimum.
Wherever practicable, the distance between such intersections shall
be not less than 1,200 feet, unless otherwise determined by the Village
Engineer to provide better safety.
(4)
Local street spacing. Local streets and frontage roads
intersecting with other local streets or collector streets shall,
wherever practicable, be spaced no closer than 150 feet between right-of-way
lines, nor closer than 250 feet to the right-of-way of an arterial
street.
(5)
Property lines at street intersections. Property lines
at street intersections shall be rounded with a minimum radius of
25 feet or of a greater radius when required by the Village Engineer.
(6)
Local streets. Local streets shall not necessarily
continue across arterial or collector streets, but if the center lines
of such local streets approach the major streets from opposite sides
within 300 feet of each other, measured along the center line of the
arterial or collector streets, then the location shall be so adjusted
that the adjoinment across the major or collector street is continuous
and a jog is avoided.
(7)
Additional sight easements. At any intersection determined
by the Village Engineer, restricted development easements or additional
street right-of-way shall be platted to provide for adequate sight
distances in every direction of travel. At a minimum, the subdivider
shall grade, clear or otherwise provide for an unobstructed sight
triangle at all intersections incorporating the area within a triangle
formed by the intersection of the street right-of-way lines and a
point on each right-of-way line being not less than 30 feet from the
intersection point.
U.
Street names.
(1)
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 Village Board.
(2)
All streets shall be named in conformity with the
street naming plan of the Village or with adjoining streets. In the
case of diverging streets, the name shall be repeated. New street
names shall not duplicate the names of existing streets; provided,
however, that streets that are obviously in alignment with others
already existing and named shall bear the names of the existing streets.
Long or continuous thoroughfares running north and south shall be
named avenues; those running east and west shall be named streets;
diagonal thoroughfares shall be named roads; and curving thoroughfares
shall be named drives. Short or discontinuous thoroughfares running
north and south shall be named courts; those running east and west
shall be named places; diagonal thoroughfares shall be named ways;
and curving thoroughfares shall be named lanes.
A.
General requirements.
(1)
Construction standards. All roadway construction and materials used shall be performed in accordance with the construction methods as listed in the appropriate sections of the current edition of the State of Wisconsin Department of Transportation Standard Specifications for Road and Bridge Construction and its supplements, and this chapter, whichever is more restrictive. The design requirements of this section and § 265-39 shall be applicable to all streets and roads that are to be dedicated to the Village, regardless of whether such streets or roads are part of a new subdivision or land division. Design requirements for the pavement shall be adequate for the zoning classification of the area served by the subject street. A street which divides areas with different zoning classifications shall be constructed in accordance with the requirements of the area requiring the higher quality pavement. Any variation of this must have prior approval of the Village Engineer. Combination concrete curb and gutter is required on all streets. (Refer to § 265-25, describing requirements for curbs and gutters.) A copy of all design assumptions and computations on which the proposed design is based shall be submitted to the Village Engineer.[1]
(2)
Project costs. All roadway surveys, dedications, plans
and specifications and construction will be at the expense of the
applicant or applicants. This includes any expense incurred by the
Village in the preparation of plans and review and inspection of plans
and construction.
(3)
Preliminary consultation. Prior to the design, preparation
and construction of any roadway to be dedicated to the Village of
New Glarus, the applicant shall notify the Village Engineer. An on-site
meeting will then be arranged to be attended by the Village Engineer
and the applicant. Plans must be provided in order for the Village
Engineer to check the design and the drainage.
(4)
Material slips. Copies of material slips for all materials
furnished for the road construction projects shall be delivered to
the Village before the Village approves the final construction.
(5)
Required inspections. Prior to the commencement of
any street construction, the subdivider shall notify the Village Engineer,
at least one workday in advance, as to the nature of the work being
done. The Village Engineer shall be contacted for required inspections
after the following phases of construction: subbase grading, crushed
aggregate base course, and bituminous surface course, and any deficiencies
found by the Village Engineer shall be corrected before proceeding
to the next phase of construction.
(6)
Tests of materials. The Village reserves the right
to obtain a sample of the roadway base material prior to placement
on the roadway for purposes of determining whether the material meets
gradation and soundness requirements.
(7)
Pavement samples. Samples of bituminous concrete will
be taken by the Village during pavement construction operations for
purposes of determining that the material meets specifications.
B.
Construction standards. All streets and highways constructed
in the Village or to be dedicated to the Village shall fully comply
with the following construction standards and shall be adequate for
the zoning classification or projected use of the area served by the
street:
(1)
General. Occupancy permits shall not be issued prior
to the installation of the street improvements.
(2)
Street rights-of-way. Streets shall have a right-of-way width as established on the Official Map or as designated in § 265-39F; provided, however, that a greater or lesser roadway width may be required by the Village Engineer where necessary to assure uniformity along the entire length of any street.
(3)
Temporary streets. Construction of temporary streets
shall require authorization of the Plan Commission.
(4)
Standard street improvements.
(a)
Standard street improvements shall include streetlights,
concrete curb and gutter, bituminous base course, bituminous surface
course and, when required, walkways.
(b)
The construction of standard street improvements
can begin only when either:
(c)
Upon obtaining the written approval of the Village
Engineer, the subdivider can proceed with the construction of the
standard street improvements. Standard street improvements shall be
installed to the boundary line of the subdivision unless the street
culminates in a cul-de-sac or the topography or other physical conditions
make it impossible to do so, or unless this requirement is waived,
in writing, by the Plan Commission.
(5)
Roadway base standards.
(a)
The subdivider must bring all streets and alleys
to a grade established by the Village Board. All site work by Village
employees in determining grade shall be billed at the Village rate
and paid by the owner.
(b)
Residential streets shall have a roadway base
of 10 inches compacted in-place crushed aggregate base course of gradation
No. 2 in the top layer and gradations No. 1 and No. 2 in the lower
level.
(c)
On commercial, arterial or other heavy-use streets,
as determined by the Village Engineer, a base course of 12 inches
compacted shall be constructed upon an inspected and approved subgrade,
either well-graded crushed gravel from a state-approved pit with a
maximum stone of 1 1/2 inches and no greater than 10% by weight
passing a No. 200 sieve or No. 3 crushed rock approximately six inches
in depth and one or more layers of fine aggregate, either three-fourths-inch
crushed gravel, well-graded with no greater than 10% passing a No.
200 sieve, or three-fourths-inch traffic-bound crushed rock.
(d)
In the case of commercial, arterial or other heavy-use roads, the Village Board may, in the alternative to the above standards, have the Village Engineer provide specifications for such roads after researching the site(s) and conducting a soil analysis pursuant to Subsection B(6) below.
(e)
In any case, the Village Board shall have the
sole discretion in determining the use and construction classification
to be adhered to.
(f)
In all cases, the base course shall be compacted
to the extent necessary to produce a condition so that there will
be no appreciable displacement of material laterally and longitudinally
under traffic and shall conform to line, grades and shape shown on
the approved plans, profiles and cross sections.
(g)
The subdivider shall furnish drawings which
indicate the proposed grades of streets shown on the plat and, after
approval of those grades by the Village Engineer and adoption by the
Village Board, the streets shall be graded to full width of the right-of-way
of the proposed street to the subgrade elevations shown on the typical
cross section. The grading is to be completed prior to installation
of utilities. All stumps and trees which cannot be saved, boulders
and other similar items shall be removed by the subdivider.
(6)
Roadway subgrade quality.
(a)
All subgrade material shall have a minimum California
Bearing Ratio (CBR) of three. Subgrade material having a CBR less
than three shall be removed and replaced with a suitable fill material,
or the pavement must be designed to compensate for the soil conditions.
The soil support CBR values selected for use by the designer should
represent a minimum value for the soil to be used.
(b)
Stable and nonorganic subbase material is required.
All topsoil shall be first removed. In addition, all subsoils which
have a high shrink-swell potential or a low-bearing capacity when
wet or are highly elastic shall be removed and used outside of the
right-of-way. Where both subsoil and substratum have a high shrink-swell
potential and low-bearing capacity when wet, an underdrain system
shall be installed to keep the water level five feet below the pavement
surface. Unstable and organic material must be subcut, removed and
replaced with a suitable granular or breaker-run material approved
by the Village Engineer.
(7)
Roadway grading. Roads shall be graded to their full
width in accordance with approved plans, plus an additional distance
necessary to establish a backslope of 4:1 where ditches are allowed.
The roadway shall be compacted and graded to a subgrade using, where
necessary, approved fill material in accordance with Wisconsin Department
of Transportation standards.
(8)
Pavement thickness.
(a)
Residential and rural-type roads shall have
a minimum of three inches thick compacted hot-mix bituminous concrete
pavement, placed in two layers: a binder course of 1 1/2 inches
thick and a surface course of one inch.
(b)
On commercial, arterial or other heavy-use roads,
there shall be a minimum of 3 1/2 inches of bituminous concrete
pavement, placed in two layers: a binder course of two inches thick
and a surface course of 1 1/2 inches thick.
(9)
Roadway culverts and bridges. Roadway culverts and
bridges shall be constructed as directed by the Village Engineer and
sized utilizing the methods listed in Chapter 13, Drainage, of the
Facilities Development Manual of the Wisconsin Department of Transportation.
All roadway culverts shall be provided with concrete or metal apron
endwalls. The developer shall provide adequate facilities to provide
surface water drainage as well as free flow outlets for subsurface
drain tile where they are required. Where drainage facilities will
aid in road construction and the stabilization of the road's subgrade,
drainage facilities shall be installed before road construction is
started. Existing condition status shall be based on a maximum of
a Curve 70.
(10)
Driveways.
(a)
Curbs shall not be interrupted by openings for
driveways or other accessways to private property unless the number
and location of such interruptions have been approved by the Plan
Commission.
(b)
When allowed, curb openings for driveways within
the public service area shall be no less than 14 feet nor more than
20 feet in width unless the opening is intended to afford access to
a commercially zoned parcel. The width of any driveway opening intended
to afford access to commercial property shall be as determined and
prescribed by the Village Engineer.
(11)
Topsoil, grass, seed, fertilizer and mulch.
All disturbed areas (ditches and backslopes) within the road right-of-way
not provided with pavement and shouldering material shall be restored
utilizing four inches of topsoil and good quality grass seed, fertilizer
and mulch. Ditches along the roadway shall be protected by erosion
control materials such as hay bales, sod, erosion control mats, etc.
(12)
Drainage improvements. In the case of all new
roads and streets, the Village Engineer may require that stormwater
retention areas and storm sewers be constructed in order to provide
for proper drainage.
(13)
Continuity and transitions.
(a)
All street pavement widths on streets continued
from previously developed or platted streets shall, wherever practical,
provide for the greater of either the existing or required pavement
type, width, grade and cross slope.
(b)
Where it is necessary to provide for a transition
of pavement width and/or type between new and existing streets, the
transition shall occur in a safe manner at an intersection. In the
event a transition in pavement width cannot safely occur at an intersection,
it shall not occur closer than 250 feet to the intersection of right-of-way
lines. In width transitions, the ratio of the transition length to
width shall not be less than 15:1 unless the Village Engineer determines
that special circumstances prevent use of such ratio, in which case
the minimum transition ratio shall be 10:1.
(14)
Curb and gutter. Combination concrete curb and gutter is required on all streets. Refer to § 265-25 describing requirements for curbs and gutters.
(15)
Post-construction traffic limited. No vehicular
traffic shall be permitted on the pavement for a minimum period of
between 24 and 72 hours following paving, as determined necessary
by the Village Engineer to protect the new pavement.
C.
Final inspection. Upon completion of the proposed
highway, the Village Engineer will proceed to make a final inspection,
accepting or rejecting the street as the case may be. After all of
the provisions of this chapter have been complied with, the roadway
or easement will be inspected by Village officials and, at that time,
proof will be made by the presenting of waivers of liens or receipted
bills that all work that has been done has been paid for, or arrangements
have been made for payment through written instrument by the subdivider.
If the street is rejected, corrections shall be made as required by
the Village Board, upon the Village Engineer's recommendation, before
final inspection can then be made again. If final acceptance is then
made, the owner or owners shall turn over to the Village the deed
of all land necessary for the street as previously mentioned.
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 (measured in the long dimension
from street center line to street center line) shall not be less than
300 feet nor have less than sufficient width to provide for two tiers
of lots of appropriate depth between street lines. 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. Culs-de-sac may be used where the interblock spacing
of adjacent streets exceeds the appropriate depth of two tiers of
lots.
B.
Pedestrian pathways. Pedestrian pathway easements,
not less than 10 feet wide, may be required by the Village Board,
upon the recommendation of the Village Engineer, 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.[1]
A.
Size.
(1)
The size, shape and orientation of lots shall be appropriate
for the location of topography of the land division 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 Village Zoning Code.[1]
(2)
Lot dimensions, shape and size shall provide for conformance
to the requirements of the Zoning Code for the permitted land use(s)
without the need for the granting of Zoning Code variances by the
Zoning Board of Appeals. Excessive depth in relation to width shall
be avoided.
B.
Commercial or industrial lots. 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 Village Zoning Code.
C.
Access to public streets. Every lot shall front or
abut on a public street.
D.
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.
Land remnants. All remnants of lots below minimum
size left over after dividing 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.
F.
Mature woodlands shall be identified and preserved during the land division review and site development process in accordance with the provisions of § 305-137 of the Village of New Glarus Municipal Code.
[Added 3-6-2007 by Ord. No. 07-02]
G.
Lots backing onto arterial public rights-of-way shall be provided with a landscaped buffer yard in accordance with § 305-135C of the Village of New Glarus Municipal Code. The developer shall develop a landscape plan for the buffer yard and submit the plan concurrently with the final plat or CSM. The buffer yard landscape plan, including timing of installation, shall be referenced in the developer's agreement.
[Added 3-6-2007 by Ord. No. 07-02]
[Amended 7-1-2003 by Ord. No. 03-04]
See Chapter 260, Stormwater Management.
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 Village
may require.
(2)
A nonresidential subdivision shall also be subject
to all the requirements of site plan approval set forth in the Village
Building Code.[1] A nonresidential subdivision shall be subject to all the
requirements of this chapter, as well as such additional standards
required by the Village, and shall conform to the proposed land use
standards established by any Village Comprehensive Plan or Official
Map and the Village Zoning Code.[2]
B.
Standards. In addition to the principles and standards
in this chapter, which are appropriate to the planning of all subdivisions,
the applicant shall demonstrate to the satisfaction of the Village
Board 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)
Every effort shall be made to protect adjacent residential
areas from potential nuisance from a proposed commercial or industrial
subdivision, including the provision for permanently landscaped buffer
strips when necessary.
(3)
Streets carrying nonresidential traffic, especially
truck traffic, shall not normally be extended to the boundaries of
adjacent existing or potential residential areas.
The subdivider shall grade each land division
in order to establish street, block and lot grades in proper relation
to each other and to topography as follows:
A.
Master site grading plan.
(1)
A master site grading plan shall be prepared by the
subdivider for all new subdivisions. This plan shall be prepared in
accordance with the requirements and standards of the Village.
(2)
The master site grading plan shall show existing and
proposed elevations of all lot corners and control points. The plan
shall also indicate all overland storm drainage in and adjacent to
the subdivision. The cost of the preparation of such a plan shall
be paid for by the subdivider.
(3)
After approval or modification of these plans by the
Village Engineer, the full width of the right-of-way of the proposed
streets within the subdivision and the entire subdivision lot area
shall be graded in accordance with the master site grade plan. The
owners of the subdivision lots shall adhere to those plans.
(4)
The cost of all required grading work, supervision,
certification, inspection and engineering fees shall be paid for by
the subdivider.
B.
Right-of-way grading. The subdivider shall grade the
full width of the right-of-way of all proposed streets in accordance
with the approved plans.
C.
Block grading. Block grading shall be completed by
one or more of the following methods:
(1)
Regrading along the side or rear lot lines which provides
for drainage to the public drainage facilities.
(2)
Parts of all lots may be graded to provide for drainage
to a ditch or to a swale, provided any ditches or swales are in public
drainage easements.
(3)
Draining across rear or side lot lines may be permitted
provided that the course of drainage is within a public drainage easement
and is toward public drainage facilities.
D.
Miscellaneous grading requirements.
(1)
Lot grading shall be completed so that water drains
away from each building site toward public drainage facilities at
a minimum grade of 2%, and provisions shall be made to prevent drainage
onto properties adjacent to the land division unless to a public drainage
facility.
(2)
Grading activities shall not result in slopes greater
than 3:1 on public lands or lands subject to public access.
(3)
The topsoil stripped for grading shall not be removed
from the site unless identified in the erosion control plan approved
by the Village Engineer as not being necessary for erosion control.
Topsoil shall be uniformly returned to the lots when rough grading
is finished. Topsoil piles shall be leveled and seeded for erosion
control prior to the Village releasing the one-year guarantee provision
on public improvements in the streets adjacent to the lots on which
the topsoil is stockpiled.
(4)
Such grading shall not result in detriment to any
existing developed lands, either within or outside of the corporate
limits.
A.
Purpose. The Village finds that urbanizing land uses
have accelerated the process of soil erosion, runoff and sediment
deposition in the waters of the Village. Therefore, it is declared
to be the purpose of this section to control and prevent soil erosion
and minimize stormwater runoff increases and thereby to preserve the
natural resources, control floods and prevent impairment of dams and
reservoirs, protect the quality of public waters, protect wildlife,
protect the tax base, and protect and promote the health, safety and
general welfare of the people of the Village.
B.
Land-disturbing activities subject to erosion and
sediment control.
(1)
General requirement. Any owner, occupant or user who
undertakes, commences or performs any land division activities, as
defined in Chapter 236, Wis. Stats., or who permits another person
to do the same on land under his control shall be subject to this
section.
(2)
Control plan required. Every land division involving
construction of public improvements shall include a plan to control
erosion, sedimentation and runoff which would result from the proposed
activity with the design of the public improvements submitted to the
Village Engineer for review.
(3)
Contents of the control plan. The control plan required
above shall contain such information needed to determine soil erosion,
sedimentation and runoff control:
(a)
A map of the site location showing the location
of the predominant soil types.
(b)
A topographic map of the site location, including
the contiguous properties, existing drainage patterns and watercourses
affected by the proposed development of the site and the existing
vegetative cover.
(c)
A plan of the site showing:
[1]
Name, address and telephone number of the occupant
and party responsible for maintaining erosion control.
[2]
Limits of natural floodplain(s), based on a
one-hundred-year flood, if any.
[3]
A timing schedule indicating the anticipated
starting and completion dates of the development sequence.
[4]
Proposed topography of the site location with
a maximum of two-foot contour intervals showing:
[a]
Location of activity, disturbance
of protective cover, any additional structure on the site, areas to
be seeded or mulched, areas to be vegetatively stabilized and areas
to be left undisturbed.
[b]
Elevations, dimensions, and location
of all activities, including where topsoil will be temporarily stockpiled.
[c]
The finished grade, stated in feet
horizontal to feet vertical, of cut and fill slopes.
[d]
Kinds of utilities and areas of
installation, including special erosion control practices for utility
installation.
[e]
Paved and covered areas in square
feet or to scale on a plan map.
[f]
Makeup of surface soil (upper six
inches) on areas not covered by buildings, structures, or pavement.
[g]
Kind of cover on areas not covered
by buildings, structures or pavement.
(d)
Plans and hydraulic computations for all structural
or nonstructural measures or other protective devices to be constructed
in connection with the proposed work showing:
[1]
Estimated rate of discharge in cubic feet per
second to all structural or nonstructural measures and the point of
discharge from the site location based upon the ten-year frequency
storm event.
[2]
The storm event frequency discharge rate in
cubic feet per second upon which the design of plans for the site
location is based.
[3]
Provisions to carry runoff to the nearest adequate
public drainage facility(ies).
[a]
Design computations and applicable
assumptions for all structural measures for erosion and sediment pollution
control and water management. Volume and velocity of flow must be
given for all surface water conveyance measures and pipe outfalls.
[b]
Provisions for perpetual maintenance
of control facilities, including easements.
[c]
Seeding mixtures and rates, lime
and fertilizer application rates, and kind and quantity of mulching
for both temporary and permanent vegetative control measures.
(e)
Methods to prevent tracking of soil off the
site of the activity.
C.
Review of control plan. The Village Engineer shall
review all control plans and shall determine if measures are adequate
to meet all the applicable standards as set out in this article. The
applicant will be informed in writing whether the control plan is
approved or disapproved, requires modification, or if additional information
is required. In the event that the plan is not approved, the applicant
shall resubmit a new control plan.
D.
Conditions. All approvals under this section shall
be issued subject to the following conditions and requirements:
(1)
All land disturbances will be done pursuant to the approved control plan and the requirements of this section and Chapter 135, Construction Site Erosion Control.
(2)
The subdivider shall give two working days' notice
in advance of the start of any activity.
(3)
The subdivider shall file a notice within 10 days
after completion of land-disturbing activities.
(4)
Approval in writing shall be obtained prior to any
modifications to the approved control plan.
(5)
The subdivider shall be responsible for maintaining
all proposed public roads, road rights-of-way, streets, runoff and
drainage facilities and drainageways as specified in the approved
plan until they are accepted and become the responsibility of the
Village.
(6)
The subdivider shall be responsible, at his own expense,
for repairing any damage to all adjoining surfaces and drainageways
caused by runoff and/or sedimentation resulting from the permittee's
activities.
(7)
The subdivider shall provide and install, at his expense,
all drainage, runoff control and erosion control improvements as required
by this article and the approved control plan and shall provide for
the perpetual maintenance of all private control facilities or through
dedication to, and acceptance by, the Village.
(8)
No portion of the land which is disturbed will be
allowed to remain uncovered for greater than two weeks after the work
activity is completed if the Village Engineer determines there exists
a potential for erosion to leave the site of the work or the boundaries
of the land division.
(9)
The subdivider agrees to permit the Village Engineer
or his designee to enter onto the land regulated under this section
for the purpose of inspecting for compliance with the approved control
plan.
(10)
The subdivider authorizes the Village to cause
or perform any work or operations necessary to bring the condition
of the lands into conformity with the approved control plan and further
consents to the Village collecting the total of the costs and expenses
of such work and operating as a special charge against the property
for current services rendered as provided by law.
