The subdivider shall install survey monuments
placed in accordance with the requirements of § 236.15,
Wis. Stats., and as may be required by the Director of Public Works.
After the installation of temporary block corner monuments by the subdivider and establishment of street grades by the Director of Public Works, the subdivider shall grade the full width of the right-of-way of all streets proposed to be dedicated in accordance with plans and standard specifications approved by the Director of Public Works. The subdivider shall grade the roadbeds in the street rights-of-way to subgrade together with side slopes beyond the street right-of-way when required. Cut and filled lands shall be graded to a maximum slope of 3:1 or the soil's angle of repose, whichever is the lesser, and covered with permanent vegetation. All graded lands, with the exception of the roadbeds of streets, shall be treated for sediment and erosion control purposes as set forth in Chapter 385, § 385-22 of this Code. Where applicable, this section shall apply to planned development.
After the installation of all utility and stormwater
drainage improvements, the subdivider or developer shall surface all
roadways in streets within the subdivision or development proposed
to be dedicated to the widths prescribed by these regulations and
the Comprehensive Plan or Comprehensive Plan components of the City.
Said surfacing shall be done in accordance with plans and standard
specifications approved by the City Engineer.
After the installation of all public utility
and stormwater drainage improvements, the subdivider shall construct
concrete curbs and gutters in accordance with plans and standard specifications
approved by the Director of Public Works. This requirement may be
waived where a permanent rural section has been approved by the Council.
Wherever possible, provisions shall be made at the time of construction
for driveway access curb cuts.
In all subdivisions or developments, the Council
may require the subdivider or developer to construct a concrete sidewalk
on either or both sides of arterial and collector streets within or
adjacent to the subdivision or development. The Council may also require
the subdivider or developer to construct concrete sidewalks on either
or both sides of minor streets which are in excess of 500 feet in
length. The construction of all sidewalks shall be in accordance with
plans and standard specifications approved by the City Engineer. In
addition, wider than standard sidewalks may be required by the Council
in the vicinity of schools, commercial areas and other places of public
assemblage.
When a permanent rural street section has been
approved, the subdivider shall finish grade all shoulders and road
ditches, install all necessary culverts at intersections and, if required,
surface ditch inverts to prevent erosion and sedimentation in accordance
with plans and standard specifications approved by the Director of
Public Works.
The subdivider shall construct sanitary sewerage
facilities in such a manner as to make adequate sanitary sewerage
service available to each lot within the subdivision or minor land
division. Such facilities shall be designed and constructed in accordance
with all applicable rules and regulations of Ch. NR 110, Wis. Adm.
Code, and in accordance with plans and standard specifications approved
by the Director of Public Works. In addition:
A.
Laterals. The Council shall require the installation
of sewer laterals to the street lot line, where practical.
B.
Specifications. The location, size, type and installation
of all sanitary sewers and sanitary sewer laterals proposed to be
constructed shall be in accordance with the City sanitary sewer system
plan.
C.
Sanitary sewer mains traversing or bordering other
lands. If it is necessary to traverse other unimproved land or to
install sanitary sewer mains in a street bordering the subdivision
to serve the subdivision with sanitary sewer, the City may install
such sanitary sewer mains and the subdivider shall pay the total cost
thereof. The City shall reimburse the subdivider to the extent that
special assessments can be levied; however, in the event special assessments
are deferred, the subdivider shall be reimbursed when the special
assessments are paid or when installment payments commence.
A.
The subdivider of land within the sanitary sewer service
area of the City shall cause water supply and distribution facilities
to be installed in such a manner as to make adequate water service
available to each lot within the subdivision or minor land division.
The subdivider of land outside the sanitary sewer service area shall
make provision for adequate private water systems in accordance with
the standards of the Wisconsin Department of Commerce. In addition:
(1)
Laterals. The Council shall require the installation
of water laterals to the street lot line, where practical.
(2)
Specifications. The location, size, type and installation
of all public water mains proposed to be constructed shall be in accordance
with the comprehensive water plan for the City and with plans and
standard specifications approved by the Director of Public Works.
(3)
Water mains traversing or bordering other lands. If
it is necessary to traverse other unimproved land or to install water
mains in a street bordering the subdivision to serve the subdivision
with water, the City may install such water mains and the subdivider
shall pay the total cost thereof. The City shall reimburse the subdivider
to the extent that special assessments can be levied; however, in
the event special assessments are deferred, the subdivider shall be
reimbursed when the special assessments are paid or when installment
payments commence.
B.
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 by the governing body and the State Department of Natural
Resources. The Council shall 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 Director of Public
Works.
The subdivider shall have arranged with the
affected utility companies for gas, electric, telephone or cable television
facilities to be installed in such a manner as to make adequate service
available to each lot in the subdivision when needed. Where underground
utility cables are to be installed in a new residential subdivision,
the utility may install conduit for street crossings before the street
is surfaced to facilitate later installation of the necessary cable
to serve such subdivision or portions thereof. The installation of
conduit shall be in lieu of direct installation of the underground
cable. 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 Director of Public Works.
Prior to recording of the final plat, the subdivider or developer shall submit a tree planting plan for street terraces to the City Forester in conformance with Chapter 332, Trees, of this Code. A minimum of two trees shall be required in the street terrace for each single- or two-family lot or one tree for each 35 feet of frontage, whichever is greater, 10 feet from driveways and utility poles, 10 feet from water and sewer laterals, and one tree in any cul-de-sac. Trees shall be planted at the time and in the manner determined by the City Forester, with the cost of the street terrace plantings to be borne by the subdivider or developer. The fees for such planting shall be deposited with the City in an escrow account prior to approval of the final plat or made part of the developer's agreement provided for herein.
In all subdivisions and all planned developments,
the City shall require the subdivider or developer to install streetlamps
at the intersection of all streets and mid block in blocks exceeding
700 feet of a design compatible with the neighborhood and type of
development proposed and approved by the City Engineer. Streetlighting
design and type of bulbs shall be coordinated with the Utility Superintendent.
In planned developments, lighting shall be in accordance with the
site plan approved by the Plan Commission.
The City shall install at the intersection of
all streets proposed to be dedicated a street sign of a design approved
by the Director of Public Works, and the cost of such signs and installation
shall be reimbursed to the City by the subdivider or developer.
Wherever a residential development is adjacent
to a nonresidential area, the Plan Commission may require a buffer
strip, in which case the developer shall, prior to recording of a
final plat or certified survey or prior to the issuance of a certificate
of occupancy for a planned development project, install plantings
or provide for such plantings in the developer's agreement, guaranteed
by bond or letter of credit in an amount determined by the City Engineer,
in which the developer agrees to provide such plantings. The plantings
are to be trees and shrubs of the varieties approved by the City Forester
and shall be of sufficient density to accomplish visual screening.
A.
Commencement. No construction or installation of improvements
shall commence in a proposed subdivision until the preliminary plat
or certified survey map has been approved and the Director of Public
Works has given written authorization.
B.
Building permits. No building permit shall be issued
for erection of a structure on any lot not of record until all the
requirements of this chapter have been met unless otherwise provided
for in the subdivider's agreement. The Building Inspector, with the
approval of the City Engineer, may authorize the issuance of building
permits prior to the completion of all improvements; however, no occupancy
permit shall be issued prior to the completion of all improvements.
C.
Plans. The following plans and accompanying construction
specifications may be required by the City Engineer before authorization
of construction or installation of improvements:
(1)
Street plans and profiles showing existing and proposed
grades, elevations and cross sections of required improvements.
(2)
Sanitary sewer and water main plans and profiles showing
the locations, grades, sizes, elevations and materials of required
facilities.
(3)
Stormwater drainage and detention facility plans and
profiles showing the locations, grades, sizes, cross sections, elevations
and materials of required facilities.
(4)
Planting plans showing the locations, age and species
of any required trees.
(6)
Additional special plans or information as required;
where required by state agencies, such plans shall be approved by
such agencies prior to the commencement of construction.
(7)
Master grading plans and any additional special plans
or information required.
