The subdivider shall construct streets, roads and alleys as outlined on the approved plans based on the requirements of this chapter, particularly §§
520-39 and
520-40:
A. General considerations. The streets shall be designed
and located in relation to existing and planned streets, to topographical
conditions and natural terrain features such as streams and existing
tree growth, to public convenience and safety, and in their appropriate
relation to the proposed uses of the land to be served by such streets.
B. Construction standards. Construction of all streets
shall conform to the current standards as established by the City
in this chapter and elsewhere and shall be subject to approval of
the City Engineer before acceptance.
C. Conform to Official Map. The arrangement, width, grade
and location of all streets shall conform to the Official Map.
D. 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 Administrator
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 such other section monument, the established
monument shall be preserved and/or fully restored by the subdivider
at his cost.
E. Street construction. After the installation of all
required utility and stormwater drainage improvements, the subdivider
shall prepare for surfacing all roadways in streets proposed to be
dedicated, to the widths prescribed by these regulations, by placing
crushed rock on said roadways and, in addition, shall surface said
street in a manner and quality consistent with this chapter and plans
and specifications approved by the City Engineer. Construction shall
be to City standard specifications for street improvements.
F. Street cross sections. When permanent street cross
sections have been approved by the City, 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 City Engineer.
In any subdivision or minor subdivision, the
City Council shall require the subdivider to construct concrete curb
and gutter in accordance with plans and standard specifications approved
by the City Council, upon the recommendation of the City Engineer.
Concrete curb and gutter shall be installed when deemed necessary
for erosion control, surface water drainage or runoff management.
Wherever possible, provision shall be made at the time of construction
for driveway access curb cuts. The cost of installation of all inside
curbs and gutters for dual roadway pavements on the established arterial
street and highway system for the City shall be borne by the City.
Where required, the subdivider shall install concrete curb and gutter
along both sides of all streets and boulevards shown on the plat.
The cost of the curb and gutter, required inspection, supervision
and engineering fees shall be paid for by the subdivider.
Pursuant to §
520-43, the subdivider shall provide stormwater drainage facilities which include curb and gutter, manholes, catch basins and inlets, storm sewers, storm sewer laterals from the main to the lot line, road ditches and open channels, as may be required. All such facilities are to be of adequate size and grade to hydraulically accommodate maximum potential volumes of flow, the type of facility required, the design criteria and the sizes and grades to be determined by the City Engineer. Such required improvements shall be dedicated to the City upon such terms and conditions as the City Council may determine.
The City Council shall require the subdivider
to install streetlamps within 18 months of the City's approval of
the project 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 City Engineer.
The subdivider shall cause all gradings, excavations,
open cuts, side slopes, and other land surface disturbances to be
mulched, seeded, sodded or otherwise protected so that erosion, siltation,
sedimentation and washing are prevented, in compliance with City ordinances. The subdivider shall submit an erosion control plan that
specifies measures that will be taken to assure the minimization of
erosion problems.
When the land included in a subdivision plat
or certified map abuts upon or is adjacent to land used for farming
or grazing purposes, the subdivider shall erect, keep, and maintain
partition fences, satisfying the requirements of the Wisconsin Statutes
for a legal and sufficient fence, between such land and the adjacent
land. A covenant binding the developer, its grantees, heirs, successors,
and assigns to erect and maintain such fences, without cost to the
adjoining property owners, so long as the land is used for farming
or grazing purposes, shall be included upon the face of the final
plat or certified survey map. Rear yard fences shall not be permitted
on zero lot line lots.
When any public improvements of adequate capacity
are not available at the boundary of a proposed land division, the
City, or its duly authorized representative, shall require, as a prerequisite
to approval of a final plat or certified survey map, assurances that
such improvement extensions shall be provided as follows in accordance
with the following standards:
A. Design capacity. All improvements within or entering
or leaving the proposed development shall be installed to satisfy
the service requirements for the entire service or drainage area in
which the development is located and the improvements shall be of
sufficient capacity to handle the expected development of the overall
service area involved.
B. Extra-sized and off-site improvements. Where improvements of adequate size needed to serve the development are not available at the boundary of the development, the subdivider shall proceed under one of the alternatives as identified in §
520-20.
C. Lift stations. Where sanitary or storm sewer lift
stations and force mains are required to lift sewage to the gravity
system, the subdivider shall have plans, profiles, specifications
and estimated operation and maintenance costs prepared for the installation
of such facilities to the City Engineer's requirements. Equipment
similar to existing City equipment shall be utilized whenever possible.
The installation, inspection, supervision and engineering fees for
lift stations and/or force mains shall be paid for by the subdivider
unless otherwise determined and agreed upon by the City Council. Gravity
sanitary sewer service shall be employed whenever determined by the
City Engineer to be feasibly accessible.
The subdivider shall be required to grade the full land division in accordance with the requirements of §
520-45.
In all subdivisions, the subdivider shall plant
at least one tree of an approved species and of at least six feet
in height and one inch in diameter for each 50 feet of frontage on
all streets proposed to be dedicated. Tree planting shall be completed
in accordance with plans and specifications approved by and at such
time as directed by the City Council. The placement and selection
of street trees, however, should not excessively hamper or interfere
with solar access to natural light and air for nearby lots. In lieu
of planting street trees, the subdivider may pay a tree fee equal
to an amount set by the City Council times the number of trees required,
using the tree planting formula stated above. The City Council shall use the tree fee to plant trees
in the subdivision subsequent to approval of the final plat.