A.
Compliance with statutes. In laying out a certified survey or subdivision, the owner shall conform to the provisions of Ch. 236, Wis. Stats., and all applicable City regulations. In all cases where the requirements of this chapter are different from the requirements of Ch. 236, Wis. Stats., the more restrictive provision shall apply. (See also § 520-42F.)
B.
Dedication. The subdivider shall dedicate land and improve streets as provided in this chapter and § 520-23. 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 City Council. 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. (See also § 520-42F.)
C.
Compliance with Comprehensive Plan and ordinances.
(1)
Land division compliance with plans. The arrangement,
character, features, and layout of land divisions in the City of Weyauwega
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 City
Council. Where no such planning documents have been adopted, subdivisions
shall be designed according to engineering and planning standards
approved by the City Engineer and applied so as to properly relate
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 City Engineer and to the right-of-way
widths required in this article for the classification of street required.
(2)
Street locations to comply with plans. The arrangement,
character, extent, width, grade, and location of all streets shall
conform to the City Comprehensive Plan, the Official Map, and this
chapter and other City 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)
Continuation. The arrangement of streets in new subdivisions
shall make provision for the appropriate continuation at the same
or greater width as the existing streets in adjoining areas.
D.
Areas not covered by Official Map or plan. In areas
not covered by an Official Map or the City 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.[1]
E.
Street classifications. Streets shall be required
and classified by the City Engineer in accordance with the City's
Comprehensive Plan and, where not identified in said plan, in accordance
with sound engineering standards into the classifications indicated
below with the designated minimum widths:
(1)
Arterial streets. Arterial streets shall be arranged
so as to provide ready access to centers of employment, centers of
governmental activity, community shopping areas, community recreation,
and points beyond the boundaries of the community. They shall also
be properly integrated with and related to the existing and proposed
system of major streets and highways and shall be, insofar as practicable,
continuous and in alignment with existing or planned streets with
which they are to connect.
(2)
Collector streets. Collector streets shall be arranged
so as to provide ready collection of traffic from residential areas
and conveyance of this traffic to the major street and highway system
and shall be properly related to the mass transportation system, to
special traffic generators such as schools, churches and shopping
centers and other concentrations of population and to the major streets
to which they connect.
(3)
Minor streets. Minor streets shall be arranged to
conform to the topography, to discourage use by through traffic, to
permit the design of efficient storm and sanitary sewerage systems,
and to require the minimum street area necessary to provide safe and
convenient access to abutting property.[2]
F.
Arterial street and highway protection. Whenever the
proposed subdivision contains or is adjacent to a major street or
highway, adequate protection of residential properties, limitation
of access and separation of through and local traffic shall be provided
by reversed frontage, with screen planting contained in a nonaccess
reservation along the rear property line, or by the use of frontage
streets.
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 City under conditions approved by
the City Council.
H.
Alleys; cul-de-sac streets.
(1)
Commercial and industrial. Alleys may be provided
in commercial and industrial districts. The width of the right-of-way
for residential alleys shall be not less than 24 feet and the width
of the right-of-way for commercial and industrial alleys shall be
not less than 32 feet. Alleys shall be constructed according to base
and surfacing requirements for streets.
(2)
Residential. Alleys shall not be approved in residential
areas unless necessary because of topography or other exceptional
circumstances.
(3)
Dead end. Dead-end alleys are prohibited except under
very unusual circumstances, and crooked and "T" alleys shall be discouraged.
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 City Engineer. Temporary termination of streets
intended to be extended at a later date shall be accomplished with
a temporary cul-de-sac in accordance with the standards set forth
below or by construction of a temporary "T" intersection 33 feet in
width and 33 feet in length abutting the right-of-way lines of the
access street on each side.
(4)
Design of cul-de-sac streets. Cul-de-sac streets designed
to have one end permanently closed shall not exceed 750 feet in length.
All urban cul-de-sac streets designed to have one end permanently
closed shall terminate in a circular or teardrop turnaround having
a minimum right-of-way radius of 68 feet and a minimum outside curb
radius of 60 feet.
I.
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 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.
J.
Minor streets. Minor streets shall be so laid out
so as to discourage their use by through traffic.
K.
Frontage roads. Where a land division abuts or contains
an existing or proposed arterial highway or railroad right-of-way,
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 City Engineer to ensure safe,
efficient traffic flow and adequate protection of residential properties.
L.
Private streets. Private streets shall not be approved
nor shall public improvements be approved for any private street;
all streets shall be dedicated for public use.
M.
Tangents. A tangent at least 100 feet long shall be
required between reverse curves on arterial and collector streets.
N.
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 500 feet on major thoroughfares, 200 feet on collector-distributor
streets, and 150 feet on all other streets.
O.
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.
P.
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. A curved street shall intersect another street
with not less than 15 feet of tangent right-of-way between the end
of curvature and the right-of-way of the street being intersected.
(2)
Number of streets converging. The number of streets
converging at one intersection shall be reduced to a minimum, preferably
not more than two. Cross-type intersections on local streets shall
be avoided whenever possible in favor of T-type intersections. Intersections
of local streets shall be at least 125 feet from each other.
(3)
Number of intersections on 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 City
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 City 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 250 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 City 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.
Q.
Street names.
(1)
Duplication of existing street names by similar word,
spelling, or sound shall not be permitted.
(2)
Where a street maintains the same general direction
except for curvilinear changes for short distances, the same name
shall continue for the entire length of the street. House numbering
difficulties shall be considered the determining factor in considering
whether a change of name is necessary due to curvilinear changes.
(3)
A street name shall be changed when required to conform
to the proposed or existing house numbering base.
(4)
A name which is assigned to a street which is not
presently a through street, due to intervening land over which the
street extension is planned, shall be continued for the separate portions
of the planned through street.
(5)
The following designations shall be used only in the
situations indicated:
(a)
"Boulevard." A street with a divided pavement,
either existing or planned. If the divided pavement ends but the street
continues, the same street name and suffix shall continue.
(b)
"Lane." To be limited to a street, one block
long, not ending in a cul-de-sac.
(c)
"Circle." To be limited to a cul-de-sac of nine
lots or more.
(d)
"Court." To be limited to a cul-de-sac of eight
lots or fewer.
(e)
"Parkway." To be limited to a street abutting
a park or greenway or creek.
(6)
The maximum number of street names at one intersection
shall be three.
(7)
Street names shall be assigned to avoid intersections
which have the same exact street names.
(8)
The name of any projection of a street shall remain
unchanged even if the projection terminates in a cul-de-sac.
(9)
The changing of a street name that does not duplicate
an existing street name shall only be approved where such change will
eliminate conflicts with other provisions of this subsection.
(10)
Service roads and highways served by them shall
have the same street name and designation.
(11)
Approval of street names on a preliminary plat
will not reserve the names, nor shall the City be required to accept
such names at the time of final platting.
(12)
A minimum number of letters is desirable in
a street name. The maximum number of letters, not including the prefix
or suffix, shall not exceed 12.
R.
Limited access highway and railroad right-of-way treatment.
Whenever the proposed subdivision contains or is adjacent to a limited
access highway, arterial street or railroad right-of-way, the design
shall provide the following treatment:
(1)
Subdivision lots. When lots within the proposed subdivision
back upon the right-of-way of an existing or proposed limited access
highway or a railroad, a planting strip at least 30 feet in depth
shall be provided adjacent to the highway or railroad in addition
to the normal lot depth. This strip shall be part of the platted lots
but shall have the following restriction lettered on the face of the
plat: "This strip reserved for the planting of trees and shrubs; the
building of structures hereon is prohibited."
(2)
Commercial and industrial districts. Commercial and
industrial districts shall have provided, on each side of the limited
access highway, arterial street or railroad, streets approximately
parallel to and at a suitable distance from such highway or railroad
for the appropriate use of the land between such streets and highway
or railroad, but not less than 150 feet.
(3)
Streets parallel to a limited access highway. Streets
parallel to a limited access highway or railroad right-of-way, when
intersecting a major street and highway or collector street which
crosses said railroad or highway, shall be located at a minimum distance
of 250 feet from said highway or railroad right-of-way. Such distance,
where desirable and practicable, shall be determined with due consideration
of the minimum distance required for the future separation of grades
by means of appropriate approach gradients.
(4)
Minor streets. Minor streets immediately adjacent
and parallel to railroad rights-of-way shall be avoided, and location
of minor streets immediately adjacent to arterial streets and highways
and to railroad rights-of-way shall be avoided in residential areas.
S.
Street and pedestrianway design standards. The minimum
right-of-way and roadway width of all proposed streets shall be as
specified by the comprehensive plan, comprehensive plan component,
official map, neighborhood development study, or jurisdictional highway
system plan, or if no width is specified therein, the minimum widths
shall be as shown as follows. Street sections are for standard arterial
streets only. Cross-sections for freeways, expressways and parkways
should be based upon detailed engineering studies. The type of street
cross section to be used shall be determined by the City Council.
(1)
Street cross sections: urban streets.
Type of Street or Public Way
|
Minimum Right-of-Way to be Dedicated
|
Minimum Dimensions
| |
---|---|---|---|
Arterial streets (four-lane)
|
120 feet
|
Dual 36-foot pavement (face of curb to face
of curb)
| |
24-foot median
| |||
7-foot tree banks (curb lawn)
| |||
4-foot sidewalks
| |||
1-foot outside sidewalks
| |||
Arterial streets (two-lane)
|
80 feet
|
48-foot pavement (face of curb to face of curb)
| |
11-foot tree banks (curb lawn)
| |||
4-foot sidewalks
| |||
1-foot outside sidewalks
| |||
Collector streets
|
80 feet
|
48-foot pavement (face of curb to face of curb)
| |
11-foot tree banks (curb lawn)
| |||
4-foot sidewalks
| |||
1-foot outside sidewalks
| |||
Minor streets
|
66 feet
|
36-foot pavement (face of curb to face of curb)
| |
7-foot tree banks (curb lawn)
| |||
4-foot sidewalks
| |||
1-foot outside sidewalks
| |||
Minimum cul-de-sac
|
68-foot radius
|
60-foot radius pavement
| |
7-foot tree banks (curb lawn)
| |||
4-foot sidewalks
| |||
1-foot outside sidewalks
| |||
Cul-de-sac barrel
|
60 feet
|
32-foot pavement (face to curb to face of curb)
| |
9-foot tree banks (curb lawn)
| |||
4-foot sidewalks
| |||
1-foot outside sidewalks
|
(2)
(2) Street cross sections: rural streets.
Type of Street or Public Way
|
Minimum Right-of-Way to be Dedicated
|
Minimum Dimensions
| |
---|---|---|---|
Arterial streets (four-lane)
|
130 feet
|
Dual 24-foot pavement
| |
18-foot median
| |||
10-foot outside shoulders
| |||
6-foot inside shoulder
| |||
16-foot roadside ditches
| |||
Arterial streets (two-lane)
|
100 feet
|
24-foot pavement
| |
10-foot shoulders
| |||
28-foot roadside ditches
| |||
Collector streets
|
None
|
None
| |
Minor streets
|
66 feet
|
22-foot pavement
| |
6-foot shoulders
| |||
16-foot roadside ditches
| |||
Minimum cul-de-sac
|
68-foot radius
|
60-foot radius pavement
| |
5-foot shoulders
| |||
16-foot roadside ditches
| |||
Cul-de-sac barrel
|
66 feet
|
22-foot pavement
| |
6-foot shoulders
| |||
16-foot roadside ditches
|
(3)
Street grades.
(a)
Street grades shall be established wherever
practicable so as to avoid excessive grading, the promiscuous removal
of ground cover and tree growth, and general leveling of the topography.
All changes in street grades shall be connected by vertical curves
of a minimum length equivalent in feet to 15 times the algebraic difference
in the rates of grade for arterial streets and 1/2 this minimum for
all other streets.
(b)
Unless necessitated by exceptional topography,
subject to the approval of the Plan Commission, the center-line grade
of any street or public way shall not exceed the following:[3]
(c)
The grade of any street shall in no case exceed
12% or be less than 0.5%.
(4)
Radii of curvature. When a continuous street center
line deflects at any one point by more than 10°, a circular curve
shall be introduced having a radius of curvature on said center line
of not less than the following:
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 State of Wisconsin Department of Transportation Standard Specifications for Road and Bridge Construction and its supplements, the City of Weyauwega's Engineering Guidelines, and this chapter, whichever is more restrictive. The design requirements of this section and § 520-39 shall be applicable to all streets and roads that are to be dedicated to the City, 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 City Engineer. Combination concrete curb and gutter is required on all streets. (Refer to the section describing requirements for curbs and gutters.)[1] A copy of all design assumptions and computations on which
the proposed design is based shall be submitted to the City Engineer.
(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
City 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 City of Weyauwega,
the applicant shall notify the City Engineer. An on-site meeting will
then be arranged to be attended by the City Engineer and the applicant.
Plans must be provided in order for the City 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 City before the City approves the final construction.
(5)
Required inspections. Prior to the commencement of
any street construction, the subdivider shall notify the City Engineer,
at least one workday in advance, as to the nature of the work being
done. The City Engineer shall be contacted for required inspections
after the following phases of construction. Any deficiencies found
by the City Engineer shall be corrected before proceeding to the next
phase of construction.
(6)
Tests of materials. The City 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 may
be taken by the City during pavement construction operations for purposes
of determining that the material meets specifications.
B.
Construction standards. All streets and highways constructed
in the City or to be dedicated to the City 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. After completion of the underground utilities
and approval thereof, the streets shall be constructed. Unless phasing
of construction of improvements is approved by the City Council or
its designee, building permits shall not be issued prior to the installation
of the street improvements and the approval of an individual lot grading
plan that conforms to the guidelines of the master site grading plan,
as determined by the City Engineer or his/her designee.
(2)
Street rights-of-way. Streets shall have a right-of-way width as established on the Official Map or as designated in § 520-39S; provided, however, that a greater or lesser roadway width may be required by the City 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 City Council.
(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 City
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, the topography or other physical conditions
make it impossible to do so, or unless this requirement is waived,
in writing, by the City Engineer.
(d)
Where he/she deems appropriate, the City Engineer
may require that pavement construction take place over a two-year
period, with the lower coat being placed in the same year as the underground
utilities are constructed and with the upper coat being placed in
the following year, after thorough cleaning and application of a tack
coat to the first coat.
(5)
Roadway base standards.
(a)
After the installation of temporary block corner
monuments by the subdivider and approval of street grades by the City
Engineer, 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 City Council, upon the recommendation
of the City Engineer.
(b)
Cut and filled lands shall be graded to a maximum
slope of one on four or the soil's angle of repose, whichever is the
lesser, and covered with permanent vegetation.
(c)
Residential streets shall have a crushed limestone
aggregate base, Gradation No. 2, minimum eight inches thick, compacted
in place, conforming to requirements of Section 304, Crushed Aggregate
Base Course, of the State of Wisconsin Standard Specifications for
Road and Bridge Construction, latest edition, which conforms to following
gradation specifications:
Sieve Size
(inches)
|
Percentage Passing by Weight
| |
---|---|---|
3
|
100
| |
2 1/2
|
90 to 100
| |
2
|
35 to 70
| |
1 1/2
|
0 to 15
| |
3/4
|
0 to 5
|
(d)
On commercial, arterial or other heavy-use streets, as determined by the City Engineer, a ten-inch minimum depth crushed limestone aggregate base course, Gradation No. 2, shall be constructed upon an inspected and approved subgrade conforming to the specifications in Subsection B(5)(c) above.
(e)
In the case of commercial, arterial or other
heavy-use roads, the City Council may, in the alternative to the above
standards, have the City Engineer provide specifications for such
roads after researching the site(s) and conducting a soil analysis
for separate pavement design analysis.
(f)
In any case, the City Council shall have the
sole discretion in determining the use and construction classification
to be adhered to.
(g)
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.
(h)
The subdivider shall furnish drawings which
indicate the proposed grades of streets shown on the plat, and after
approval of those grades by the City Engineer and adoption by the
City Council 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. All stumps and trees which cannot be saved, boulders
and other similar items shall be removed by the subdivider.
(6)
Roadway subgrade quality. If deemed necessary by the
City Engineer, California Bearing Ratio (CBR) tests may be required
according to the following standards:
(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 low bearing capacity when wet,
or which are highly elastic shall be removed to a minimum depth of
15 inches below the top of the subgrade 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 remove water from the subbase. Unstable and organic material must
be subcut, removed and replaced with a suitable granular material
placed over a geotextile fabric laid on top of the subgrade. Granular
material shall be approved by City Engineer. Geotextile material shall
meet requirements of Section 645, Geotextile Fabrics, of the State
of Wisconsin Standard Specifications for Road and Bridge Construction,
latest edition, for Type SR material.
(7)
Roadway grading; ditches. Roads shall be graded to
their full width in accordance with approved plans, plus an additional
distance necessary to establish a four-to-one back slope 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. Roadside ditches,
where allowed by the City, shall be a minimum of 26 inches below the
finished roadway center-line elevation or as approved by the City
Engineer. Debris may not be buried in the designated road right-of-way.
Roadway ditches shall have a normal slope ratio of 3:1 ditch from
the edge of the shoulder to the bottom of the ditch and 2:1 on the
back slope.
(8)
Pavement thickness.
(a)
Residential and rural-type roads shall have
a minimum of three-inch thick compacted hot-mix asphalt concrete pavement
placed in two layers, a binder course of 1 1/2 inches thick and
a surface course of 1/2 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.
(c)
The binder course shall be placed initially
upon completion of the utilities, and the surface course shall be
placed within one year after the date the binder course was placed.
Said surfacing shall be done in accordance with plans and standard
specifications approved by the City Council, upon the recommendation
of the City Engineer.
(d)
In the case of commercial, arterial or other
heavy-use roads, the City Council may, in the alternative to the above
standards, have the City Engineer provide specifications for paving
such roads with a greater thickness after researching the site(s)
and conducting a soil analysis. In any case, the City Council shall
have the sole discretion in determining the use and construction classification
to be adhered to. In no event shall paving occur later than 18 months
from the City's approval of the final or official plat. All subsequent
shouldering where ditches are allowed shall be brought to even grade
with bituminous mat.
(e)
Contraction joints shall be tooled, saw cut,
or formed by insertion of a metal plate in the concrete at intervals
not exceeding 12 feet and on each side of any structures located in
the concrete (i.e., inlets).
(9)
Shoulder width; rural profile streets.
(a)
A shoulder a minimum of four feet wide on each
side of the road is required where curb and gutter is not used and
wider when required by the town road standards as noted in § 82.50,
Wis. Stats.
(b)
Where ditches are allowed, road shoulders shall
have a minimum thickness of 2 1/2 inches of compacted-in-place
crushed state-approved aggregate base course over a minimum six inches
of compacted-in-place crushed state-approved aggregate base course,
except that shoulder thickness shall match the thickness of the pavement,
provided that there is a minimum shoulder thickness of six inches.
(10)
Roadway culverts and bridges. Roadway culverts
and bridges shall be constructed as directed by the City Engineer
and sized utilizing the methods listed in Chapter 13, titled "Drainage,"
of the Facilities Development Manual of the Wisconsin Department of
Transportation. All roadway culverts shall be provided with concrete
or metal apron end walls. 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.
(11)
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 pursuant to Chapter 241, Driveways, of this Code of Ordinances.
(b)
Driveway specifications shall be as prescribed in Chapter 241, Driveways, of this Code of Ordinances.
(c)
Driveway culverts shall be sized by the City Engineer (if appropriate). The culverts shall be placed in the ditch line at elevations that will assure proper drainage, and they shall be provided with concrete, metal or landscape timber end walls. Driveway culverts shall be installed as prescribed in Chapter 241, Driveways, of this Code of Ordinances.
(12)
Topsoil, grass, seed, fertilizer and mulch.
All disturbed areas (ditches and back slopes) 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.
(13)
Drainage improvements. In the case of all new
roads and streets, the City Engineer may require that stormwater retention
areas and storm sewers be constructed in order to provide for proper
drainage.
(14)
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 that a transition in pavement width cannot safety 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 City Engineer
determines that special circumstances prevent use of such ratio, in
which case the minimum transition ratio shall be 10:1.
(15)
Curb and gutter. Combination concrete curb and gutter is required on all streets. Curb and gutter in residential areas shall be either barrier type or mountable type. Barrier-type curb and gutter shall have a six-inch barrier curb with a twenty-four-inch flag, except at driveway aprons where a depressed curb shall be constructed. Mountable-type curb and gutter shall be 30 inches wide with an eighteen-inch flag. The top of the back of the mountable curb shall be three inches above the gutter flowline. Depressed curb shall be constructed at all handicap ramps for sidewalks and bikeways. Said curb and gutter shall be constructed of concrete, 3,500 psi strength at 28 days. Expansion joints 1/2 inch thick shall be placed in the curb at each starting and ending of a radius and at intervals not exceeding 300 feet and where otherwise directed by the City Engineer. Tie bars shall be provided where curb and gutter is adjacent to rigid pavements. The standards of § 520-24 shall also be complied with.
(16)
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 City Engineer to protect the new pavement.
C.
Selection of alternative design. The City Engineer
shall select a pavement structure to be used after reviewing equivalent
alternative pavement designs with the subdivider. The City Engineer
shall require one or more of the pavement designs of the subdivider
based on the following criteria:
(1)
Lifecycle cost.
(2)
History of similar pavements in the area.
(3)
Adjacent existing pavements.
(4)
Staging of construction.
(5)
Construction season.
(6)
Friction requirements.
(7)
Depressed, surface, or elevated design.
(8)
Higher governmental preference (e.g., if state highway).
(9)
Stimulation of competition.
(10)
Conservation of materials.
(11)
Construction considerations.
(12)
Recognition of local industry.
(13)
Availability of materials and methods locally.
D.
Final inspection. Upon completion of proposed streets,
the City 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 street will be inspected
by City 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 City Council, upon the
City Engineer's recommendation, before final inspection can then be
made again. If final acceptance is then made, the owner or owners
shall dedicate to the City all land necessary for streets. The subdivider
shall warranty the fitness of street improvements for one year after
construction.
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
600 feet nor exceed 1,500 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 City Council through
the center of a block more than 900 feet long where deemed essential
to provide circulation or access to schools, playgrounds, shopping
centers, transportation and other community facilities.
C.
Street tree planting strip easements. Tree planting
strip easements shall be provided for on both sides of all streets
when the street terrace is insufficient. The minimum easement width
shall be 10 feet and shall be adjacent to the front property line.
Street trees shall be maintained by the adjacent property owner in
accordance with City ordinances.
D.
Sidewalks. Sidewalks shall be constructed according to the standards in § 419-5 of this Code of Ordinances. In areas where sidewalks and bikeways are to be laid to the established grade of the street, the street edge of the sidewalk or bikeway pavement shall be at an elevation above the top of the curb determined by a slope of 1/2 inch per foot times the distance between the curb and the street sidewalk or bikeway edge. The sidewalk or bikeway pavement shall be sloped at a minimum of 1/4 inch per foot and a maximum of 3/4 inch per foot toward the street, unless public drainage is available behind the sidewalk or bikeway.
E.
Bikeways. Bikeways shall be constructed of bituminous
pavement, at least eight feet in width, in accordance with standard
City specifications.
A.
Lot dimension. Area and dimensions of all lots shall
conform to the requirements of the City of Weyauwega Zoning Code[1] for the subdivisions within the City and to the County
Zoning Code for lands within the City's extraterritorial jurisdictional
limits. Those building sites not served by a public sanitary sewerage
system or other approved system shall be sufficient to permit the
use of an on-site soil absorption sewage disposal system designed
in accordance with Ch. Comm 83, Wis. Adm. Code. The width and area
of lots located on soils suitable for the use of an on-site soil absorption
sewage disposal system shall not be less than 150 feet in width and
40,000 square feet in area.
B.
Depth of lots. Excessive depth in relation to width
shall be avoided and a proportion of 3:2 shall be considered a desirable
ratio under normal conditions. Depth of lots or parcels reserved or
laid out for commercial or industrial use shall be adequate to provide
for off-street service and parking required by the use contemplated.
C.
Width of lots. Width of lots shall conform to the
requirements of the City Zoning Ordinance or other applicable ordinance,
and in no case shall a lot be less than 60 feet in width at the building
setback line.
D.
Lands lying between meander line. Lands lying between
the meander line and the water's edge and any otherwise unplattable
lands which lie between a proposed subdivision and the water's edge
shall be included as part of lots, outlots or public dedications in
any plat abutting a lake or stream.
E.
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 City Zoning Code.
F.
Minimum lot frontage. In addition to the standards in Subsection C above, all lots on curved streets or culs-de-sac shall have a minimum of 40 feet of platted frontage on a public street to allow access by emergency and service motor vehicles unless part of a planned unit development approved by the City Council. Alley frontage (public or private) shall not constitute meeting this minimum frontage requirement.
G.
Lots where abutting arterial highway. Residential
lots adjacent to major and minor arterial streets and highways and/or
railroads shall be platted with an extra 15 feet of lot and an extra
15 feet of minimum yard setback and shall otherwise be designed to
alleviate the adverse effects on residential adjacent lots platted
to the major street, highway, railroad or other such features.
H.
Corner lots. Corner lots for residential use shall
have extra width of 15 feet to permit full building setback from both
streets or as required by applicable zoning regulations.
I.
Access to public street. Every lot shall front or
abut on a public street. Every lot shall front or abut on a public
street for a distance of at least 40 feet.
J.
Side lots. Side lot lines shall be substantially at
right angles to or radial to abutting street center lines. Lot lines
shall follow City boundary lines.
K.
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.
L.
Natural features. In the dividing of any land, regard
shall be shown for all natural features such as tree growth, watercourses,
historic spots or similar conditions which, if preserved, will add
attractiveness and stability to the proposed development.
M.
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.
N.
Large lots. In case a tract is divided and results
in parcels of more than twice the minimum lot size provided for by
the City Zoning Code for the zoning district in which the land is
located, such parcels shall be so arranged to permit redividing into
parcels in accordance with this chapter and with the Zoning Code.
O.
Trunk highway proximity. All lots adjacent to state
trunk and federal highways shall be platted with additional depth
necessary to provide for a building setback line not less than 50
feet from the nearer right-of-way line or 110 feet from the center
line, whichever is more restrictive (reference Ch. Trans 233, Wis.
Adm. Code). The subdivider may appeal this requirement to the City
Engineer. Upon written request of the City Engineer, the Wisconsin
Department of Transportation is hereby authorized to then determine
building setback requirements equal to or less than those required
above in all land divisions (including certified surveys) adjacent
to state and federal highways in accordance with the authority granted
in the Administrative Code. The required building setback line and
additional lot depth shall be platted so as to accommodate such required
building setbacks.
P.
Easement allowance. Lots containing pedestrian or
drainage easements shall be platted to include additional width in
allowance for the easement.
Q.
Drainageway and watercourses. Lots abutting upon a
watercourse, drainageway, channel or stream shall have such additional
depth or width as required by the City Engineer to obtain building
sites that are not subject to flooding from a post-development one-hundred-year
storm.
A.
Purpose.
(1)
The subdivider shall construct stormwater drainage
facilities adequate to serve the subdivision which may include curbs
and gutters, catch basins and inlets, storm sewers, road ditches,
open channels, water retention structures and settling basins. All
such facilities shall be of adequate size and grade to hydraulically
accommodate the maximum potential volumes of flow and shall be so
designed as to prevent and control soil erosion and sedimentation
and to present no hazards to life or property.
(2)
Shoreland drainage facilities shall, if required,
include water retention structures and settling basins so as to prevent
erosion and sedimentation where such facilities discharge into streams
or lakes. The design criteria, the size, type, grades and installation
of all stormwater drains and sewers and other cross-section, invert
and erosion control paving check dams, flumes or other energy-dissipating
structures and seeding and/or sodding of open channels and unpaved
road ditches proposed to be constructed shall be in accordance with
the plans and standard specifications approved by the City Engineer.
(3)
The subdivider shall assume the cost of installing
all storm sewers within the proposed subdivision, except for the added
cost of installing storm sewers greater than those which are necessary
to serve tributary drainage areas lying outside of the proposed subdivision.
In addition, the subdivider shall pay to the City a storm sewer trunk
line connection fee based on the added cost of installing larger sewers
in the total tributary drainage area which shall be prorated in proportion
to the ratio which the total area of the proposed plat is to the total
drainage area to be served by such larger sewers.
(4)
The following provisions in this section are established
to preserve and provide properly located public sites and facilities
for drainage and stormwater management as the community develops and
to ensure that the costs of providing and developing such public sites
are equitably apportioned on the basis of serving the need for the
management of increased stormwater quantities resulting from land
development.
B.
Drainage system required.
(1)
As required by § 520-28, a drainage system shall be designed and constructed by the subdivider to provide for the proper drainage of the surface water of the land division and the drainage area of which it is a part. Post-development peak runoff rates shall be limited to predevelopment levels, up to and including twenty-five-year return period storms. A final plat shall not be approved until the subdivider shall submit plans, profiles and specifications as specified in this section which have been prepared by a registered professional engineer and approved or modified by the City Council, upon the recommendations of the Plan Commission and City Engineer.
(2)
Lots shall be laid out so as to provide positive drainage
away from all buildings, and individual lot drainage shall be coordinated
with the general storm drainage pattern for the area. Drainage shall
be designed so as to avoid concentration of storm drainage water from
each lot onto adjacent lots.
(3)
The Plan Commission shall not recommend for approval
any subdivision plat which does not provide adequate means for stormwater
or floodwater runoff. Any stormwater drainage system will be separate
and independent of any sanitary sewer system. Storm sewers, where
necessary, shall be designed in accordance with all governmental regulations,
and a copy of design computations for engineering capacities shall
accompany plans submitted by the planning engineer for the final plat.
When calculations indicate that curb capacities are exceeded at a
point, no further allowance shall be made for flow beyond that point,
and basins shall be used to intercept flow at that point.
C.
Drainage system plans.
(1)
The subdivider shall submit to the City at the time
of filing a final plat a drainage plan or engineering report on the
ability of existing watercourse channels, storm sewers, culverts and
other improvements pertaining to drainage or flood control within
the subdivision to handle the additional runoff which would be generated
by the development of the land within the subdivision. Additional
information shall be submitted to adequately indicate that provision
has been made for disposal of surface water without any damage to
the developed or undeveloped land downstream or below the proposed
subdivision. The report shall also include:
(2)
A grading plan for the streets, blocks and lots shall
be submitted by the subdivider for the area within the subdivision.
(3)
The design criteria for storm drainage systems shall
be based upon information provided by the City Engineer.
(4)
Material and construction specifications for all drainage
projects (i.e., pipe, culverts, seed, sod, etc.) shall be in compliance
with specifications provided by the City Engineer.
D.
Drainage system requirements. The subdivider shall install all the storm drainage facilities indicated on the plans required in Subsection A of this section necessary to serve, and resulting from, the phase of the land division under development:
(1)
Street drainage. All streets shall be provided with
an adequate storm drainage system. The street storm system shall serve
as the minor drainage system and shall be designed to carry street,
adjacent land and building stormwater drainage. Stormwater shall not
be permitted to be run into the sanitary sewer system within the proposed
subdivision.
(2)
Off-street drainage. The design of the off-street major drainage system shall include the entire watershed affecting the land division and shall be extended to a watercourse or ditch adequate to receive the storm drainage. When the drainage system is outside of the street right-of-way, the subdivider shall make provisions for dedicating an easement pursuant to Subsection E to the City to provide for the future maintenance of said system.
E.
Protection of drainage systems. The subdivider shall
adequately protect all ditches to the satisfaction of the City Engineer.
Ditches and open channels shall be seeded, sodded or paved depending
upon grades and soil types. (Generally ditches or channels with grades
up to 1% shall be seeded, those with grades up to 4% shall be sodded
and those with grades over 4% shall be paved.)
F.
Drainage easements. Where a land division is traversed
by a watercourse, drainageway, channel or stream:
(1)
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 will be adequate
for the purpose and as may be necessary to comply with this section;
(2)
The watercourse, drainageway, channel or stream may
be relocated in such a manner that the maintenance of adequate drainage
will 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 will be adequate
for the purpose and may be necessary to comply with this section;
or
(3)
Wherever possible, drainage shall be maintained in
an easement by an open channel with landscaped banks and adequate
width for maximum potential volume flow. In all cases, such easements
shall be of a minimum width established at the high-water mark or,
in the absence of such specification, not less than 30 feet.
G.
Dedication of drainageways. Whenever a parcel is to
be subdivided or consolidated and embraces any part of a drainageway
identified on a City Comprehensive Stormwater Management Plan, Comprehensive
Plan and/or Official Map or any portion thereof, such part of said
existing or proposed public drainageway shall be platted and dedicated
by the subdivider as an easement or right-of-way in the location and
at the size indicated along with all other streets and public ways
in the land division. Whenever any parcel is to be subdivided or consolidated
and is part of a drainage district established under the authority
of Ch. 88, Wis. Stats., the subdivider shall petition the Circuit
Court to transfer the jurisdiction of that portion of the drainage
district being subdivided or consolidated to the City in accordance
with § 88.83, Wis. Stats.
H.
Dedication/preservation of stormwater management facilities.
The subdivider shall dedicate sufficient land area for the storage
of stormwater to meet the needs to be created by the proposed land
development and in accordance with the standards for on-site detention
and as determined by the City Engineer. Whenever a proposed stormwater
management facility (e.g., detention or retention basin) shown on
the Comprehensive Stormwater Management Plan, Comprehensive Plan and/or
Official Map is located, in whole or in part, within the proposed
land division, ground areas for providing the required storage capacity
in such proposed public facility shall be dedicated to the public
to the requirements of the Comprehensive Plan and/or Official Map.
Storage areas necessary to serve areas outside the land division shall
be held in reserve for a period of five years from the date of final
plat approval for future dedication to the City or other appropriate
agency.
I.
Storm drainage facilities.
(1)
The subdivider, at his/her cost, shall install all
drainage facilities identified in the erosion control plan or determined
by the City Engineer as being necessary for the management of all
lands and roadways within the development. In addition, drainage capacity
through the development from other areas shall be provided in accordance
with a comprehensive surface water management study, if applicable.
All required storm drainage facilities shall be constructed and operational
prior to acceptance of any dedications and/or public improvements
served by the storm drainage facilities.
(2)
The subdivider shall submit to the City Engineer for
his/her review and approval a report on the ability of existing watercourse
channels, storm sewers, culverts and other improvements pertaining
to drainage or flood control within the land division to handle the
additional runoff which would be generated by the development of the
land within the land division. Additional information shall be submitted
to adequately indicate that provision has been made for disposal of
surface water without any damage to the developed or undeveloped land
downstream or below the proposed land division. The report shall also
include:
(3)
A grading plan for the streets, blocks and lots shall
be submitted by the subdivider for the area within the land division.
(4)
The design criteria for storm drainage systems shall
be reviewed by the City Engineer and approved or modified.
(5)
Material and construction specifications for all drainage
projects (i.e., pipe, culverts, seed, sod, etc.) shall be in compliance
with standards and specifications provided by City ordinance and/or
the City Engineer.
J.
Minor drainage system. The subdivider shall install
all minor drainage system components necessary to reduce inconvenience
and damages from frequent storms. Minor drainage components shall
include all inlets, piping, gutters, channels, ditching, pumping and
other facilities designed to accommodate the post-development runoff
resulting from a five-year, twenty-four-hour rainfall (ten-year, twenty-four-hour
rainfall for commercial zoning district) event as determined in the
most current edition of the Natural Resources Conservation Service
Technical Release 55 (TR 55). Temporary accumulations of storm runoff
from ponding or flowing water, in or near minor system components,
shall be permitted provided that such accumulations do not allow the
water to flow across the crown of the street from one side to the
other. For arterial streets and streets located in commercial districts,
ponding within normal traffic lanes (10 feet on each side of the center
line of the street) is prohibited. In drainageways and drainageway
easements, accumulations of water shall not inundate beyond the limits
of the drainageway or drainageway easement. Cross-street drainage
channels (valley gutters) shall not be permitted except on cul-de-sac
or permanent dead-end streets serving fewer than 10 dwelling units
and where the minimum grade in the valley gutter and street gutter
between the valley gutter and the next downstream drainage inlet is
not less than 1%.[2]
K.
Major drainage system. The subdivider shall install
all major drainage system components necessary to reduce inconvenience
and damages from infrequent storms. Major system components shall
include large channels and drainageways, streets, easements and other
paths and shall be capable of accommodating post-development runoff
in excess of that accommodated by minor system components resulting
from twenty-four-hour rainfall events for storms with return frequencies
greater than two years up to and including the one-hundred-year return
event (as identified in TR 55). Runoff resulting from a one-hundred-year,
twenty-four-hour rainfall event shall be contained within the street
right-of-way or designated storm drainage easement or detention facility.
L.
Drainage piping systems.
(1)
Unless otherwise approved by the City Engineer, all
drainage piping of 12 inches in diameter and greater in street rights-of-way
shall be constructed of Class 3 reinforced concrete pipe. Piping materials
outside of rights-of-way shall be subject to approval of the City
Engineer. All storm sewer outlets shall be equipped with steel bar
or iron pipe debris gates.
(2)
Agricultural drain tiles which are disturbed during
construction shall be restored, reconnected or connected to public
storm drainage facilities.
M.
Open channel systems.
(1)
Unpaved road ditches and street gutters shall be permitted
only within the City's extraterritorial plat approval jurisdictional
area and shall be shaped and seeded and/or sodded as grassed waterways.
Where the velocity of flow is in excess of four feet per second on
soils having a severe or very severe erosion hazard and in excess
of six feet per second on soils having moderate, slight, or very slight
erosion hazard, the subdivider shall install a paved invert or check
dams, flumes, or other energy-dissipating devices.
(2)
Where open channels are utilized in either the minor
or major drainage system, they shall be designed so as to minimize
maintenance requirements and maximize safety. Drainage easements (in
lieu of dedications) shall be utilized to accommodate open channels,
and adequate access shall be provided by the City for maintenance
of drainage capacity. Side slopes shall not exceed a four-to-one slope.
Drainageways, where subject to high groundwater, continuous flows,
or other conditions as determined by the City Engineer that would
hamper maintenance operations due to consistently wet conditions,
shall have a paved concrete invert of not less than eight feet wide
and side slopes to a point one foot above the channel invert.[3]
(3)
In areas where invert paving is not required, the
drainageway bottom shall be grass. If the drainageway has a bare soil
bottom or the natural grasses in the drainageway are disturbed due
to development operations, the drainageway bottom shall be sodded
and securely staked to one foot above the elevation of inundation
resulting from a predevelopment five-year, twenty-four-hour storm
event. Other disturbed areas shall be seeded and prepared in accordance
with the City's erosion control requirements. Velocities for grass-lined
channels shall not exceed those presented in the City's surface water
management study, if one is adopted.
N.
Standards for on-site detention storage. When the
subdivider employs on-site detention to control erosion and sedimentation,
reduce the post-development peak runoff rate or temporarily store
stormwater runoff due to inadequate downstream drainage facilities,
the detention (storage) facilities shall be subject to regulation
in accordance with the following standards:
(1)
Where on-site detention is temporarily employed for
erosion and sedimentation control, the detention facilities shall
safety contain the predevelopment runoff from a five-year storm event
of twenty-four-hour duration.
(2)
Where on-site detention is permanently employed to
reduce the post-development peak runoff, the detention facility shall
safety contain the post-development runoff from a twenty-five-year
storm event of twenty-four-hour duration within the limits of the
facility.
(3)
Post-development peak runoff rates shall be limited
to predevelopment levels, up to and including twenty-five-year return
period storms.
(4)
All detention facilities shall safety contain or pass
the runoff from any storm of any duration which exceeds the maximum
storm required to be contained up to the one-hundred-year storm event
of twenty-four-hour duration.
(5)
All permanent detention facilities shall safety contain
the runoff from the one-hundred-year storm event of twenty-four-hour
duration on both public and, if necessary, private properties without
inundating any building at the ground elevation, the travel lanes
of any arterial street, the center 10 feet of any collector street
or the top of the curb on any local street.
(6)
Determination of on-site detention volumes shall be
computed by procedures established by the United States Natural Resources
Conservation Service in the most current edition of its technical
publication entitled "Urban Hydrology for Small Watersheds, TR-55
or TR-20," and as accepted and approved by the City Engineer.[4]
(7)
The storage of stormwater runoff shall not encroach
on any public park (except parks designed with detention facilities)
or any private lands outside the land division unless an easement
providing for such storage has been approved and recorded for said
lands.
(8)
All detention facilities shall be designed with the
safety of the general public and any considerations for ease of maintenance
as top proprieties.
(9)
Any wet detention facilities shall include riprap
to not less than two feet above the normal pool elevation for protection
from wave action or other slope stabilization methods approved by
the City Engineer for protection from wave action.
(10)
The sides of all detention facilities shall
have a maximum slope ratio of 4:1 (horizontal to vertical), with flatter
slopes being required where determined practical by the City Engineer.
(11)
The City Council, upon recommendation by the
City Engineer, may require the installation of fencing or other such
security measures in detention facilities with excessively long down
times or permanent water features or other features requiring additional
security for safety reasons.
A.
General.
(1)
If a proposed subdivision includes land that is zoned
for commercial or industrial purposes, the layout of the subdivision
with respect to such land shall make such provisions as the City may
require.
(2)
A nonresidential subdivision shall also be subject
to all the requirements for site plan approval set forth in the City
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 City, and shall conform to the proposed land use standards
established by any City Comprehensive Plan or Official Map and the
City Zoning Code.
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 City Council
that the street, parcel and block pattern proposed is specifically
adapted to the uses anticipated and takes into account other uses
in the vicinity. The following principles and standards shall be observed:
(1)
Proposed industrial parcels shall be suitable in area
and dimensions to the types of industrial development anticipated.
(2)
Street rights-of-way and pavement shall be adequate
to accommodate the type and volume of traffic anticipated to be generated
thereupon.
(3)
Special requirements may be imposed by the City Council,
upon the recommendation of the City Engineer, with respect to street,
curb, gutter and sidewalk design and construction.
(4)
Special requirements may be imposed by the City Council,
upon the recommendation of the City Engineer, with respect to the
installation of public utilities, including water, sewer and stormwater
drainage.
(5)
Every effort shall be made to protect adjacent residential
areas from potential nuisance from a proposed commercial or industrial
subdivision, including the provision of extra depth in parcels backing
up on existing or potential residential development and provisions
for permanently landscaped buffer strips when necessary.
(6)
Streets carrying nonresidential traffic, especially
truck traffic, shall not normally be extended to the boundaries of
adjacent existing or potential residential areas.
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 City.
(2)
The master site grading plan shall show existing and
proposed elevations of all lot corners, control points and building
locations. 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
City 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 grading plans.
The owners of the subdivision lots shall adhere to those plans.
(4)
Upon completion of all street and subdivision grading,
the grades shall be checked and certified by the City Engineer to
determine that the completed grading work is in accordance with the
master site grading plan.
(5)
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, including the grading of sight triangles
at each intersection.
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, provided that any
ditches or swales are in public drainage easements, provided that
a deed restriction is adopted which prohibits alteration of the grades
within five feet of any property line from the grades shown on the
master site grading plan.
(2)
Parts of all lots may be graded to provide for drainage
to a ditch or to a swale.
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 grade approved by the City Engineer, 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 City Engineer as not being necessary for erosion control or
site landscaping purposes. 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 City 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.
(5)
The City Council shall require the subdivider to provide
or install certain protection and rehabilitation measures, such as
fencing, sloping, seeding, riprap, revetments, jetties, clearing,
dredging, snagging, drop structures, brush mats, willow poles and
grade stabilization structures. Seeding of the site shall occur within
30 days of rough grading.
(6)
Tree cutting and shrubbery clearing shall not exceed
50% of the lot or tract and shall be so conducted as to prevent erosion
and sedimentation, preserve and improve scenic qualities, and, during
foliation, substantially screen any development from stream or lake
users.
(7)
Paths and trails in wooded and wetland areas shall
not exceed 10 feet in width unless otherwise approved by the City
Council and shall be so designed and constructed as to result in the
least removal and disruption of trees and shrubs and the minimum impairment
of natural beauty.
(8)
Earthmoving, such as grading, topsoil removal, mineral
extraction, stream course changing, road cutting, waterway construction
or enlargement, removal of stream or lake bed materials, excavation,
channel clearing, ditching, drain tile laying, dredging, and lagooning,
shall be so conducted as to prevent erosion and sedimentation and
to least disturb the natural fauna, flora, watercourse, water regimen,
and topography.
(9)
Review of the conduct of such cutting, clearing, and
moving may be requested of the County Soil and Water Conservation
District Supervisors, the State District Fish and Game Managers, and
the State District Forester by the City Engineer and Plan Commission
as they deem appropriate.
E.
Drainage flows. The subdivider shall cause to be set
upon the master grading plan arrows indicating the directions of drainage
flows for each property line not fronting on a street on all parcels
and along each street as will result from the grading of the site
or the construction of the required public improvements or which are
existing drainage flows and will remain. The arrows indicating the
directions of flows shall be appropriately weighted so as to differentiate
between the minor and major (one-hundred-year event) drainage components.
The arrows shall be accompanied on the master grading plan with the
following note: "Arrows indicate the direction of drainage flows in
various components resulting from site grading and the construction
of required public improvements. The drainage flow components located
in easements shall be maintained and preserved by the property owner
unless approved by the City Engineer."
The City finds that urbanizing land uses have accelerated the process of soil erosion, runoff and sediment deposition in the waters of the City. 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 City. All land disturbing activities shall be subject to the provisions of the City's Construction Site Erosion Control Ordinance (Chapter 230).