A.
Monuments. The subdivision shall be monumented as required by § 236.15,
Wis. Stats. The monuments shall be witnessed by five-foot-long T-shaped
fence posts or four-inch-diameter five-foot-long wood posts set two
feet into the ground.
B.
Public utilities.
(1)
Sanitary sewers and water mains.
(a)
Subdivisions located within sewer service areas shall be served
by public sanitary sewer and water systems (including lift stations
if needed). The subdivider shall extend existing sanitary sewer mains
and water mains as necessary to serve each lot within the subdivision.
Additionally, sanitary sewer and water main shall be extended to the
end of the subdivision in order for future extensions to be made.
Also, the subdivider shall extend sanitary sewer and water service
laterals to each lot [duplex lots shall have minimum one-and-one-fourth-inch
or two one-inch water service (at the discretion of the Town utility
operator) and a minimum of one four-inch sanitary sewer service extended
to the lot].
(b)
Subdivision lots not located within a sewer service area shall
be served by a private sewerage system and potable water supply in
accordance with Department of Safety and Professional Services, Chs.
SPS 382, SPS 383 and SPS 385, Wis. Adm. Code.
(c)
Design of sanitary sewers and water mains shall conform to the
Town's standard specifications.
(d)
The developer shall pay for eight-inch-diameter sanitary sewers
up to 12 feet deep (flow line to finished grade). The Town will pay
for oversizing (above eight inches in diameter) and depth (in excess
of 12 feet), unless the oversizing or excess depth is needed for the
proposed development or contains a future benefit to the developer
for future development.
(e)
The developer shall pay the cost of eight-inch-diameter water
main in residential developments and twelve-inch diameter in commercial
and/or industrial developments, including looping for circulation.
The Town will pay for oversizing above an eight-inch diameter and
twelve-inch diameter respectively, unless the oversizing is needed
for the proposed development or contains a future benefit to the developer
for future development.
(2)
Storm sewers.
(a)
The subdivider shall be responsible for installing storm sewers
when Class I subdivision streets are required within the subdivision.
The storm sewer shall be extended to the ends of the subdivision for
future extensions within the basin. Mini storm sewers or storm sewer
laterals shall also be required by the Town.
(b)
The subdivider shall be responsible for installing stormwater
management and non-point-source pollution facilities when required
by the Board or as identified in the Stormwater Management Plan.
(c)
Design of storm sewers and other storm drainage facilities shall conform to Article X of this chapter and the Town's standard specifications.
(d)
Storm sewers shall be designed for the entire drainage basin.
The properties contained in the basin but outside the subdivision
shall be included in the oversized design. The developer shall pay
for the cost of up to eighteen-inch storm sewer mains. The Town will
pay the cost of oversizing above 18 inches unless the oversizing is
needed for the proposed development or contains a future benefit to
the developer for future development.
(e)
The cost of detention basin construction shall be paid by the developer in accordance with Article X of this chapter. If the basin serves more than the immediate area of the subdivision, the Town will (at its discretion) pay the cost associated with benefit to lands that are outside of the subdivision. The Town may utilize special assessments to complete the project or require the developer to carry the cost for reimbursement at a later date.
C.
Public streets. Town streets shall be designed and constructed in accordance with the Town's standard specifications and Article IV of this chapter. Streets shall be extended to the ends of the subdivision to accommodate future street extensions.
D.
Public improvements. The Board shall review the general design quality
of engineering and drainage plans submitted and make a determination
as to the scope of improvements which should be installed to conform
to sound development standards. The Board's determination shall
be based on the number and size of lots proposed, the improvements
required, the existing drainage conditions on upstream and downstream
property and other pertinent locational factors.
E.
Private utilities. The subdivider shall be responsible for having
all privately owned utilities installed within the subdivision, if
required. The Board shall not be responsible for any cost or agreements
required by these private utilities. Agreements with the private utilities
shall be submitted with the final plat to assure the Board that the
private utilities have been contacted and arrangements made for installation.
All privately owned utilities, including gas mains, electrical cables,
telephone cables, cable television, streetlighting, or any other nonpublic
improvement, shall not be installed until such time as the sanitary
sewer, storm sewer and water mains have been installed.
F.
Streetlamps.
(1)
Required. Streetlights are generally required unless an exception
is provided by Town Board. The subdivider shall install streetlamps
along all streets proposed to be dedicated of a design compatible
with the neighborhood and type of development proposed, as determined
by the Town Board. Such lamps shall be placed at each street intersection
and at such interior block spacing as may be required by the Town
Board upon the recommendation of the Town Engineer and the utility
company. All streetlighting will generally be required to be located
at or near intersections and at or near fire hydrants. The cost of
obtaining and installing the public streetlighting shall be the expense
of the subdivider. The Town Board may require the developer to form
an association to pay the cost of the operation of the streetlights.
The subdivider may want to install decorative lighting as an option.
All costs associated with the initial installation will be paid by
the developer. The increased monthly lamp costs would be spread over
all lots in the subdivision and billed accordingly on each lot owner's
utility bill.
(2)
Installation requirement. The Town Board will not approve the final
plat or any certified survey map requiring, in the discretion of the
Planning and Zoning Board and the Town Board, streetlighting until
such time as such streetlighting is fully installed at the cost to
the subdivider or certified survey map property owner.
G.
Street signs. The subdivider shall be responsible for the installation
of street and traffic signs at all intersections within the development.
The design and installation shall be as specified by the Town Engineer
and at the developer's cost.
I.
Bicycle paths and trails. When required by the Town Board, the subdivider
shall install required bicycle paths and trails in accordance with
the plans and specifications approved by the Town. The subdivider
shall assume the entire cost of such bicycle paths and trails, except
in the case of dual bicycle paths and streets. The added cost for
streets wider than those required in order to accommodate bicycle
paths and trails shall be the responsibility of the municipality charged
with the maintenance of the proposed facility. If the subdivider wishes
to install dual-lane facilities, which may be required by the Town,
then the total cost of such improvements shall be borne by the divider.
In addition to all other pertinent sections of this chapter,
the subdivider is responsible for the following:
A.
Off-site utility easements.
(1)
The subdivider shall obtain all required utility and storm drainage
easements from the appropriate off-site property owners. The subdivider
shall be responsible for providing the legal description of the easement
and for the proper execution of the easement by the grantor. All completed
easements shall be submitted to the Town for review prior to final
plat approval and recordation.
(2)
In the event the subdivider is unable to obtain the required off-site
easements and all other development options have been exhausted, the
subdivider may request in writing that the Town condemn the easement,
with legal, engineering and administrative expenses born by the subdivider.
B.
Public improvements. The subdivider shall be responsible for the design and installation of all public improvements required in § 267-20.
C.
Erosion control requirements. The developer shall be responsible
for erosion control plan requirements in accordance with Department
of Natural Resources, Ch. NR 216, Wis. Adm. Code, and local regulations.
The developer shall develop a construction site erosion control plan
and shall perform all activities required by the plan and shall maintain
compliance with the plan. The construction site erosion control plan
shall be prepared in accordance with good engineering practices and
the design criteria, standards and specifications outlined in the
Wisconsin Construction Site Best Management Practice Handbook. All
erosion control measures shall be maintained by the developer during
the period of land disturbance and land development of the site in
a manner satisfactory to ensure adequate performance and to prevent
nuisance conditions.
D.
Subdivider's agreement. The subdivider shall execute a subdivider's
agreement. The subdivider's agreement shall guarantee installation
of all public improvements with one of the following development options:[1]
(1)
Irrevocable letter of credit option. The subdivider may obtain final
plat approval prior to construction of public improvements if an irrevocable
letter of credit or cash escrow is provided for an amount equal to
all improvement costs. Improvement costs shall include all material,
installation, staking, inspecting, testing, and construction engineering
costs of sanitary sewer, storm sewer, water main, sidewalks, streets,
and drainage grading. Improvement costs shall be subject to final
approval by the Town Board. (The subdivider may request that the Town
be responsible for administering the construction of all improvements,
provided that the subdivider establishes a cash escrow for an amount
equal to all improvement costs. Withdrawals from the escrow account
shall be made by the Town as needed to pay construction costs.)
(2)
Acceptance option. The subdivider is not required to provide an irrevocable
letter of credit or cash escrow if all public improvements are constructed
and accepted by the Town prior to final plat approval.
(3)
Blended option. At any point during the construction process, the
subdivider may obtain final plat approval if an irrevocable letter
of credit or cash escrow is provided for an amount equal to the cost
of the public improvements which have not been constructed and accepted
by the Town to date. Improvement costs shall include materials, installation,
staking, inspecting, testing, and construction engineering costs of
sanitary sewer, storm sewer, water main, sidewalks, streets, and drainage
grading. Improvement costs shall be subject to final approval by the
Town Board.
E.
Special agreements. The subdivider may be required to execute one
or more of the following special agreements, if deemed necessary by
the Board:
(1)
Escrow account agreement. A written escrow agreement shall be prepared
by the Town and executed by the subdivider and appropriate Town officers.
The escrow agreement shall provide that only the Town may withdraw
funds from the escrow account established by the subdivider in a bank
approved by the Board. The escrow agreement shall further provide
that only the Town may withdraw funds from the account in order to
pay for improvement costs within the subdivision or to close the account
following Town acceptance of all required improvements. The balance
in the escrow account, including interest, shall be paid to the subdivider.
(2)
Other agreements. The subdivider shall execute other agreements deemed
necessary by the Board.
F.
Plans. The following plans and accompanying construction specifications
shall be required by the Town Board before authorization of construction
or installation of improvements:
(1)
Street plans and profiles showing existing and proposed grades, soil
conditions, elevations and cross sections of required improvements.
(2)
Sanitary sewer plans and profiles showing the locations, grades,
sizes, elevations and materials of required facilities.
(3)
Storm sewer plans and profiles showing the locations, grades, sizes,
cross sections, elevations and materials of required facilities.
(4)
Water main plans and profiles showing the locations, sizes, elevations
and materials of required facilities.
(5)
Construction site erosion control plan.
(6)
Planting plans showing the locations, age and species of any required
street trees.
(7)
Surface water drainage plan.
(8)
Additional special plans or information as required.
