A.
Compliance with statutes. In laying out a subdivision, the owner
shall conform to the provisions of Ch. 236, Wis. Stats., and all applicable
Village 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.
B.
Dedication. The subdivider shall dedicate land and improve streets as provided in this chapter and § 408-23. 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 Village Board. The subdivision, certified survey parcel or land division shall be so designed as to provide each lot with satisfactory access to a public street or road.
C.
Compliance with Comprehensive Plan and ordinances.
(1)
The arrangement, character, features, and layout of land divisions
in the Village of Howards Grove shall be designed to comply with the
standards of this chapter, the Comprehensive Plan, the Official Map,
and/or any comprehensive utility plans or other planning documents
which may pertain to the standards of design for land divisions and
which have been adopted by the Village Board. Where no such planning
documents have been adopted, subdivisions shall be designed according
to engineering and planning standards approved by the Village Engineer
and applied so as to 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 Village Engineer and to the right-of-way widths required in this
article for the classification of street required.
(2)
The arrangement, character, extent, width, grade, and location of
all streets shall conform to Village Comprehensive Plans, the Official
Map, and to this chapter, and other Village planning documents and
shall be considered in their relation to: existing and planned streets,
reasonable circulation of traffic, topographical conditions, runoff
of stormwater, public convenience and safety, and in their appropriate
relation to the proposed uses of the land to be served by such streets.[1]
(3)
The arrangement of streets in new subdivisions shall make provision
for the appropriate continuation at the same or greater width of the
existing streets in adjoining areas.
D.
Areas not covered by Official Map or plan. In areas not covered by
an Official Map or a Village Comprehensive Plan, the layout of streets
shall conform to the plan for the most advantageous development of
adjoining areas of the neighborhood. Streets shall be designed and
located in relation to existing and officially planned streets, topography
and natural terrain, streams and lakes and existing tree growth, public
convenience and safety and in their appropriate relation to the proposed
use of the land to be served by such streets.
E.
Proposed streets. Proposed streets shall extend to the boundary lines
of the tract being subdivided unless prevented by topography or other
physical conditions or unless, in the opinion of the Village Board,
such extension is not necessary or desirable for the coordination
of the layout of the subdivision or land division or for the advantageous
development of the adjacent tracts.
F.
Streets classifications. Streets shall be required and classified
by the Village Engineer in accordance with the Village's Comprehensive
Plan and where not identified in said plan, in accordance with sound
engineering standards, into the classifications indicated below:
(1)
Arterial streets. Arterial streets shall be arranged to provide through
traffic for a heavy volume of vehicles. Arterial streets shall have
a right-of-way width of not less than 86 feet for a median-divided
roadway, nor less than 66 feet for a single roadway, with a roadway
width of 36 feet.
(2)
Collector streets. Collector streets shall be arranged so as to provide
ready collection of traffic from individual areas and conveyance of
this traffic to the major street and highway system and shall be properly
related to special traffic generators such as schools, churches and
shopping centers and other concentrations of population and to the
major streets into which they feed. Collector streets have a right-of-way
width of not less than 66 feet, with a roadway width of 36 feet.
(3)
Local/minor streets. Local streets shall be arranged to conform to
the topography, to discourage use by through traffic, to permit the
design of efficient storm and sanitary sewerage systems, and to require
the minimum street area necessary to provide safe and convenient access
to abutting property. Local streets have a right-of-way width of not
less than 60 feet, with a roadway width of 36 feet.
(4)
Alleys. Alleys shall be located at rear property lines, shall discourage
through traffic, shall serve fewer than 50 vehicles per day, and shall
be intended to provide access to off-street loading and service areas
and not primary access to parcels.
G.
Reserve strips. Reserve strips shall not be provided on any plat
to control access to streets or alleys, except where control of such
strips is placed with the Village under conditions approved by the
Village Board.
H.
Extraterritorial streets. Streets located in the extraterritorial
plat jurisdiction of the Village shall provide for the dedication
of the minimum widths of right-of-way in accordance with the standards
of this chapter. Extraterritorial streets within the Urban Service
Area shall be provided to the structural standards of this chapter
and minimum pavement widths of 24 feet and without curb and gutter.
Other streets within the extraterritorial plat jurisdiction of the
Village shall meet or exceed the town road standards of § 82.50,
Wis. Stats.
I.
Alleys; cul-de-sac streets.
(1)
Commercial and industrial. Alleys shall be provided in all commercial
and industrial districts, except that the Village Board may waive
this requirement where other definite and assured provision is made
for service access, such as off-street loading and parking, consistent
with and adequate for the uses proposed. 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 30 feet. Alley rights-of-way shall be not more than
50 feet. Alleys shall be constructed according to base and surfacing
requirements for streets.[2]
(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 Village Engineer.
(4)
Cul-de-sac streets. Cul-de-sac streets designed to have one end permanently
closed shall not exceed 700 feet in length and shall terminate with
a turnaround of not less than 120 feet in diameter and a roadway turnaround
of 96 feet in diameter. In all culs-de-sac, there shall be an unobstructed
sight distance from the intersection of the intersecting street to
the far end of the cul-de-sac bulb.
J.
Continuation. Streets shall be laid out to provide for possible continuation
wherever topographic and other physical conditions permit. The use
of culs-de-sac shall be held to a minimum and permanently dead ended
streets shall be prohibited. Provisions shall be made so that all
proposed streets shall have a direct connection with, or be continuous
and in line with, existing, planned or platted streets with which
they are to connect. Proposed streets shall be extended to the boundary
lines of the tract to be subdivided, unless prevented by topography
or other physical conditions, or unless in the opinion of the Village
Board, such extension is not necessary or desirable for the coordination
of the layout of the subdivision with existing layout or the most
advantageous future development of adjacent tracts.
K.
Minor streets. Minor streets shall be so laid out so as to discourage
their use by through traffic.
L.
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 Village Engineer to ensure safe, efficient
traffic flow and adequate protection of residential properties.
M.
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.
N.
Horizontal curves. When connecting street lines deflect from each
other at any one point by more than 5°, they shall be connected
by a curve with a radius of not less than 150 feet on local streets,
250 feet on collector streets, and 450 feet on arterial streets.
O.
Visibility. Streets shall afford maximum visibility and safety for
motorist, bicycle, and pedestrian use and shall intersect at right
angles, where practicable. A minimum sight distance with clear visibility,
measured along the center line, shall be provided of at least 500
feet on major thoroughfares, 200 feet on collector-distributor streets,
and 120 feet on all other streets.
P.
Tangents. A tangent at least 100 feet long shall be required between
reverse curves on arterial and collector streets.
Q.
Street grades. The grade of major thoroughfares and collector streets
shall not exceed 6% unless necessitated by exceptional topography
and approved by the Village Board. Grades of local streets shall not
exceed 10%. The minimum grade of all streets shall be 0.4%.
R.
Building grade. The grade level at a building site, whether it be
residential, industrial or commercial, shall be at least 16 inches
higher than the center of the abutting future hard surface finished
street grade based on a thirty-foot setback from the right-of-way
calculation. If the setback be greater or lesser than 30 feet, the
grade level shall be increased or decreased accordingly on a proportional
basis.
S.
Vertical curves. All changes in street grades shall be connected
by vertical curves of a minimum length, in feet, equivalent to 20
times the algebraic difference in the rate of grade for major thoroughfares,
and 1/2 this minimum length for all other streets.
T.
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.
U.
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. The 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 — arterial streets. The number of intersections
along arterial streets shall be held to a minimum. Wherever practicable,
the distance between such intersections shall be not less than 1,200
feet, unless otherwise determined by the Village Engineer to provide
better safety.
(4)
Local street spacing. Local streets and frontage roads intersecting
with other local streets or collector streets shall, wherever practicable,
be spaced no closer than 150 feet between right-of-way lines, nor
closer than 250 feet to the right-of-way of an arterial street.
(5)
Local streets. Local streets shall not necessarily continue across
arterial or collector streets, but if the center lines of such local
streets approach the major streets from opposite sides within 300
feet of each other, measured along the center line of the arterial
or collector streets, then the location shall be so adjusted that
the adjoinment across the major or collector street is continuous
and a jog is avoided.
(6)
Additional sight easements. At any intersection determined by the
Village Engineer, restricted development easements or additional street
right-of-way shall be platted to provide for adequate sight distances
in every direction of travel. At a minimum, the subdivider shall grade,
clear or otherwise provide for an unobstructed sight triangle at all
intersections incorporating the area within a triangle formed by the
intersection of the street right-of-way lines and a point on each
right-of-way line being not less than 30 feet from the intersection
point.
V.
Street names.
(1)
New street names shall not duplicate the names of existing streets,
but streets that are continuations of others already in existence
and named shall bear the names of the existing streets. Street names
shall be subject to approval by the Village Board.
(2)
All streets shall be named in conformity with the street naming plan
of the Village or with adjoining streets. In the case of diverging
streets, the name shall be repeated. New street names shall not duplicate
the names of existing streets, provided, however, that streets that
are obviously in alignment with others already existing and named
shall bear the names of the existing streets. Long or continuous thoroughfares
running north and south shall be named "streets"; those running east
and west shall be named "avenues"; diagonal thoroughfares shall be
named "roads"; and curving thoroughfares shall be named "drives."
W.
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 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.
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, and this chapter, whichever is more restrictive. The design requirements of this section and § 408-36 shall be applicable to all streets and roads that are to be dedicated to the Village, regardless of whether such streets or roads are part of a new subdivision or land division. Design requirements for the pavement shall be adequate for the zoning classification of the area served by the subject street. A street which divides areas with different zoning classifications shall be constructed in accordance with the requirements of the area requiring the higher quality pavement. Any variation of this must have prior approval of the Village Engineer. Combination concrete curb and gutter is required on all streets. (Refer to § 408-23 describing requirements for curbs and gutters.) A copy of all design assumptions and computations on which the proposed design is based shall be submitted to the Village Engineer.
(2)
Project costs. All roadway surveys, dedications, plans and specifications
and construction will be at the expense of the applicant or applicants.
This includes any expense incurred by the Village in the preparation
of plans and review and inspection of plans and construction.
(3)
Preliminary consultation. Prior to the design, preparation and construction
of any roadway to be dedicated to the Village of Howards Grove, the
applicant shall notify the Village Engineer. An on-site meeting will
then be arranged to be attended by the Village Engineer and the applicant.
Plans must be provided in order for the Village Engineer to check
the design and the drainage.
(4)
Material slips. Copies of material slips for all materials furnished
for the road construction projects shall be delivered to the Village
before the Village approves the final construction.
(5)
Required inspections. Prior to the commencement of any street construction,
the contractor shall notify the Village Engineer, at least one workday
in advance, as to the nature of the work being done.
(6)
Tests of materials. The Village reserves the right to obtain a sample
of the roadway base material prior to placement on the roadway for
purposes of determining whether the material meets gradation and soundness
requirements.
(7)
Pavement samples. Samples of bituminous concrete will be taken by
the Village during pavement construction operations for purposes of
determining that the material meets specifications.
B.
Construction standards. All streets and highways constructed in the
Village or to be dedicated to the Village shall fully comply with
the following construction standards, and shall be adequate for the
zoning classification or projected use of the area served by the street:
(1)
General. After completion of the underground utilities and approval
thereof, the streets shall be constructed. Unless excepted, 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 Village Engineer, or his designee.
(2)
Street rights-of-way. Streets shall have a right-of-way width as established on the Official Map or as designated in § 408-36F; provided, however, that a greater or lesser roadway width may be required by the Village Engineer where necessary to assure uniformity along the entire length of any street.
(3)
Temporary streets. Construction of temporary streets shall require
authorization of the Village Board.
(4)
Standard street improvements.
(a)
Standard street improvements shall include concrete curb and
gutter, bituminous base course, bituminous surface course and, when
required, walkways.
(b)
The construction of standard street improvements can begin only
when either:
(c)
Upon obtaining the written approval of the Village Engineer,
the subdivider can proceed with the construction of the standard street
improvements. Standard street improvements shall be installed to the
boundary line of the subdivision unless the street culminates in a
cul-de-sac, the topography or other physical conditions make it impossible
to do so, or unless this requirement is waived, in writing, by the
Village Board.
(5)
Roadway base standards.
(a)
Residential streets shall have a roadway base of nine inches
compacted in-place crushed aggregate base course of gradation No.
2 in the top layer and gradations No. 1 and No. 2 in the lower level.
(b)
On commercial, arterial or other heavy-use streets, as determined
by the Village Engineer, a base course of 10 inches compacted shall
be constructed upon an inspected and approved subgrade, either well-graded
crushed gravel from a state-approved pit with a maximum stone of 1 1/2
inches and no greater than 10% by weight passing a No. 200 sieve or
No. 3 crushed rock approximately six inches in depth and one or more
layers of fine aggregate, either three-fourths-inch crushed gravel,
well-graded with no greater than 10% passing a No. 200 sieve, or three-fourths-inch
traffic-bound crushed rock.
(c)
In the case of commercial, arterial or other heavy-use roads, the Village Board may, in the alternative to the above standards, have the Village Engineer provide specifications for such roads after researching the site(s) and conducting a soil analysis pursuant to Subsection B(8)(c) below.
(d)
In any case, the Village Board shall have the sole discretion
in determining the use and construction classification to be adhered
to.
(e)
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.
(6)
Roadway subgrade quality.
(a)
All subgrade material shall have a minimum California Bearing
Ratio (CBR) of three. Subgrade material having a CBR less than three
shall be removed and replaced with a suitable fill material, or the
pavement must be designed to compensate for the soil conditions. The
soil support CBR values selected for use by the designer should represent
a minimum value for the soil to be used.
(b)
Stable and nonorganic subbase material is required. All topsoil
shall be first removed. In addition, all subsoils which have a high
shrink-swell potential, low bearing capacity when wet, or are highly
elastic shall be removed and used outside of the right-of-way. Where
both subsoil and substratum have a high shrink-swell potential and
low bearing capacity when wet, an underdrain system shall be installed
to keep the water level five feet below the pavement surface. Unstable
and organic material must be subcut, removed and replaced with a suitable
granular or breaker-run material approved by the Village Engineer.
(7)
Roadway grading: ditches. Roads shall be graded to their full width
in accordance with approved plans, plus an additional distance necessary
to establish a 4:1 backslope 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 Village,
shall be a minimum of 26 inches below the finished roadway center
line elevation, or as approved by the Village 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
inches thick compacted hot-mix bituminous concrete pavement, placed
in two layers, a binder course of 1 3/4 inches thick and a surface
course of 1 1/4 inches.
(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)
In the case of commercial, arterial or other heavy-use roads,
the Village Board may, in the alternative to the above standards,
have the Village Engineer provide specifications for paving such roads
with a greater thickness after researching the site(s) and conducting
a soil analysis. In any case, the Village Board 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 Village's approval of the final or official plat. All
subsequent shouldering where ditches are allowed shall be brought
to even grade with bituminous mat.
(9)
Roadway culverts and bridges. Roadway culverts and bridges shall
be constructed as directed by the Village Engineer and sized utilizing
the methods listed in Chapter 13, entitled "Drainage," of the "Facilities
Development Manual" of the Wisconsin Department of Transportation.
All roadway culverts shall be provided with concrete or metal apron
endwalls. The developer shall provide adequate facilities to provide
surface water drainage as well as free flow outlets for subsurface
drain tile where they are required. Where drainage facilities will
aid in road construction and the stabilization of the road's
subgrade, drainage facilities shall be installed before road construction
is started. Existing condition status shall be based on a maximum
of a Curve 70.
(10)
Driveways.
(a)
Curbs shall not be interrupted by openings for driveways or
other accessways to private property unless the number and location
of such interruptions have been approved by the Village Board.
(b)
When allowed, curb openings for driveways within the public service area shall comply with the provisions of Chapter 197, Driveways and Culverts.
(c)
Driveway culverts shall be sized by the Village 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 endwalls. Driveway culverts shall be installed as prescribed in Chapter 197, Driveways and Culverts, of this Code of Ordinances, and paid for by the property owner.
(11)
Topsoil, grass, seed, fertilizer and mulch. All disturbed areas
(ditches, backslopes) within the road right-of-way not provided with
pavement and shouldering material shall be restored utilizing four
inches of topsoil and good quality grass seed, fertilizer and mulch.
Ditches along the roadway shall be protected by erosion control materials
such as hay bales, sod, erosion control mats, etc.
(12)
Drainage improvements. In the case of all new roads and streets,
the Village Engineer may require that stormwater retention areas and
storm sewers be constructed in order to provide for proper drainage.
(13)
Continuity and transitions.
(a)
All street pavement widths on streets continued from previously
developed or platted streets shall, wherever practical, provide for
the greater of either the existing or required pavement type, width,
grade and cross slope.
(b)
Where it is necessary to provide for a transition of pavement
width and/or type between new and existing streets, the transition
shall occur in a safe manner at an intersection. In the event a transition
in pavement width cannot safely occur at an intersection, it shall
not occur closer than 250 feet to the intersection of right-of-way
lines. In width transitions, the ratio of the transition length to
width shall not be less than 15:1 unless the Village Engineer determines
that special circumstances prevent use of such ratio, in which case
the minimum transition ratio shall be 10:1.
C.
Selection of alternative design. The Village Engineer shall select
a pavement structure to be used after reviewing equivalent alternative
pavement designs with the subdivider. The Village Engineer shall require
one or more of the pavement designs of the subdivider based on the
following criteria:
(1)
Life cycle 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.
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 500 feet nor exceed
1,200 feet nor have less than sufficient width to provide for two
tiers of lots of appropriate depth between street lines. A block shall
be so designated as to provide two tiers of lots, unless it adjoins
a railroad, major thoroughfare, river or park where it may have a
single tier of lots. Culs-de-sac may be used where the interblock
spacing of adjacent streets exceeds the appropriate depth of two tiers
of lots.
B.
Pedestrian pathways. Pedestrian pathway easements not less than 10
feet wide may be required by the Village Board, 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 Village
ordinances.
A.
Lot dimension. Lot dimension shall conform to the requirements of
the Zoning Code,[1] but in no case shall have a frontage of less than 90 feet
at the front yard building line, or a depth of less than 100 feet.
The requirements of the zoning regulations insofar as they may specify
greater areas or distance shall be complied with.
B.
Commercial or industrial lots. Depth and width of properties reserved
or laid out for commercial or industrial purposes shall be adequate
to provide for the off-street service and parking facilities required
by the type of use and development contemplated, as required by the
Village Zoning Code.[2]
C.
Minimum lot frontage. All lots shall have a minimum of 90 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 Village Board. Cul-de-sac lots shall have 90 feet of frontage
at the front building setback line. The front building setback line
is measured from the road right-of-way. Alley frontage (public or
private) shall not constitute meeting this minimum frontage requirement.
D.
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.
E.
Corner lots. Corner lots for residential use shall have extra width
to permit full building setback from both streets, or as required
by applicable zoning regulations.
F.
Side lots. Side lot lines shall be substantially at right angles
to or radial to abutting street lines. Lot lines shall follow Village
boundary lines.
G.
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.
H.
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.
I.
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.
J.
Large lots. In case a tract is divided and results in parcels of
more than twice the minimum lot size provided for by the Village Zoning
Code[3] 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.
K.
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 Village Engineer. Upon written
request of the Village 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.
L.
Easement allowance. Lots containing pedestrian or drainage easements
shall be platted to include additional width in allowance for the
easement.
M.
Drainageway and watercourses. Lots abutting upon watercourse, drainageway,
channel or stream shall have such additional depth or width as required
by the Village Engineer to obtain building sites that are not subject
to flooding from a post-development one-hundred-year storm.
A.
Purpose. 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 insure 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 § 408-27, a drainage system shall be designed and constructed by the Village, and paid for 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. 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 Village Board, upon the recommendation of the Village 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 to adjacent lots.
(3)
The Village Board shall not approve any subdivision plat which does
not provide adequate means for stormwater or floodwater runoff. Any
storm-water 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 Village at the time of filing
a preliminary plat a preliminary 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 Village 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 Village 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 Village 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 Village 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 four percent 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; or
(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 Village 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 Village in accordance
with § 88.83, Wis. Stats.[1]
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 Village 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 acquisition by the Village or other appropriate
agency having the authority to purchase said property. The subdivider
and Village shall enter into an agreement with the Village to provide
for the purchase of the lands held in reserve prior to the conclusion
of the five-year reserve period.[2]
I.
Storm drainage facilities. The Village shall install, and the subdivider
shall pay for, all drainage facilities identified in the erosion control
plan or determined by the Village 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.[3]
[3]
Editor's Note: Original Sec. 14-1-74(i)2 through (i)5, regarding plan submittal requirements for storm drainage facilities, of the 1993 Code of Ordinances and which immediately followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. II). See now Subsection C.
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 ten year, twenty-four-hour rainfall event for commercial zoning
district 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 providing such accumulations
do not encroach on any traffic lane of any collector or arterial street,
nor on the center 24 feet of any local street, except on cul-de-sac
or permanently dead-end streets serving less than 10 dwelling units,
where such accumulations may not overtop the curb. 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 less 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%.[4]
K.
Major drainage system. The Village shall install, and the subdivider
shall pay for, 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 five years up to and including the one-hundred-year return
event (as identified in TR 55). On local and collector streets and
drainageways and drainage easements, accumulations of water shall
not inundate any buildings at the ground line, unless such buildings
are floodproofed. On arterial streets and in commercial zoning districts,
accumulations of water shall not inundate any buildings at the ground
line, unless such buildings are floodproofed and the depth of water
at the street crown shall not exceed six inches to permit operation
of emergency vehicles.
L.
Drainage piping systems.
(1)
Unless otherwise approved by the Village Engineer, all drainage piping
of 12 inches diameter and greater in street rights-of-way shall be
constructed of Class Three reinforced concrete pipe. Piping materials
outside of rights-of-way shall be subject to approval of the Village
Engineer. Open drainage inlet pipes or culverts with any opening dimension
in excess of 18 inches shall be equipped with debris grates having
an exposed area at least seven times the pipe opening area to avoid
backwater accumulations from trash buildup and unsafe stream velocities
and a maximum opening size of six inches. Drainage piping outfalls
with any opening dimension in excess of 36 inches shall be protected
from unauthorized entry by fencing, partial or total submergence of
the outlet, debris grates or other methods approved by the Village
Engineer unless in such a location as to render routine maintenance
operations impossible. Outfalls and their channels shall be protected
from damages due to scour and erosion to the satisfaction of the Village
Engineer.
(2)
When, on the basis of the soils information, the Village Engineer
determines that the groundwater elevation is less than nine feet below
the proposed street center line elevation and the adjacent lots have
access to a storm drainage piping system, the subdivider shall be
required to provide approved sump pump laterals from the storm sewer
piping system to the property line of each lot for connection to by
the property owner.
(3)
Agricultural drain tiles which are disturbed during construction
shall be restored, reconnected or connected to public storm drainage
facilities.
M.
Open channel systems.
(1)
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 provided adequate access
by the Village for maintenance of drainage capacity. Side slopes shall
not exceed a four-to-one slope. Drainageways with grades of 0.75%
or less, or where subject to high groundwater, continuous flows, or
other conditions as determined by the Village 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.
(2)
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 Village's erosion
control requirements. Velocities for grass-lined channels shall not
exceed those presented in the Village's Surface Water Management
Study, if one is adopted.
N.
Standards for on-site detention storage. The subdivider may employ
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 twenty-five-year storm event of twenty-four-hour duration
within the limits of the facility.
(2)
Where on-site detention is permanently employed to reduce the post-development
peak runoff, the detention facility shall safely contain the post-development
runoff from a twenty-five-year storm event of twenty-four-hour duration
within the limits of the facility.
(3)
Detention facility peak discharge rates for the maximum storm required
to be contained shall not exceed the predevelopment peak discharge
rate from a five-year storm event of twenty-four-hour duration or
the capacity of the downstream drainage facilities, whichever is less.
(4)
All temporary 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," and as accepted and
approved by the Village Engineer.[5]
(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.
(10)
The sides of all detention facilities shall have a maximum slope
ratio of four to one (horizontal to vertical), with flatter slopes
being required where determined practical by the Village Engineer.
(11)
The Village Board, upon recommendation by the Village 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 Village may require.
(2)
A nonresidential subdivision shall also be subject to all the requirements
of site plan approval set forth in the Village Building Code.[1] A nonresidential subdivision shall be subject to all the
requirements of this chapter, as well as such additional standards
required by the Village and shall conform to the proposed land use
standards established by any Village Comprehensive Plan or Official
Map and the Village Zoning Code.[2]
B.
Standards. In addition to the principles and standards in this chapter,
which are appropriate to the planning of all subdivisions, the applicant
shall demonstrate to the satisfaction of the Village Board that the
street, parcel and block pattern proposed is specifically adapted
to the uses anticipated and takes into account other uses in the vicinity.
The following principles and standards shall be observed:
(1)
Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
(2)
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 Village Board, upon the
recommendation of the Village Engineer, with respect to street, curb,
gutter and sidewalk design and construction.
(4)
Special requirements may be imposed by the Village Board, upon the
recommendation of the Village 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)
The subdivider shall have prepared, in accordance with requirements
and standards of the Village, plans and profile drawings together
with typical street cross-sections and specifications which indicate
the proposed established grades of all the streets shown on the plat.
The subdivider shall also have prepared a master site-grading plan
for the entire subdivision. This plan shall be prepared in accordance
with the requirements and standards of the Village Board and shall
show existing and proposed elevations of all lot corners, control
points and building locations. The plan shall also indicate positive
control of all storm drainage in and adjacent to the plat. The cost
of the preparation of such plans shall be paid by the subdivider.
(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 Village Engineer,
the full width of the right-of-way of the proposed streets within
the subdivision and the entire subdivision lot area shall be graded
in accordance with the master site-grade plan. The owners of the subdivision
lots shall adhere to those plans.
(4)
The subdivider shall grade or cause to be graded the easements required
by the public utilities. These areas shall be graded in conformance
with the master site-grading plan, and seeded in conformance with
the "Wisconsin Construction Site Best Management Practice Handbook."
(5)
All stumps, trees which cannot be saved, boulders and other similar
items shall be removed.
(6)
Upon completion of all street and subdivision grading, the grades
shall be checked and certified by the Village Engineer to determine
that the completed grading work is in accordance with the master site-grading
plan.
(7)
The cost of all required grading work, supervision, certification,
inspection and engineering fees shall be paid for by the subdivider.
(8)
Upon completion of grading of the easements, the subdivider shall
supply the Village with a document prepared by his engineer or surveyor
certifying that the completed grading work is in compliance with the
master site-grading plan. The cost of all required grading work, seeding
supervision, certification and inspection 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.
(2)
Parts of all lots may be graded to provide for drainage to a ditch
or to a swale, provided any ditches or swales are in public drainage
easements.
(3)
Draining across rear or side lot lines may be permitted provided
that the course of drainage is within a public drainage easement and
is toward public drainage facilities.
D.
Miscellaneous grading requirements.
(1)
Lot grading shall be completed so that water drains away from each
building site toward public drainage facilities at a minimum grade
of 2% and provisions shall be made to prevent drainage onto properties
adjacent to the land division unless to a public drainage facility.
(2)
Grading activities shall not result in slopes greater than three
to one on public lands or lands subject to public access.
(3)
The topsoil stripped for grading shall not be removed from the site
unless identified in the Erosion Control Plan approved by the Village
Engineer as not being necessary for erosion control 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 Village releasing the one year guarantee
provision on public improvements in the streets adjacent to the lots
on which the topsoil is stockpiled.
(4)
Such grading shall not result in detriment to any existing developed
lands, either within or outside of the corporate limits.
A.
Purpose. The Village finds that urbanizing land uses have accelerated
the process of soil erosion, runoff and sediment deposition in the
waters of the Village. Therefore, it is declared to be the purpose
of this section to control and prevent soil erosion and minimize stormwater
runoff increases and thereby to preserve the natural resources, control
floods and prevent impairment of dams and reservoirs, protect the
quality of public waters, protect wildlife, protect the tax base,
and protect and promote the health, safety and general welfare of
the people of the Village.
B.
Land-disturbing activities subject to erosion and sediment control.
(1)
General requirement. Any owner, occupant or user who undertakes,
commences or performs any land division activities or who permits
another person to do the same on land under his control shall be subject
to this section.
(2)
Control plan required.
(a)
Every land division involving construction of public improvements
shall include a plan to control erosion, sedimentation and runoff
which would result from the proposed activity with the design of the
public improvements submitted to the Village Engineer for review.
(b)
Land divisions not involving construction of public improvements
are exempted from the requirement of the submission of a control plan
if:
[1]
The proposed land division involves one acre or less of land,
and
(3)
Contents of the control plan. The control plan required above shall
contain such information needed to determine soil erosion, sedimentation
and runoff control:
(a)
A map of the site location showing the location of the predominant
soil types.
(b)
A topographic map of the site location, including the contiguous
properties, existing drainage patterns and water-courses affected
by the proposed development of the site and the existing vegetative
cover.
(c)
A plan of the site showing:
[1]
Name, address and telephone number of the occupant and party
responsible for maintaining erosion control.
[2]
Limits of natural floodplain(s), based on a one-hundred-year
flood, if any.
[3]
A timing schedule indicating the anticipated starting and completion
dates of the development sequence.
[4]
Proposed topography of the site location with a maximum of two-foot
contour intervals showing:
[a]
Location of activity, disturbance of protective
cover, any additional structure on the site, areas to be seeded or
mulched, areas to be vegetatively stabilized and areas to be left
undisturbed.
[b]
Elevations, dimensions, location of all activities
including where topsoil will be temporarily stockpiled.
[c]
The finished grade, stated in feet horizontal to
feet vertical of cut and fill slopes.
[d]
Kinds of utilities and areas of installation, including
special erosion control practices for utility installation.
[e]
Paved and covered areas in square feet or to scale
on a plan map.
[f]
Makeup of surface soil (upper six inches) on areas
not covered by buildings, structures, or pavement.
[g]
Kind of cover on areas not covered by buildings,
structures or pavement.
(d)
Plans and hydraulic computations for all structural or nonstructural
measures or other protective devices to be constructed in connection
with the proposed work showing:
[1]
Estimated rate of discharge in cubic feet per second to all
structural or nonstructural measures, and the point of discharge from
the site location based upon ten year frequency storm event.
[2]
The storm event frequency discharge rate in cubic feet per second
upon which the design of plans for the site location is based.
[3]
Provisions to carry runoff to the nearest adequate public drainage
facility(s).
[a]
Design computations and applicable assumptions
for all structural measures for erosion and sediment pollution control
and water management. Volume and velocity of flow must be given for
all surface water conveyance measures and pipe outfalls.
[b]
Provisions for perpetual maintenance of control
facilities including easements.
[c]
Seeding mixtures and rates, lime and fertilizer
application rates, and kind and quantity of mulching for both temporary
and permanent vegetative control measures.
(e)
Methods to prevent tracking of soil off the site of the activity.
C.
Review of control plan. The Village Engineer shall review all control
plans, and shall determine if measures are adequate to meet all the
applicable standards as set out in this article. The applicant will
be informed in writing whether the control plan is approved, disapproved,
requires modification, or if additional information is required. In
the event that the plan is not approved, the applicant shall resubmit
a new control plan.
D.
Conditions. All approvals under this section shall be issued subject
to the following conditions and requirements:
(1)
(2)
The subdivider shall give two working days' notice in advance
of the start of any activity.
(3)
The subdivider shall file a notice within 10 days after completion
of land disturbing activities.
(4)
Approval in writing shall be obtained prior to any modifications
to the approved control plan.
(5)
The subdivider shall be responsible for maintaining all proposed
public roads, road rights-of-way, streets, runoff and drainage facilities
and drainageways as specified in the approved plan until they are
accepted and become the responsibility of the Village.
(6)
The subdivider shall be responsible at his own expense for repairing
any damage to all adjoining surfaces and drainageways caused by runoff
and/or sedimentation resulting from the permittee's activities.
(7)
The subdivider shall provide and install at his expense all drainage,
runoff control and erosion control improvements as required by this
article and the approved control plan and shall provide for the perpetual
maintenance of all private control facilities or through dedication
to, and acceptance by, the Village.
(8)
No portion of the land which is disturbed will be allowed to remain
uncovered for greater than two weeks after the work activity is completed
if the Village Engineer determines there exists a potential for erosion
to leave the site of the work or the boundaries of the land division.
(9)
The subdivider agrees to permit the Village Engineer or his designee
to enter onto the land regulated under this section for the purpose
of inspecting for compliance with the approved control plan.
(10)
The subdivider authorizes the Village to cause or perform any
work or operations necessary to bring the condition of the lands into
conformity with the approved control plan and further consents to
the Village collecting the total of the costs and expenses of such
work and operating as a special charge against the property for current
services rendered as provided by law.
