City of Lake Mills, WI Article V Conventional Development

§ 650-32 Design standards.

A. Streets.

(1) Arrangement. In any new subdivision the street, block and lot layouts shall conform to the arrangement, width and location indicated on the City Official Map, County jurisdictional highway system plan, Comprehensive Plan or plan component or neighborhood development plan, if any, of the City, town or county and shall be so designated as to: be within the capability of the land and water resources; least disturb the existing terrain, flora, fauna and water regimen; and meet all the use, site, sanitary, floodland and shoreland regulations contained in the City Zoning Code and the Jefferson County Code when applicable. In areas for which such plans have not been completed, the street layout shall recognize the functional classification of the various types of streets and shall be developed and located in proper relation to existing and proposed streets, to the topography, to such natural features as streams and tree growth, to public convenience and safety, to the proposed use of the land to be served by such streets and to the most advantageous development of adjoining areas. The subdivision shall be designed so as to provide each lot with satisfactory solar access and access to a public street.

(a) Arterial streets, as defined in § 650-7, 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. Arterial streets shall also be properly integrated with and related to the existing and proposed area-wide system of arterial streets and highways and shall be, insofar as practicable, continuous and in alignment with existing or planned streets with which they are to connect.

(b) Collector streets, as defined in § 650-7, shall be arranged so as to provide ready collection of traffic from residential areas and conveyance of this traffic to the arterial 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 arterial streets into which they connect.

(c) Minor streets, as defined in § 650-7, shall be arranged to conform to the topography, discourage use by through traffic, permit the design of efficient storm and sanitary sewerage systems and require the minimum street area necessary to provide safe and convenient access to abutting property.

(d) Proposed streets shall extend to the boundary lines of the tract being subdivided unless prevented by topography or other physical conditions or unless the City Plan Commission finds that such extension is not necessary or desirable for the coordination of the layout of the subdivision or for the advantageous development of the adjacent tracts.

(e) Arterial street and highway protection. Whenever the proposed subdivision contains or is adjacent to an arterial 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 non-access reservation along the rear property line or by the use of frontage streets consistent with Subsection A(2)(a) of this section.

(f) Public access shall be provided to all navigable stream or lake shores. Such access shall be at least 60 feet in width platted to the low water mark at intervals of not more than 1/2 mile as required by § 236.16(3), Wis. Stats., unless greater intervals and wider access is agreed upon by the City Plan Commission, the Wisconsin Department of Natural Resources and the Department of Administration. All platted public access shall front on a public street, highway, parkway or other public way.

(g) 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 Plan Commission.

(h) Street names shall not duplicate or be similar to existing street names, and existing street names shall be projected wherever possible. Final approval of street names rests with the City Council, upon recommendation of the Plan Commission, Public Works Board and Police Department.

(i) Access shall be provided in commercial and industrial areas for off-street loading and service areas unless otherwise required by the Plan Commission.

(2) Limited access highway and railroad right-of-way treatment. Whenever the proposed subdivision contains or is adjacent to a limited access highway, arterial or railroad right-of-way, the design shall provide the following treatment:

(a) When lots within the proposed subdivision back upon the right-of-way of an existing or proposed limited access highway, arterial 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 and the building of all structures excepting public or private utility structures hereon is prohibited."

(b) Where commercial and industrial districts are involved there shall be provided, on each side of the limited access highway 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 shall not be less than 150 feet from the right-of-way of the limited access highway or railroad.

(c) If a proposed street is to parallel a limited access highway or railroad right-of-way (not to include bicycle or recreation trails), and if the proposed street intersects an arterial or collector street that crosses a railroad or highway, then the proposed street shall be located at least 250 feet from the limited access highway or railroad right-of-way to which it is parallel. See Figure 5.1.

Figure 5.1: Recommended Right-of-Way Separation Parallel to a Highway or Railroad

(d) 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 railroad rights-of-way shall be avoided in residential areas.

(3) Street and pedestrianway design standards.

(a) Minimum standards. The minimum right-of-way, construction standards and roadway width of all proposed streets and alleys shall be as specified by the City's standard specifications, Comprehensive Plan, Official Map or neighborhood development plan or county jurisdictional highway system plan or, if no width is specified therein, the minimum width shall be as shown on Table 5.1 below, unless otherwise specified in the Long-Range Transportation Plan.

	Table 5.1: Right-of-Way Width
	Street Type	Right-of-Way Width (feet)
	Arterial	100
	Collector	80
	Local residential	66
	Pedestrianways	10

(b) Cul-de-sac streets. Unless otherwise waived by the City Council, streets designed to have one end permanently closed shall not exceed 300 feet in length, shall be paved with a minimum thirty-four-foot-wide pavement, finished with standard curb and gutter which shall be smoothly connected to the main street, and shall have a minimum right-of-way radius of 60 feet and a minimum outside curb radius of 48 feet.

(c) Street grades. Street grades shall be established wherever practicable so as to avoid excessive grading, the indiscriminate 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. Unless necessitated by exceptional topography, subject to the approval of the City Council, the maximum center line grade of any street or public shall comply with Table 5.2. In no case shall the grade of any street exceed 12% or be less than 1/2 of 1%.

	Table 5.2: Maximum Permitted Grade
	Street Type	Maximum Permitted Grade
	Arterial streets	6%
	Collector streets	8%
	Minor streets, alleys and frontage streets	10%
	Pedestrianways	12%, unless steps of acceptable design are provided

(d) Half streets. Where an existing dedicated or platted half street is adjacent to the tract being subdivided, the other half of the street shall be dedicated by the subdivider. The platting of new half streets shall not be permitted.

(e) Roadway elevations through floodlands. Elevations of roadways passing through floodland areas shall be designed in the following manner:

[1] At least two feet above the one-hundred-year recurrence interval flood elevation for arterial streets.

[2] At least two feet above the ten-year recurrence interval flood elevation for minor streets.

[3] At no less than the one-hundred-year recurrence interval flood elevation for collector streets.

(f) New and replacement bridges and culverts. All new and replacement bridges and culverts over perennial waterways, including pedestrian and other minor bridges, in addition to meeting other applicable requirements, shall be designed so as to accommodate the one-hundred-year recurrence interval flood event without raising the peak stage, either upstream or downstream, more than 0.01 foot above the peak stage for the one-hundred-year recurrence interval flood, as established in the applicable federal flood insurance study or other technical study. Larger permissible flood stage increases may be acceptable for reaches having topographic land use conditions which could accommodate the increased stage without creating additional flood damage potential upstream or downstream of the proposed structure providing that flood easements or other appropriate legal measures have been secured from all property owners affected by the excess stage increases. Such bridges and culverts shall be so designed and constructed as to facilitate the passage of ice floes and other debris. All new and replacement bridges shall be constructed in accordance with all applicable state statutes and codes and plans shall be submitted to the Department of Natural Resources (DNR) to assure compliance therewith.

(g) Radii of curvature.

[1] When a continuous street center line deflects at any one point by more than 10 degrees, a circular curve shall be introduced having a radius of curvature on the center line of not less than the following:

	Table 5.3: Radii of Curvature
	Street Type	Radii of Curvature (feet)
	Arterial streets and highways	500
	Collector streets	300
	Minor streets	100

[2] Where the Wisconsin Department of Transportation Facilities Development Manual (FDM 11-10-5) recommends a greater radii of curvature, the FDM shall govern. The length of tangent shall be at least 100 feet between reverse curves on arterial and collector streets.

(h) Tangents. A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

(i) Reserve strips. Reserve strips controlling access to streets shall be prohibited except where their control is definitely placed in the City under conditions approved by the Plan Commission.

B. Street intersections.

(1) Streets shall intersect as nearly as possible at right angles as topography and other limiting factors of good design permit, and not more than two streets shall intersect at one point unless approved by the Plan Commission,

(2) The number of intersections along arterial streets and highways shall be held to a minimum. Wherever practicable, the distance between such intersections shall not be less than 1,200 feet.

(3) Property lines at street intersections shall be rounded with a radius of 25 feet or of a greater radius where the Plan Commission considers it necessary, or shall be cut off by a straight line through the points of tangency of any arc having a radius of 45 feet.

(4) Street jogs with center-line offsets of less than 125 feet shall be avoided. Minor streets shall not necessarily continue across arterial or collector streets, but if the center line of such minor streets approach the collector or arterial streets from opposite sides within 300 feet of each other, measured along the center line of such arterial or collector streets, then the location of such minor streets shall be adjusted so that the adjoinment across the arterial or collector streets is continuous and a jog is avoided.

(5) On all streets where sidewalks are required, ramps or openings to accommodate handicapped individuals or vehicles shall be provided in accordance with § 66.0909, Wis. Stats.

C. Alleys.

(1) Alleys shall be provided in all commercial and industrial districts, except that the Plan Commission 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.

(2) Alleys shall not be approved in residential areas unless necessary because of topography or other exceptional circumstances.

(3) The width of alleys shall be not less than 25 feet.

(4) Dead-end alleys are prohibited except under very unusual circumstances, and crooked and "T" alleys shall be discouraged. Where dead-end alleys are unavoidable, alleys shall be provided with adequate turnaround facilities at the dead end.

D. Blocks. The widths, lengths and shapes of blocks shall be suited to the planned use of the land; zoning requirements; need for convenient access, control and safety of street traffic; topography and solar access.

(1) The lengths, widths and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated but block lengths in residential areas shall not exceed 1,500 feet nor be less than 300 feet between street lines.

(2) Pedestrianways of not more than 10 feet in width may be required where deemed necessary by the City Plan Commission to provide safe and convenient pedestrian circulation between the individual lots, streams, lakeshores, parklands or other public areas or may be required near the center and entirely across any block where deemed essential by the City Plan Commission to provide adequate pedestrian circulation or access to schools, shopping centers, churches, parks, open spaces, or transportation facilities. The final plat shall contain a special restriction addressing by whom midblock pedestrianways will be maintained.

(3) The width of blocks shall be wide enough to provide for two tiers of lots of appropriate depth except where otherwise required to separate residential development from through traffic. Width 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 and the area zoning restrictions for such use.

(4) Utility easements shall, where practical, be placed on midblock easements along rear lot lines.

E. Lots. The size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated. The lots should be designed to provide an aesthetically pleasing building site and a proper architectural setting and for solar access for the building contemplated. In addition:

(1) Lot lines. Side lot lines shall be substantially at right angles of radial street lines.

(2) Municipal boundaries. Lots shall follow municipal boundary lines whenever practicable, rather than cross them.

(3) Shape. The shape of lots shall generally be rectangular, with lots platted on culs-de-sac generally narrower at the street line than at the rear lot line.

(4) Lots at right angles. Lots at right angles to each other should be avoided whenever possible, especially in residential areas.

(5) Large lots. In case a tract is subdivided into parcels containing one or more acres, such parcels shall be arranged to allow the re-subdivision of any parcels into normal lots in accordance with the provisions of this chapter.

(6) Double frontage and reverse frontage. Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from through traffic or to overcome specific disadvantages of topography and orientation. Where double frontage and reverse frontage lots are permitted, an extra lot depth of 30 feet or landscaped buffering shall be provided, unless a greater depth is specified herein. Landscape buffering shall be to a minimum depth of 15 feet.

(7) Access to public street. Every lot shall front or abut on a public street for a distance of at least 30 feet and be at least 45 feet on all proposed culs-de-sac. Lots with an access only to private drives or streets shall be permitted only with the Plan Commission approval.

(8) Area. Area of all lots shall conform to the requirements of the City Zoning Code or zoning ordinance of the jurisdiction where the land division occurs.

(9) Depth. Depth of lots shall be a minimum of 100 feet. Excessive depth in relation to width shall be avoided and a proportion of two to one shall be considered a desirable ratio under normal conditions. Residential lots, fronting on major streets and highways, should be platted with extra depth to permit generous distances between the buildings and such trafficways. Depth and width of lots or parcels reserved or laid out for commercial or industrial use shall be adequate to provide for off-street service and parking and outdoor storage required by the use contemplated and the zoning restrictions for such use.

(10) Water's edge. 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 stream or lake.

(11) Width. Width of lots shall conform to the requirements of the Zoning Ordinance or other applicable ordinance.

(12) Corner lots. Corner lots for residential use should have extra width to permit full building setback of at least 30 feet from both streets or as required by the zoning regulations of the City.

F. Building setback lines.

(1) Building setback lines, appropriate to the location and type of development contemplated, which are more or less restrictive than the regulations of the zoning district in which the plat is located, may be required by the Plan Commission, if under planned development. Building setback lines appropriate to the location and type of development contemplated which are more restrictive than the regulation of the zoning district in which the plat is located, may be required by the Plan Commission and shall be shown on the final plat or certified survey map. Examples of the application of this provision include requiring greater setbacks on cul-de-sac lots to achieve the necessary lot width at the setback line, requiring greater setbacks to conform to setbacks of existing adjacent development or setting special yard requirements to protect natural resource elements.

(2) Shoreland/wetland and isolated wetland setbacks, in addition to those required by the City Zoning Code, may be required by the Plan Commission. See the Zoning Code for more details regarding the specific wetland protection buffer areas.

G. Special restrictions. Special restrictions which are appropriate to the location or design of the land division may be required by the Plan Commission and shall be shown on the final plat or certified survey map. Examples of the application of this provision include access control along public ways, required planting and buffering strips, and prohibition of structures and vegetative clearing in environmentally significant lands.

H. Easements.

(1) Utility. The Plan Commission or Public Works Board may require utility easements of widths deemed adequate for the intended purpose on each side of all rear lot lines and on each side of all side lot lines or across lots where necessary or advisable for electric power and communication facilities, storm and sanitary sewers; street trees, gas, water, streetlights and other utility lines and solar access. All easements shall be noted on the final plat followed by reference to the use or uses for which they are intended.

(2) Drainage easements. Where a subdivision is traversed by a watercourse, drainageway channel or stream, an adequate easement shall be provided. The location, width, alignment, and improvement of such drainageway or easement shall be subject to the approval of the City's Engineering Consultant; and parallel streets or parkways may be required in connection therewith. Where necessary, stormwater drainage shall be maintained by landscaped open channels of adequate size and grade to hydraulically accommodate maximum potential volumes of flow, subject to review and approval by the City's Engineering Consultant. All easements shall be noted on the final plat followed by reference to the use or uses for which they are intended.

I. Public sites, parks, and open spaces.

(1) Purpose. The requirements of this section are established to insure that adequate parks, open spaces and sites for other public uses are properly located and preserved as the City grows. It has also been established to insure that the cost of providing the park and recreation sites and facilities necessary to serve the additional people brought into the community by land development may be equitably apportioned on the basis of the additional needs created by the development. The requirements shall apply to all lands proposed for all residential development.

(2) Design. In the design of a subdivision, land division, planned unit development or development project, provision shall be made for suitable sites or adequate areas for future schools, parks, playgrounds, open spaces, drainageways and other public purposes. Such sites, as are shown on the Official Map, Comprehensive Plan, Comprehensive Plan component, comprehensive outdoor recreation plan, Official Map or component, neighborhood development plan, or that are deemed appropriate and necessary by the Plan Commission, shall be made a part of the design. Consideration shall be given to the preservation of scenic and historic sites, stands of trees, marshes, lakes, ponds, streams, watercourses, watersheds, ravines, and woodland, prairie and wetland plant and animal communities. The park shall be improved with the necessary public improvements required in § 650-33F.

(3) Dedication, reservation, payment-in-lieu-of. Accordingly, each subdivider of land in the City shall, at the discretion and direction of the Plan Commission, either dedicate open space lands designated on the City Comprehensive Plan or plan component or reserve such open space lands and pay a fee or, where no open space lands are directly involved, pay a fee. The Plan Commission shall, at the time of reviewing the preliminary plat, condominium plat, or certified survey map, select one of the following options and record its selection in the minutes of the meeting at which the preliminary plat, condominium plat, or certified survey map is presented for approval:

(a) Dedication option. Whenever a proposed playground, park, recreation, or other public open space land designated on the City's Comprehensive Plan, neighborhood unit development plan or other Comprehensive Plan component is encompassed, all or in part, within a tract of land to be subdivided by plat or certified survey map, the public lands shall be made a part of the plat and be dedicated to the public by the subdivider. A minimum of 1,740 square feet of land area shall be dedicated for each proposed dwelling unit.

(b) Reservation option. Whenever a proposed playground, park or other public open space land designated on the City's Comprehensive Plan, neighborhood unit development plan or other Comprehensive Plan component is encompassed, all or in part, within a tract of land to be subdivided by plat or certified survey map, the proposed public open space lands shall be made a part of the plat or certified survey map and reserved at the time of final plat or certified survey map approval for a period not to exceed three years, unless extended by mutual agreement, for acquisition at undeveloped land prices by the public agency having jurisdiction and the subdivider shall pay a fee at the time of the signing and recording of a certified survey map, or final plat of the subdivision, or part thereof at the rate and according to the procedures in Subsection I(3)(c) below. Land not acquired within the three-year time period will be released to the owner.

(c) Park fee option. If the proposed land division does not encompass a proposed public park, parkway, open space conservation site or other open space lands, or if the City Plan Commission requires the reservation of land under Subsection I(3)(b) above, park dedication fees shall be required.

(d) A park dedication fee shall apply to both residential and nonresidential properties and shall be paid to the City Treasurer at the time of the signing and recording of a certified survey map, final condominium plat, or final plat of the subdivision, or part thereof in an amount as from time to time established by resolution of the City Council to defray the impact the additional development and residences will have on City parks, the City trail system, and the preserving of the City's agricultural, natural and cultural resources within the City's park system. The amount of the fee shall be set by resolution from year to year and shall be applied on the basis of the total number of newly created residential dwelling units, newly created lots, and per acre of developable land. Such fees collected by the City Treasurer under the provisions of this section shall be placed in separate nonlapsing special funds for park improvement purposes as allowed by Wis. Stats. § 66.0617. The funds shall be separated as established by resolution of City Council to defray that cost of City park system expansion and opportunities resulting from additional development and new residences. The funds shall be separate from the City general fund and such special funds shall be used exclusively for funding the acquisition or initial improvement of land for public parks as per Wisconsin Statutes. The improvement of land for public parks means grading, landscaping, installation of utilities, construction of sidewalks, installation of playground equipment, and construction, or installation of restroom facilities on land intended for public park purposes.

J. Private common areas or improvements.

(1) If any commonly owned areas or improvements are to be part of the subdivision, such privately owned portions of the subdivision shall have an approved conservation easement or deed restriction that makes provisions acceptable to the City for maintenance of said common areas or improvements.

(2) The City shall require assurances that a homeowners' association, nonprofit land trust, appropriate government agency, or other responsible party will maintain the common area or improvements in perpetuity.

(3) If the common area or improvements are to be managed by a homeowners' association, it shall be a nonprofit membership corporation whose purpose will be to maintain, improve, and preserve certain properties within the project.

(a) To that extent, Wis. Stats. § 779.70 provides for the imposition of a maintenance lien on all properties in the development and the homeowners' association may impose liens upon each lot for the cost of maintenance of common areas and improvements. The liens may be enforced by foreclosure or direct action against property owners to collect the amounts at law.

(b) The City of Lake Mills shall be named as a third-party beneficiary of any such lien. The declaration of covenants shall set forth the provisions of the maintenance lien outlined above and also provide for the right of the City to enforce these rights as a third party beneficiary. The enforcement shall be preceded by a thirty-day written notice allowing the homeowners' association to perform the required maintenance.

(c) In the event no performance is made, the City may directly make the repairs or maintenance and charge the costs as assessments to individual lot owners.

(d) The declarant for itself and its assigns shall waive notice and protest of tax or assessments that may be levied by the City for the maintenance or repairs performed by the City. Such assessment of the pro rata share shall be a lien upon all the lots subject to the covenants and such assessment shall be included in the tax bill for each lot.

(e) In addition, the declarant shall post a surety bond in the amount of $15,000 for a period of five years from the date the association is incorporated that will ensure performance of the obligations of the homeowners' association hereunder. Thereafter, the homeowners' association shall maintain a fund in a minimum amount of $5,000 for the purpose of reimbursing expenses related to the operation of the association.

(f) The homeowners' association may not amend its bylaws in any material respect that would adversely affect the interests of the City of Lake Mills nor will it dissolve without the advance written consent of the City of Lake Mills.

(4) If the common area or improvements are to be managed through an entity other than a homeowners' association, such entity shall post a surety bond or make other acceptable assurances that the payment of the costs of the management of the common areas or improvements will be adequately made in perpetuity.

§ 650-33 Required improvements.

A. General. All required improvements shall be constructed in accordance with plans and standard specifications approved by the City Public Works Board, City's engineering consultant, and WDNR, as may be appropriate. Such plans and standard specifications shall be submitted, reviewed and approved in accordance with § 650-34Gof this chapter.

(1) The improving of a dedicated roadway to City specifications must follow the following guidelines: All land divisions which create new public ROW shall be required to improve, within said ROW, a public road to City of Lake Mills' specifications and detail drawings. Should the road end with a permanent cul-de-sac, land must be dedicated per City standards and the road constructed to City of Lake Mills specifications. Should the road end with a future possible road extension, a temporary cul-de-sac may be constructed with a temporary easement; however, the size must be the same as a permanent cul-de-sac. City of Lake Mills stormwater management requirements must be met should the improvements add more than 1/2 of an acre of impervious surface. All roadway, grading, storm sewer, and stormwater plans must be reviewed by the City of Lake Mills as required by the municipal code. The following requirements vary by the size of the parcels being divided:

(a) Should a land division create parcels with an average size of less than or equal to 40,000 square feet, the road shall be built to City specifications that include curb and gutter and storm sewer.

(b) Should a land division create parcels with an average size of greater than 40,000 square feet, the developer may choose to request a Public Works Board decision regarding the type of improvements required. The only option Public Works Board will consider other than curb and gutter section is ditch section construction per City of Lake Mills specifications. Should this option be permitted, the ditch sections shall be maintained by the developer initially and ultimately the homeowners' association. Furthermore, these restrictions outlining the responsibility of this maintenance shall be recorded in a developer's agreement approved by the City's City Council concurrent with the final land division document.

(c) Private driveways within newly created public ROW are not allowed under any circumstance.

(2) Improvements to be extended to farthest limit of parcel or lot. Any and all improvements, streets, or utility services required by this chapter, for the subdivision, certified survey map, or condominium plat shall be extended to the farthest limit of the parcel or lot as set forth on the plans and specifications approved by the City. If determined by the Plan Commission, based on the information of engineering staff, that a resulting development will cause increased impacts on existing infrastructure, the cost of all reasonably necessary improvements on the exterior of a development, such as expanded roadways, intersections, and/or utility extensions shall be paid by the developer/owner.

(3) Improvements to be extended to farthest affected area. Any and all improvements, streets, or utility services required by this chapter, for the subdivision, certified survey map, or condominium plat shall be extended to the farthest affected area. If determined by the Public Works Board, Public Utilities Committee, or Planning Commission, based on the information of engineering staff, that a resulting development will cause increased affects on infrastructure, the cost of all improvements on the exterior of a development, such as expanded roadways, intersections, and/or utility extensions shall be paid by the developer/owner.

B. Survey monuments. The subdivider shall install survey monuments placed in accordance with the requirements of § 236.15, Wis. Stats., and as may be required by the City's engineering consultant.

C. Grading.

(1) Cut-and-filled lands shall be graded in accordance with the approved plans or the soil's angle of repose, whichever is the lesser, and an approved cover shall be established within 30 days following completion of grading operations or such additional time period as may be approved by the City's engineering consultant.

(2) 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 Public Works Board, and any agency having jurisdiction, including the WDNR, upon the recommendation of the City's engineering consultant. The subdivider shall grade the roadbeds in the street rights-of-way to subgrade.

(3) Where electric and communication facilities are to be installed underground, the utility easements shall be graded to within six feet of final grade by the subdivider prior to the installation of such facilities and earth fill, piles or mounds of dirt or construction materials shall not be stored on such easement areas.

D. Surfacing. After the installation of all utility and stormwater drainage improvements, the subdivider shall surface all roadways in streets proposed to be dedicated to the widths prescribed by these regulations and the adopted Comprehensive Plans or adopted plan components. Such surfacing shall be done in accordance with plans and standard specifications approved by the City Public Works Board, Public Utilities Committee, upon the recommendation of the City's Engineering Consultant and adopted by the City Council or its authorized agents. The second lift of asphalt shall be installed in accordance with policies established from time to time by the Public Works Board.

E. Curb and gutter. The City Council may require the subdivider to construct concrete curb and gutters in accordance with plans and standard specifications approved by the City Public Works Board, Public Utilities Committee, upon the recommendation of the City's engineering consultant and adopted by the City Council or its authorized agents. Mountable curbs shall generally be constructed. Wherever possible, provision shall be made at the time of construction for driveway access curb cuts. The cost of installation of all inside curbs and gutters for dual roadway pavements on the established arterial street and highway system for the City shall be determined based upon policies established from time to time by the Public Works Board.

F. Public lands and open spaces.

(1) Grading, topsoil, and restoration. When park land or other lands are dedicated to the public, the subdivider is required to bring the dedicated land up to the contours established in the approved street and utility plans, topsoil with a minimum of four inches of quality topsoil, seeded and mulched as specified by the Facilities and Grounds Director, and fertilized with 16-6-6 fertilizer at the rate of seven pounds per 1,000 square feet. The topsoil furnished for the site shall consist of the natural loam, sandy loam, silt loam, silty clay loam or clay loam humus-bearing soils adapted to the sustenance of plant life, and such topsoil shall be neither excessively acid nor excessively alkaline. Fine grading and seeding must occur within one year following issuance of the first building permit within that land division unless otherwise authorized by the Facilities and Grounds Director. The improved park area shall not be deemed officially accepted until a uniform grass cover to a two-inch height has been established. It shall be the responsibility of the subdivider to maintain the area until the City accepts the dedication. It shall be the responsibility of the City to maintain the dedicated area upon its dedication and acceptance by the City.

[Amended 8-3-2021 by Ord. No. 1226]

(2) Water service. All park areas shall be provided by the developer with a minimum six-inch water service and at least one four-inch sanitary sewer lateral, all located at the street property line.

(3) Costs. The subdivider shall pay all costs of public improvements in the public streets adjacent to or within all public and/or park lands.

G. Recreation trails and pedestrianways.

(1) Sidewalks, including curb and gutter, shall be installed in all residential and commercial land divisions and may be required by the Plan Commission in industrial land divisions. The construction of all sidewalks or off-road paths shall be in accordance with plans and standard specifications adopted by the City Council.

(2) Wider-than-standard sidewalks or off-road paths may be required by the Plan Commission and City Council in the vicinity of schools, commercial areas and other places of public assemblage where the potential pedestrian density may warrant and the Council may require the construction of sidewalks in locations other than required under the preceding provisions of this chapter, if such walks are necessary in their opinion for safe and adequate pedestrian circulation.

(3) Depending on applicability, the City Manager or City Council, in approving a subdivision plat or certified survey map, shall determine the timetable for installation of sidewalk, curb and gutter as to those lots created by the subdivision plat or depicted in the certified survey map. The City Manager or City Council also may require that the sidewalks, curb and gutter be installed at such time as 50% of the lots created by the plat or depicted in the certified survey map are improved, or at such other time as may be determined; provided, however, that in no event may the time for completion of the sidewalks, curb and gutter be extended for more than two years after final approval of the plat or certified survey map is given by the City.

H. Sewage disposal facilities. When public sanitary sewer facilities are available to the subdivision plat or certified survey map, the subdivider shall construct sanitary sewerage facilities in such a manner as to make adequate sanitary sewerage service available to each lot within the subdivision. In addition:

(1) All subdivisions and minor land divisions within the adopted sanitary sewer service area shall be provided with public sanitary sewer facilities, unless a waiver is granted in accordance with the procedures of Chapter 623, Article II, of the Code.

(2) The subdivider shall install sewer laterals to the street lot line for all lots.

(3) The size, type and installation of all sanitary sewers and sanitary sewer laterals proposed to be constructed shall be in accordance with plans and standard specifications adopted by the City Council.

(4) The subdivider shall assume the cost of installing all sanitary sewers, sewer laterals and sewer appurtenance within the proposed subdivision, except for the added cost of installing sewers greater than eight inches in diameter which are necessary to serve tributary drainage areas lying outside of the proposed subdivision, unless the oversizing is required to serve vacant lands owned or controlled by the subdivider or adjacent landowner. In addition, the subdivider shall pay to the City a sanitary 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.

I. Stormwater drainage facilities.

(1) The subdivider shall construct stormwater drainage facilities, adequate to serve the subdivision which shall include, but not be limited to, curbs and gutters, catch basins and inlets, storm sewers, road ditches, open channels, water retention structures, water detention structures, temporary sedimentation basins, 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 hazard to life or property. All stormwater drainage facilities shall be constructed in accordance with Administrative Rule 02-01 of the Municipal Code, which is incorporated herein by reference.[1]

[1] Editor's Note: Said Administrative Rule 02-01 is on file in the City offices.

(2) The subdivider shall assume the cost of installing all storm sewers within the proposed subdivision or minor land division, 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. Copies of all WDNR and USACE permits shall be submitted to the City prior to any construction or disturbances of land.

J. Water supply facilities. When public water supply and distribution facilities are available to the subdivision plat, the subdivider shall cause such water supply and distribution facilities to be installed in such a manner as to make adequate water service available to each lot within the subdivision in accordance with Chapter 623of the Municipal Code. The subdivider shall make provision for adequate private water systems as required by the Lake Mills Water Utility in accordance with the standards of the WDNR and Wisconsin Department of Health Services. In addition:

(1) All subdivisions and minor land divisions within the water supply service area of the City shall be provided public water supply and distribution facilities or community well facilities, unless a waiver is granted by the Public Utilities Committee.

(2) Where a community well is approved by the City Council as a water distribution system for the subdivision, the developer shall require the installation of water meters in accordance with the rules and regulations of the City and the State Plumbing Code. The meter water usage shall be the basis for establishing water rates in the subdivision.

(3) The size, type and installation of all public or private water mains proposed to be constructed shall be in accordance with plans and standard specifications approved by the Lake Mills Water Utility.

(4) The subdivider shall assume the cost of installing all water mains, water laterals and water system appurtenances within the proposed subdivision, unless otherwise determined by the City Council.

K. Other utilities.

(1) The subdivider shall cause gas, electrical power, cable television and telephone facilities to be installed in such a manner as to make adequate service available to each lot in the subdivision or minor land division. No such electrical, telephone or cable television service shall be located on overhead poles. In addition, plans indicating the proposed location of all such utilities shall be approved by the City's engineering consultant.

(2) All new electric or communication lines from which lots are individually served shall be installed underground within all newly platted subdivisions or minor land divisions unless the Plan Commission shall find that the lots to be served by such facilities can be served directly from existing overhead facilities. Associated equipment and facilities which are pertinent to underground electric and communications systems, including but not limited to substations, pad-mounted transformers, pad-mounted sectionalizing switches and pedestal-mounted terminal boxes may be located above ground. Any landscape screening plan required for such aboveground equipment shall be submitted to the affected utilities for approval.

L. Street lamps, signs, and trees.

(1) Street lamps and poles. The subdivider shall pay to the City the cost to install street lamps and lamp poles of a design approved by the City's Engineering Consultant, at each subdivision street which intersects an arterial or collector and at such interior block spacing as may be required by the City Council.

(2) Signs. The subdivider shall pay to the City the costs for installing street signs of a design approved by the Director of Public Works at the intersection of all streets proposed to be dedicated, which signs shall be provided and installed by the City.

(3) Trees.

(a) Planting and location. On all streets in the City of Lake Mills, street trees shall be planted in accordance with Chapter 594, Trees, of this Code, unless found to be unfeasible by the Public Works Board and the City Forester. If terrace trees are found to be unfeasible, then street trees shall be located within an easement dedicated for street tree purposes, located outside of the City street right-of-way on private property. Street tree easements are dependent on the location of utilities proposed in the terrace of the street cross-section. The location of utilities in the right-of-way is variable and dependent on a number of factors including but not limited to: right-of-way width; size and depth of the utility facility; soil type and conditions; construction, maintenance and repair techniques; surface infrastructure material and location; traffic control during construction and maintenance; and reduction in service life of surface infrastructure. All trees located in a required easement shall otherwise conform to all regulations outlined in Chapter 594.

(b) Species. All species shall comply with the Master Tree Plan maintained by the City Forester as outlined in §§ 594-5A and 594-9 of the Lake Mills Municipal Code.

(c) Maintenance. The City shall be responsible for all street tree maintenance as outlined in Chapter 594, Trees, of the Code.

(d) Cost. Subdivider shall pay a special charge for purchasing, planting, and maintaining street trees as outlined in § 594-9H of the Municipal Code.

M. Improvement of existing half-streets. Where a subdivision or minor land division abuts an existing street or half-street and lots within the subdivision or minor land division access the existing street or half-street, the subdivider shall be responsible for installing and paying for half the improvements in the existing street or half-street right-of-way. The City shall be responsible for paying the remaining half of the improvements. The City's responsibility may include conducting special assessments for the benefited properties.

§ 650-34 Construction standards.

A. Plans required. Simultaneously with the filing of the final plat or certified survey map with the City Clerk, copies of the construction plans and specifications shall be furnished for the following public improvements, if applicable to the land division:

(1) Street grading and surfacing.

(2) Sanitary sewerage and laterals.

(3) Water mains and laterals.

(4) Curb, gutters and sidewalks.

(5) Underground gas, electric and telephone systems, including streetlighting laterals.

(6) Street signs and lights.

(7) Street trees.

(8) Stormwater management facilities.

(9) Parkland improvements.

B. Approval of plans. The City's engineering consultant shall review or cause to be reviewed the plans and specifications for conformance with the requirements of this chapter and the City's construction standards, which are called "Standard Specifications for Utility and Street Construction" and which are incorporated herein by reference, and for conformance with the requirements of Administrative Rule 02-01.[1] If the consultant rejects the plans or specifications, s/he shall notify the applicant and the City Manager in writing. When the plans and specifications are corrected, the City's engineering consultant shall approve them in writing and so notify the City Manager so that the Public Works Board may review and approve the plans and specifications for transmittal to the City Council.

[1] Editor's Note: Said Administrative Rule 02-01 is on file in the City offices.

C. Commencement. No construction or installation of improvements shall commence in a proposed subdivision until the preliminary plat or certified survey map has been approved by the City Council and approving authorities having jurisdiction have given written authorization. No preconstruction meeting shall be scheduled or held until all permits required by the WDNR, USACE, or other such agency has been received by the City and City's Engineering Consultant. Inspection fees shall be required to be filed as specified in § 650-12 of this chapter.

D. Contractors. Contractors providing services for improvements to any plat as approved by the City Council shall be selected on the basis of performance standards and shall be prequalified to perform the required work. Full time inspection shall be required for all infrastructure and improvements required under this section in accordance with the terms of the developer's agreement. All such services shall be fully reimbursed by the developer.

E. Building permits.

(1) Permits required. No building shall be constructed prior to the issuance of the necessary zoning, building and sanitary permits. No building, zoning, sanitary or other permits shall be issued for erection of a structure on any lot not of record until all the requirements of this chapter have been met.

(2) Inspections. City staff shall have access to premises and structures during reasonable hours to make those inspections deemed necessary to ensure compliance with this chapter. If, however, he is refused entry after presentation of identification, he shall procure a special inspection warrant under § 963.10, Wis. Stats., except in cases of emergency, when he shall have the immediate right of entry.

F. Time frame for completion. Construction of all improvements required by this chapter shall be completed within two years from the date of the approval of the final plat or certified survey map, unless good cause can be shown for granting an extension of time by the Public Works Board and City Council.

G. Improvement plan approval procedure. The following procedure shall be followed for all subdivision construction/improvement plans and submittal of revised plans:

(1) Fifteen copies of each required construction plan outlined in Subsection A shall be submitted to the City Clerk for distribution to the City's Engineering Consultant, Public Works Department, Lake Mills Light and Water, and City Planning Consultant. The site grading and erosion control plan shall be forwarded to the Building Inspector for soil erosion control. The deadline for submittal shall be established from time to time by policy of the Public Works Board.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(2) In no case will plans be accepted without a developer's deposit.

(3) In no case will plans be accepted or reviewed by the City's Engineering Consultant, Public Works Department, Lake Mills Light and Water, Building Inspector, or any City committee without first being processed through the City Manager.

(4) In no case will plans be accepted unless all improvement plans are included with the submittal. Plans will not be reviewed on a piecemeal basis. The submittal shall include: grading plans, drainage plan, public improvement plans (including streets, sanitary sewer, storm sewer, water and other utilities), landscape plan and erosion control plan. An individual plan may be submitted if it is one of the total set of plans and is being submitted as a revised plan wherein the remaining plans have been previously approved.

(5) Any preliminary meeting between the City's Engineering Consultant and the developer shall have prior authorization of the City and there may be a fee for such meeting, depending on the scope and length of the meeting.

(6) There will no longer be a review of so-called "pre-final" or "preliminary" construction plans for review by only the City's Engineering Consultant. Preliminary plan submittal shall be transmitted via the City Manager to all City reviewers for their comments in accordance with the above. These preliminary comments shall be sent to the City Manager prior to transmittal to the applicant. Multiple reviews may be necessary and all comments from the reviewers shall be forwarded to the City Manager with copies to the applicant. The City Manager shall be the coordinator of plan review.

(7) Each copy of the plans shall have a drawing and/or revision date in order for it to be accepted and routed for review.

(8) The City Manager will transmit the full set of "final" construction/improvement plans to the City's Engineering Consultant. The City's Engineering Consultant will transmit to the outside approving agencies. Once the review is complete, the City Manager will schedule the plans for review by the appropriate committee (Utilities, Public Works, Finance) when a letter of approval by the City's engineering consultant is received.

(9) It will be the applicant's responsibility to contact the City, to confirm the date, time and location of the respective committee meeting.

(10) Once the City committees and outside approving agencies provide written approval, the applicant may schedule a preconstruction meeting through the City Manager.

H. Required plans. The following plans and accompanying construction specifications shall be provided by the subdivider and reviewed and approved by the Public Works Board, Public Utility Board, Department of Natural Resources, Lake Mills Light and Water, and the City's Engineering Consultant before construction or installation of improvements is authorized:

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(1) Street plans and profiles showing existing and proposed grades, 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) Stormwater management plans, calculations 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) Erosion and sedimentation control plans showing those structures required to retard the rate of runoff water and those grading and excavating practices that will prevent erosion and sedimentation. The time span soil will be exposed and plans to protect existing vegetation (fences, tree wells, etc.) shall be prepared and such plans shall generally follow the guidelines and standards set forth in the publication, United States Soil Conservation Service Technical Guide, adopted by the Jefferson County Land Conservation Committee, as amended.

(6) Master site grading plan showing the finished grades of each lot in the subdivision.

(7) Planting plans showing the locations, age, caliper and species of any required grasses, vines, shrubs and trees.

(8) Additional special plans or information as required.

I. Inspection.

(1) The subdivider, prior to commencing any work within the subdivision, shall make arrangements for a preconstruction meeting conducted by the City's Engineering Consultant where all details regarding the installation of the required improvements shall be presented and reviewed and shall include provisions for engineering inspection services.

(2) During the course of construction, the Public Works Director or the City's engineering consultant shall make such inspections as they deem necessary to insure compliance with the plans and specifications as approved. The owner shall pay the actual cost incurred by the City for such inspections. This fee shall be the actual cost to the City of inspectors, engineers and other parties necessary to insure satisfactory work as set forth in the developer's agreement.

(3) All inspection fees incurred by the subdivider shall be paid to the City in full prior to release or termination of the developer's financial guarantee and prior to the City granting approvals for any future development or stages of development, if applicable.

J. As-built plans required.

(1) Within 30 days following the completion of all public improvements and prior to final acceptance of said improvements, the subdivider shall make or cause to be made a map showing the actual location of all valves, manholes, stubs, sewer and water mains and such other facilities as the Public Works Director shall require. This map shall be in black ink on tracing cloth and shall bear the signature and seal of a professional engineer registered in Wisconsin. The presentation of the map shall be a condition of final acceptance of the improvements and release of the surety bond assuring their completion.

(2) The subdivider shall also submit the aforementioned "as-built" plans in a digital DXF, DGN, or DWG file, which shall also show the final plat or certified survey map. Such submission shall be tied to and referenced to the State Plane NAD 83/91 HARN Wisconsin South Zone.

K. Erosion control.

(1) Required. The subdivider shall cause all grading, excavations, open cuts, side slopes and other land surface disturbances to be so mulched, seeded, sodded or otherwise protected that erosion, siltation, sedimentation and washing are prevented in accordance with plans and specifications approved by the Soil Erosion Control Inspector under § 660-133of the Zoning Chapter of the Municipal Code.

(2) Shoreland planting and sediment control. The subdivider shall plant those grasses, trees, shrubs and vines of a species and size native to Wisconsin and specified by the City Council necessary to prevent soil erosion and protect stream and lake banks. In addition:

(a) The Soil Erosion Control Inspector may 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.

(b) 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. [See Subsection K(1) of this section.]

(c) Paths and trails in wooded and wetland areas shall not exceed 10 feet in width unless otherwise approved by the City Plan Commission, and shall be so designed and constructed as to result in the least removal and disruption of trees and shrubs. If a gravel path is warranted, it shall be covered and maintained with a wood chip surface.

(d) 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. [See § 650-34J and K(1).]

(e) Review of the conduct of such cutting, clearing and moving may be requested of the Jefferson County Land Conservation Committee, the State District Fish and Game Managers and the State District Forester by the City's Erosion Control Inspector or City Plan Commission as they deem appropriate.

(3) Existing features. The subdivider shall make every effort to protect and retain all existing trees, shrubbery, vines and grasses not actually lying in public roadways, drainageways, building foundation sites, private driveways, soil absorption waste disposal areas, paths and trails. Trees are to be protected and preserved during construction in accord with sound conservation practices, including preservation of trees by well islands, temporary fencing or retaining walls whenever abutting grades are altered. In addition:

(a) Temporary vegetation and mulching shall be used to protect critical areas and permanent vegetation shall be installed as soon as practical.

(b) Construction at any given time shall be confined to the smallest practical area and for the shortest practical period of time.

(c) Sediment basins shall be installed and maintained at all drainageways to trap, remove and prevent sediment and debris from being washed outside the area being developed.

§ 650-35 Performance guarantee and surety for public improvements.

A. Developer's agreement and performance guarantee and surety. In lieu of requiring special assessment of all public improvements prior to the approval and recording of the final plat or certified survey map, the City Council may, at its discretion, permit the execution of a developer's agreement, as negotiated and approved by the City Manager and drafted by the City Attorney, and the filing of a performance guarantee and surety with the City of Lake Mills, which shall be in one of the following forms:

(1) Surety bond, approved as to form by the City Attorney;

(2) Certificate of deposit, approved as to form by the City Attorney;

(3) Cash; or

(4) Irrevocable letter of credit, approved as to form by the City Attorney.

B. Hold harmless. The performance guarantee and surety shall hold the City harmless from the cost of construction, repairing, replacing or completing any required improvements, and from any other costs associated with the performance of any other requirements in the developer's agreement.

C. Amount. The amount of the performance guarantee and surety shall be based, in part, on the estimated value of the public improvements at the time of approval of the subdivision. The development may be constructed in phases as outlined on the preliminary plat, and the surety amount can be based upon the estimated amount necessary to construct a particular phase. The amount shall also insure the City of adequate coverage to secure the satisfactory construction, installation, and dedication of any uncompleted or improperly constructed portions of the required improvements, as well as the satisfactory performance of any other requirements under the developer's agreement.

D. Time period. The amount of the performance guarantee and surety shall run to the City, shall be for such period of time as determined necessary by the City to guarantee satisfactory completion of all improvements, and shall be in an amount equal to 110% of the City's engineering consultant's estimate for the cost of all required public improvements and the amount required for complete performance or payment of any required fees under the developer's agreement.

E. Form. The form of the performance guarantee and surety shall be as indicated by the City and shall be subject to the approval of the City Attorney, who may not approve said guarantee unless and until the City Manager has recommended approval of the amount of the guarantee.

F. Reduction. The procedure and requirements for the request for a reduction in the letter of credit shall be as determined in the executed Developers Agreement. The reduction amount shall be based on the following:

(1) Upon completion and acceptance of more than 40% and less than 75% of the required public improvements and payment of any required fees, the performance guarantee and surety may be reduced to 125% of the remaining improvements and any yet unpaid fees, as documented by the developer's engineer and as verified by the City's consulting engineer, but in no case may the performance guarantee and surety be reduced to less than 15% of the total cost of all required improvements and any unpaid fees.

(2) Upon completion and acceptance of 75% or more of the required public improvements and payment of any required fees, the performance guarantee and surety may be reduced to 200% of the remaining improvements along with the amount of any yet unpaid fees, as documented by the developer's engineer and as verified by the City's consulting engineer and the City Treasurer, but in no case may the performance guarantee and surety be reduced to less than 15% of the total cost of all required improvements and any unpaid fees.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

G. Resolution required. No performance guarantee and surety may be reduced, or released in its entirety, unless the dedication of the improvements are accepted by resolution of the City Council and the guarantee and surety are also expressly reduced or released by resolution of the Council.

H. Attorney approval. The developer's agreement shall be as drafted by the City Attorney, upon consultation with the City Manager, Public Works Director, and the City's consulting engineer, and upon final negotiations between the City Manager and developer. The form of the performance guarantee and surety, in the case of bonds or letters of credit, or assignments of certificates of deposit, shall be as drafted from time to time by the City Attorney, upon consultation with the City Manager. All surety bonds and letters of credit shall be issued by companies or financial institutions authorized and licensed to do business in the State of Wisconsin.

I. Compliance for plat or CSM approval required. No plat or certified survey map shall be deemed approved by the City without it also being conditionally approved to include compliance by the developer with this section.