The subdivision, condominium or certified survey map developer
(as applicable) shall construct streets, roads and alleys as outlined
on the approved plans based on the requirements of this chapter.
A. Street construction standards. The design and construction of all roads, streets and alleys in the Village shall fully comply with the requirements and specifications of §§
582-43 and
582-44.
B. Conform to Official Map. The arrangement, width, grade and location
of all streets shall conform to the Official Map.
C. Survey monuments. The subdivider or condominium developer (as applicable) shall install survey monuments placed in accordance with the requirements of § 236.15, Wis. Stats., and as may be required by the Village Engineer. (See §
582-25F.)
D. Grading.
(1) Right-of-way and roadbed grading. After the installation of temporary
block corner monuments by the subdivider or condominium developer
(as applicable) and establishment of street grades, the subdivider
or condominium developer (as applicable) 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 Village Engineer
and in conformance with this chapter. The subdivider or condominium
developer (as applicable) shall grade the roadbeds in the street rights-of-way
to subgrade.
(2) Grading of cut and filled lands. Cut and filled lands shall be graded
to a maximum slope of 1:4, or the soil's angle of repose, whichever
is the lesser, and covered with permanent vegetation.
(3) Preservation of existing trees during grading. During grading operations, every effort shall be made by the subdivider or condominium developer (as applicable) to preserve and protect from damage those existing trees identified in the natural resource protection plan to be preserved and retained as a part of the subdivision, certified survey map, or condominium approval. (See §
582-49 for minimum procedures.)
E. Roadway surfacing.
(1) Roadway surfacing. After the installation of all required utility
and stormwater drainage improvements, the subdivider or condominium
developer (as applicable) shall surface all roadways in streets proposed
to be dedicated to the widths prescribed by these regulations.
(2) Required surfacing specifications. Said surfacing shall be done in accordance with plans and standard specifications approved by the Village, including §§
582-43 and
582-44.
F. Completion of street construction.
(1) Prior to any building permits being issued on lands adjacent to streets,
all street construction shall be completed by the subdivision, condominium
or certified survey map developer (as applicable), approved by the
Village Engineer and accepted by the Village Board.
(2) The Village Board may issue a waiver of these requirements in unusual
or special circumstances such as excessively severe weather conditions,
heavy construction temporarily in area or construction material shortages
(i.e., cement or asphalt). The issuance of a waiver shall be at the
discretion of the Village Board.
(3) The subdivision, condominium or certified survey map developer (as
applicable) requesting a waiver shall do so in writing, presenting
such information and documentation as required by the Village Board.
The waiver shall be in written form and shall detail which improvement
requirements are temporarily waived and for what period of time.
When permanent rural street sections have been approved by the
Village Board, the subdivider or condominium developer (as applicable)
shall finish grade all shoulders and road ditches, install all necessary
culverts at intersections and, if required, surface ditch inverts
to prevent erosion and sedimentation in accordance with plans and
standard specifications approved by the Village Engineer.
The subdivider or condominium developer (as applicable) shall construct stormwater drainage facilities adequate to serve the subdivision, certified survey map, or condominium in conformance with §
582-47, all applicable local comprehensive plans or adopted plan components, or as required by the Village of Grantsburg under Chapter
538, Construction Site Erosion Control, of this Code, based upon the recommendations of the Village Engineer. These facilities may include curbs and gutters, catch basins and inlets, storm sewers, road ditches, open channels, water retention and detention structures, 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 hazards to life or property. In addition, the following provisions shall be complied with:
A. Stormwater management plan required. A stormwater management plan
shall be prepared by a Wisconsin registered professional engineer
which shall include, but not be limited to, the following:
(1) Existing and proposed topography at two-foot contour intervals of
the proposed subdivision, certified survey map, or condominium.
(2) Proposed elevations of all streets.
(3) Proposed drainage swales.
(4) Proposed storm sewers, manholes and inlets.
(5) Construction site erosion facilities.
(6) A report and map(s) showing the drainage basin for the entire area
where the subdivision, certified survey map, or condominium is located,
including estimates of the total acreage in the drainage basin and
percentage of the drainage basin within the proposed subdivision,
certified survey map, or condominium.
(7) Location of any planned stormwater detention and/or retention basins
and applicable calculations for their sizing and design.
(8) Calculations relating to the amount of runoff from the site of the
proposed subdivision, certified survey map, or condominium prior to
development and anticipated runoff following the development of the
site.
B. Unpaved street gutters (ditches).
(1) Unpaved street gutters (ditches) may be permitted by the Village
Board, upon the recommendation of the Village Engineer, and shall
be shaped and seeded and/or sodded as grassed waterways.
(2) The subdivider or condominium developer (as applicable) is encouraged
to use natural wetland plant materials where possible.
(3) Where the velocity of flow is in excess of four feet per second on
soils having a severe or very severe erosion hazard and in excess
of six feet per second on soils having moderate, slight, or very slight
erosion hazard, the subdivider or condominium developer (as applicable)
shall meander the waterway or install a paved invert or check dams,
flumes, or other energy-dissipating devices.
C. Drainage facilities.
(1) These shall, if required by the Village Engineer, include stormwater
detention and/or retention basins, structures, and settling basins
necessary so as to prevent erosion and sedimentation where such facilities
discharge into streams or lakes.
(2) The design criteria and the size, type, grades, and installation
of all stormwater drains and sewers and other cross-section, invert,
and erosion control paving check dams, flumes, or other energy-dissipating
structures and seeding and/or sodding of open channels and unpaved
road ditches proposed to be constructed shall be in accordance with
the plans and standard specifications approved by the Village.
D. Storm sewers.
(1) When required by the Village, the subdivider or condominium developer
(as applicable) shall assume the cost of installing all required storm
sewers within the proposed subdivision, certified survey map, or condominium
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, certified survey map, or condominium.
(2) The cost of such larger storm sewers shall be prorated in proportion
to the ratio which the total area of the proposed subdivision, certified
survey map, or condominium is to the total drainage area to be served
by such larger sewer, and the excess cost shall either be borne by
the Village of Grantsburg or assessed against the total tributary
drainage area. Storm sewers oversized to handle runoff from outside
properties will be installed by the subdivision, condominium or certified
survey map developer (as applicable); however, the cost of oversizing
above a twenty-four-inch diameter storm sewer typically shall be paid
by other users connecting to the system.
When a proposed subdivision plat, certified survey map, or condominium
is proposed to be located where public sanitary sewer facilities are
available, as determined by the Village Board upon the Village Engineer's
recommendation, to the subdivision plat, certified survey map area
or condominium, the subdivider or condominium developer (as applicable)
shall construct sanitary sewer facilities in such a manner as to make
adequate sanitary sewer service available to each lot within the subdivision
or certified survey map area or dwelling unit within a condominium.
The subdivider or condominium developer (as applicable) shall comply
with all applicable Village ordinances and policies. In addition:
A. Extent of required installation of sewer service lateral lines. The
Village Board shall require the installation of sewer service laterals
to the street lot line.
B. Plans and specifications required. The size, type, and installation
of all sanitary sewers and sanitary sewer service laterals proposed
to be constructed shall be in accordance with plans and standard specifications
approved by the Village Engineer. There shall be provided a sanitary
sewerage system to all lots, approved by the Village Engineer. The
subdivision, condominium or certified survey map developer (as applicable)
shall install adequate sanitary sewer facilities and connect them
to Village sewer mains, subject to specifications and inspection of
the Village Engineer. All sanitary sewers shall be in accordance with
Ch. NR 110, Wis. Adm. Code. The subdivider shall pay all the costs
of all sanitary sewer work, including the bringing of a sanitary sewer
of adequate capacity and depth from where it exists to the project
in question as well as providing all sanitary sewer work within the
project.
C. Costs associated with sanitary sewers eight inches or less in diameter.
The subdivider or condominium developer (as applicable) shall assume
the cost of installing all sanitary sewers that are eight inches in
diameter or less.
D. Costs associated with sanitary sewers larger than eight inches in
diameter. If larger than eight-inch diameter sanitary sewers are required
to handle the contemplated sewage flows, the difference between the
costs of such larger sewers and the eight-inch sewer shall be prorated
in proportion to the ratio which the total sewage of the proposed
subdivision, certified survey map, or condominium is to the total
sewage capacity to be served by such larger sewer and the excess cost
shall be either borne by the Village or assessed against the total
tributary sewer area.
E. Sanitary sewer availability and requirements for installation.
(1) The subdivider, certified survey map or condominium developer (as
applicable) shall install, at his cost, sanitary sewers in accordance
with this chapter and specifications of the Village when it is determined
that the proposed subdivision or minor land division lies within a
public sanitary sewer service area and sanitary sewer facilities can
or are programmed to be extended to the proposed subdivision, certified
survey map, or condominium within five years.
(2) The subdivider, certified survey map or condominium developer (as
applicable) shall construct sanitary sewers in such a manner as to
make adequate sanitary sewerage service available to each lot within
the project. Where public sanitary sewers of adequate capacity are
determined by the Village Engineer to be available, extensions of
the public sanitary sewer system shall be made as to provide sewer
service to each lot. Gravity sanitary sewers shall be extended to
the project and to each buildable lot as approved by the Village Engineer.
Sewerage service lines (laterals) of the sizes and materials required
by the Village Engineer shall be installed from the sanitary sewers
to the property line of every lot in the subdivision. This installation
will be coordinated with the installation of sanitary sewers. The
size, type and installation of all sanitary sewers proposed to be
constructed shall be in accordance with plans and standard specifications
approved by the Village Engineer. Where sanitary sewers are located
within the floodplain, sanitary manholes shall be floodproofed.
(3) The ends of the services for each lot shall be accurately measured
and recorded with the Village Engineer and marked in the field with
appropriate staking.
(4) Until such time as the public sewers within the subdivision, certified
survey map, or condominium can be connected to the public sanitary
sewer system, they shall be temporarily capped.
(5) No private or public use shall be connected to the sanitary sewers
within the subdivision, certified survey map, or condominium until
such sanitary sewers are connected to the public sewerage system.
(6) The subdivider or condominium developer (as applicable) shall indicate
on the face of a subdivision plat, certified survey map, or condominium
plat that the owner of private uses within the subdivision, certified
survey map, or condominium plat shall connect such uses to the sanitary
sewers in the subdivision, certified survey map, or condominium at
the time such sanitary sewers are connected to the public sewerage
system, and the Village of Grantsburg shall be held harmless for any
damages or costs incurred to disconnect and abandon any private on-site
wastewater treatment system then in place and any costs associated
with connection to the public sewer mains.
The subdivider, certified survey map or condominium developer
(as applicable) shall cause appropriate utilities such as gas, electrical
power, cable television (where available), and telephone facilities
to be installed in such a manner as to make adequate service available
to each lot in the subdivision or certified survey map and to each
dwelling unit in a condominium. No such new electrical, cable television,
or telephone service shall be located on overhead poles. In addition,
plans indicating the proposed location of all gas, electrical power,
cable television, natural gas, telephone, and distribution and transmission
lines required to service the subdivision, certified survey map, or
condominium shall be approved by the Village Board.
The subdivider or condominium developer (as applicable) shall plant those grasses, trees, and vines, the species and size, as approved by the Village Board, upon the recommendation of the Plan Commission, necessary to prevent soil erosion and sedimentation. The subdivider or condominium developer (as applicable) shall also comply with Chapter
538, Construction Site Erosion Control, of the Village of Grantsburg Code of Ordinances as amended. In addition:
A. Installation of protection and rehabilitation measures. The Village
Board, upon the recommendation of the Plan Commission, shall require
the subdivider or condominium developer (as applicable) to provide
or install certain protection and rehabilitation measures to prevent
soil erosion and sedimentation, such as fencing, sloping, seeding,
riprap, revetments, jetties, clearing, dredging, snagging, drop structures,
brush mats, willow poles, and grade stabilization structures.
B. Maximum width of paths and trails in wooded and wetland areas. Paths
and trails in wooded and wetland areas shall not exceed 10 feet in
width unless otherwise approved by the Village Board, upon the recommendation
of the Plan Commission, and shall be so designed and constructed as
to result in the least removal and disruption of trees and shrubs
and the minimum impairment of natural beauty.
C. Earthmoving. 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 soil erosion and sedimentation
and to minimize the disturbance of the natural fauna, flora, watercourse,
water regimen, and topography.
D. Topsoil preservation. Topsoil moved during the course of construction
shall be redistributed on all pervious regraded surfaces so as to
provide adequate topsoil to cover all previous disturbed areas of
the subdivision, certified survey map, or condominium and shall be
stabilized to prevent soil erosion by seeding or planting as determined
by the Village Board.
E. Slope and terrace protection. Areas of cuts, fills, and terraces
shall be landscaped sufficiently to prevent soil erosion in accordance
with plans and standard specifications approved by the Village Engineer.
When the land included in a subdivision plat or certified survey
map abuts upon or is adjacent to land used for farming or grazing
purposes, the subdivision, condominium or certified survey map developer
(as applicable) shall erect partition fences, satisfying the requirements
of the Wisconsin Statutes for a legal and sufficient fence, between
such land and the adjacent land. A covenant binding the subdivision,
condominium or certified survey map developer (as applicable) and
his grantees, heirs, successors, and assigns to erect and maintain
such fences, without cost to the adjoining property owners, so long
as the land is used for farming or grazing purposes, shall be included
upon the face of the final plat or certified survey map.