No construction or installation of improvements shall commence
in a proposed Preliminary Plat, Certified Survey Map, or Condominium
until said Preliminary Plat, Certified Survey Map, or Condominium
has been approved by the Common Council and the City Engineer has
given written authorization to commence work and a pre-construction
meeting has been held. Inspection fees shall be required as specified
in Division 15-9.0400 of this Ordinance.
No Building and Zoning Compliance Permits shall be issued for
erection of a structure on any lot not of record until all the requirements
of this Ordinance and the Subdivision Development Agreement or Development
Agreement have been met, including the construction of required streets
and sidewalks except as may be provided for under § 15-3.0804
of this Ordinance for a model home, model dwelling units and pre-construction
sales office, and temporary sales structure.
The following plans and accompanying construction specifications,
in conformance with the City Engineer's "Standards and Specifications
for Development," shall be required by the City before authorization
of construction or installation of improvements:
A. Street Plans and Profiles. Street plans and profiles
showing existing and proposed grades, elevations and typical cross-section(s)
of required improvements.
B. Existing and Proposed Contours. Existing and proposed
contours at vertical intervals of not more than two feet. Elevations
shall be marked on such contours based on National Geodetic Vertical
Datum of 1929 (mean sea level);
C. Sanitary Sewer Plans and Profiles. Sanitary sewer
plans and profiles showing the locations, grades, sizes, elevations,
and materials of required facilities.
D. Storm Sewer Plans and Profiles. Storm sewer plans
and profiles showing the locations, grades, sizes, cross-sections,
elevations, and materials of required facilities. Also, a stormwater
management plan shall be required as set forth in § 15-8.0112
of this Ordinance.
E. Water Main Plans and Profiles. Water main plans
and profiles showing the locations, sizes, elevations, and materials
of required facilities.
F. Gas, Electrical Power, Telephone, and Cable Television
Plans. Plans showing the location and size, where applicable, of all
gas, electrical power, telephone, and cable television service.
G. Erosion and Sedimentation Control Plans. Erosion
and sedimentation control plans that generally follow the guidelines
and standards set forth in Division 15-8.0300 of this Ordinance, the
publications U.S.D.A. Conservation Technical Guide, prepared by the
U.S. Department of Agriculture, and the Storm Water Construction Technical
Standards prepared by the Wisconsin Department of Natural Resources,
as amended, showing:
[Amended 6-7-2016 by Ord.
No. 2016-2218]
1. Those structures required to retard the rate of
runoff water and those grading and excavating practices that will
prevent erosion and sedimentation;
2. The time span that soil will be exposed; and
3. Plans to protect existing vegetation (fences, tree
wells, etc.).
4. A report on how the control will be handled —
answering the questions: who, when, and how often?
H. Protection Against Erosion, Siltation, Sedimentation,
and Washing 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 the plans
and specifications, including the City's "Standards and Specifications
for Development," approved by the City and Division 15-8.0300 of this
Ordinance. In addition:
1. Sod shall be laid in strips at those intervals necessary
to prevent erosion and at right angles to the direction of drainage.
2. Temporary vegetation and mulching shall be used
to protect critical areas, and permanent vegetation shall be installed
as soon as practical.
3. Construction at any given time shall be confined
to the smallest practical area and for the shortest practical period
of time.
4. 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.
5. All erosion control procedures must be carried out
in conformance with Division 15-8.0300 of this Ordinance.
I. Landscape and Planting Plans. Landscape and planting
plans (see Division 15-7.0300 of this Ordinance) showing the locations,
age, caliper, and species of any required grasses, vines, shrubs,
and trees.
J. Record "As-Built" Plans. After completion of all
public improvements and prior to final acceptance of said improvements,
the Subdivider or Condominium Developer shall make or cause to be
made three complete sets of record "as-built" plans for each of the
plans required as set forth in this Section of this Ordinance and
showing the actual location of all improvements made as the required
by the City Engineer. These plans shall be prepared as specified by
the City Engineer and shall bear the signature and seal of a professional
engineer registered in Wisconsin. The presentation of the record "as
built" plans shall be a condition of final acceptance of the improvements
and release of the financial surety assuring their completion. These
plans shall be submitted to the City Engineer for permanent filing
in the Engineering Department at the City of Franklin Municipal Building.
Completed storm water management practices must pass a final inspection
by the City of Franklin or its designee to determine if they are in
accordance with the approved storm water management plan and ordinance.
The City of Franklin or its designee shall notify the responsible
party in writing of any changes required in such practices to bring
them into compliance with the conditions of this permit.
[Amended 6-7-2016 by Ord.
No. 2016-2218]
K. Additional Plans. Additional special plans or information
as required by City Engineer.
The Subdivider or Condominium Developer (as applicable) 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. Such trees are to be protected
and preserved during construction in accordance with sound conservation
practices, including the preservation of trees by well islands or
retaining walls whenever abutting grades are altered. Towards that
end, the following minimum procedures shall be followed during construction:
A. Methodology for Tree Preservation to be Reviewed
by Plan Commission. The Subdivider's or Condominium Developer's (as
applicable) proposed method for preserving trees shall be reviewed
by the Plan Commission or its staff during the Preliminary Plat, Certified
Survey Map, or Condominium approval phase of application to the City.
If, in the opinion of the Plan Commission, the Subdivider or Condominium
Developer (as applicable) has not taken the necessary precaution in
preserving existing trees as required by this Ordinance, no Zoning
Compliance Permit or Special Use Permit shall be issued, or plat approved,
until such time as the Subdivider or Developer (as applicable), amends
the plans for the preservation of such existing trees.
B. Limitation on Encroachment of Grading and Construction
Equipment. All grading and construction equipment shall be forbidden
from encroaching within the tree's drip line.
C. Material Dumping Prohibited Within Tree Drip Line.
Materials detrimental to the tree shall not be dumped or placed within
a tree's drip line or at any higher elevation than the base of the
tree where drainage toward the tree could adversely affect the health
of the tree. Said materials shall include, but not necessarily be
limited to, excess soil, stone or rock, additional fill, equipment,
liquids, or construction debris.
D. Snow Fence Required. During grading and construction,
a snow fence shall be installed at the periphery of the tree's drip
line.
E. Attachments to Trees Prohibited. No attachments
or wires, other than those of a protective or nondamaging nature,
shall be attached to any trees to be preserved during construction.
F. Tree Destruction and Replacement. In the event that
a tree designated on the approved Preliminary Plat, Certified Survey
Map, Condominium or "Natural Resources Protection Plan" for preservation
should be destroyed or razed during the construction process, the
Subdivider or Condominium Developer (as applicable) shall replace
such tree of a species approved by the Plan Commission and having
a diameter of not less than the tree so destroyed or razed. No one
replacement, however, shall exceed six inches in diameter as measured
at 12 inches above the ground level. However, several smaller diameter
trees having a combined diameter equal to the tree razed or destroyed
shall be planted for trees larger than six inches at the ratios set
forth in Table 15-8.0204. Said replacement tress shall be placed in
the approximate location of the tree, or trees, so destroyed. Said
replacement trees shall not be counted toward any mitigation measures
which may be required of the Subdivider or Condominium Developer (as
applicable) as specified elsewhere in this Ordinance.
Table 15-8.0204
|
---|
Minimum Tree Replacement Requirements
|
---|
Size of Tree Destroyed or Razed
(in DBH)
|
Replacement Tree Requirements
|
---|
Number of Trees Required (in Caliper)
|
Minimum Size of Each Tree Required
(in Caliper)
|
---|
8 to 10 inches
|
1
|
3 inches
|
11 to 16 inches
|
2
|
3 inches
|
17 to 24 inches
|
3
|
3 inches
|
25 to 30 inches
|
4
|
3 inches
|
31 to 36 inches
|
5
|
3 inches
|
37 inches or greater
|
6
|
3 inches
|
The City Engineer shall review or cause to be reviewed the plans
and specifications for conformance with the requirements of this Ordinance
and other pertinent City ordinances and design standards approved
by the City Engineer. If the City Engineer rejects the plans and specifications,
the City Engineer shall notify the Subdivider or Condominium Developer
who shall cause the modification of the plans or specifications or
both accordingly. When the plans and specifications are corrected,
the City Engineer shall approve the plans and specifications.