A.
Compliance with statutes. In laying out a subdivision, the owner
shall conform to the provisions of Ch. 236, Wis. Stats., and all applicable
City of Amery regulations. In all cases where the requirements of
this chapter are different from the requirements of Ch. 236, Wis.
Stats., the more restrictive provision shall apply.
B.
Dedication. The subdivider shall dedicate land and improve streets as provided in this chapter and § 443-26. Streets shall be located with due regard for topographical conditions, natural features, existing and proposed streets, utilities and land uses and public convenience and safety. Streets shall conform to official maps adopted by the City Council. The subdivision, certified survey parcel or land division shall be so designed as to provide each lot with satisfactory access to a public street or road.
C.
Compliance with Comprehensive Plan and ordinances.
(1)
The arrangement, character, features, and layout of land divisions
in the City of Amery shall be designed to comply with the standards
of this chapter, the Comprehensive Plan, the Official Map, and/or
any comprehensive utility plans or other planning documents which
may pertain to the standards of design for land divisions and which
have been adopted by the City Council. Where no such planning documents
have been adopted, subdivisions shall be designed according to engineering
and planning standards approved by the City Engineer and applied so
as to properly relate the proposed development with adjacent development,
the topography, natural features, public safety and convenience, and
the most advantageous development of undeveloped adjacent lands. In
the absence of a street being shown on the Official Map, streets shall
be provided in locations determined necessary by the City Engineer
and to the right-of-way widths required in this article for the classification
of street required.
(2)
The arrangement, character, extent, width, grade, and location of
all streets shall conform to City master plans, the Official Map,
and to this chapter, and other City planning documents and shall be
considered in their relation to existing and planned streets, reasonable
circulation of traffic, topographical conditions, runoff of stormwater,
public convenience and safety, and in their appropriate relation to
the proposed uses of the land to be served by such streets.
(3)
The arrangement of streets in new subdivisions shall make provision
for the appropriate continuation at the same or greater width of the
existing streets in adjoining areas.
D.
Areas not covered by Official Map or plan. In areas not covered by
an Official Map or a City Comprehensive Plan, the layout of streets
shall conform to the plan for the most advantageous development of
adjoining areas of the neighborhood. Streets shall be designed and
located in relation to existing and officially planned streets, topography
and natural terrain, streams and lakes and existing tree growth, public
convenience and safety and in their appropriate relation to the proposed
use of the land to be served by such streets.
E.
Proposed streets. Proposed streets shall extend to the boundary lines
of the tract being subdivided unless prevented by topography or other
physical conditions or unless, in the opinion of the City Council,
such extension is not necessary or desirable for the coordination
of the layout of the subdivision or land division or for the advantageous
development of the adjacent tracts.
F.
Street classifications. Streets shall be required and classified
by the City Engineer in accordance with the City's Comprehensive Plan
and where not identified in said plan, in accordance with sound engineering
standards, into the classifications indicated below:
(1)
Arterial streets. Arterial streets shall be arranged 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. They shall also be properly integrated
with and related to the existing and proposed system of major streets
and highways and shall be, insofar as practicable, continuous and
in alignment with existing or planned streets with which they are
to connect.
(2)
Collector streets. Collector streets shall be arranged so as to provide
ready collection of traffic from individual areas and conveyance of
this traffic to the major street and highway system and shall be properly
related to special traffic generators such as schools, churches and
shopping centers and other concentrations of population and to the
major streets into which they connect.
(3)
Local/minor streets. Local streets shall be arranged to conform to
the topography, to discourage use by through traffic, to permit the
design of efficient storm and sanitary sewerage systems, and to require
the minimum street area necessary to provide safe and convenient access
to abutting property.
(4)
Alleys. Alleys shall be located at rear property lines, shall discourage
through traffic, shall serve less than 50 vehicles per day, and shall
be intended to provide access to off-street loading and service areas
and not primary access to parcels.
G.
Reserve strips. Reserve strips shall not be provided on any plat
to control access to streets or alleys, except where control of such
strips is placed with the City under conditions approved by the City
Council.
H.
Alleys; temporary dead-end streets.
(1)
Commercial and industrial. Alleys may be provided in commercial and
industrial districts. The width of the right-of-way for residential
alleys shall be not less than 40 feet and the width of the right-of-way
for commercial and industrial alleys shall be not less than 40 feet.
Alleys shall be constructed according to base and surfacing requirements
for streets.
(2)
Residential. Alleys shall not be approved in residential areas unless
necessary because of topography or other exceptional circumstances.
(3)
Dead end. Dead-end alleys are prohibited except under very unusual
circumstances, and crooked and "T" alleys shall be discouraged.
(4)
Temporary dead-end streets. Temporary dead-end streets shall not
be over 600 feet in total length, shall provide for an eventual intersection
spacing meeting the requirements of this chapter and shall provide
for temporary culs-de-sac or turnarounds as approved by the City Engineer.
Temporary termination of streets intended to be extended at a later
date shall be accomplished with a temporary cul-de-sac in accordance
with the standards set forth above, or by construction of a temporary
"T" intersection 33 feet in width and 33 feet in length abutting the
right-of-way lines of the access street on each side.
I.
Permanent dead-end streets; cul-de-sac streets. Permanent dead-end
streets or culs-de-sac shall not be longer than 600 feet in length.
All urban cul-de-sac streets designed to have one end permanently
closed shall terminate in a teardrop turnaround having a minimum right-of-way
radius of 60 feet and a minimum outside curb radius of 48 feet.
J.
Continuation. Streets shall be laid out to provide for possible continuation
wherever topographic and other physical conditions permit. The use
of culs-de-sac shall be held to a minimum and permanently dead-ended
streets shall be prohibited. Provisions shall be made so that all
proposed streets shall have a direct connection with, or be continuous
and in line with, existing, planned or platted streets with which
they are to connect.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
K.
Minor streets. Minor streets shall be so laid out so as to discourage
their use by through traffic.
L.
Frontage roads. Where a land division abuts or contains an existing
or proposed arterial highway, or railroad right-of-way, the subdivider
shall provide a frontage road, platted access restriction along the
property contiguous to such highway, or such other treatment as may
be determined necessary by the City Engineer to ensure safe, efficient
traffic flow and adequate protection of residential properties.
M.
Private streets. Private streets shall not be approved nor shall
public improvements be approved for any private street; all streets
shall be dedicated for public use.
N.
Visibility. Streets shall afford maximum visibility and safety for
motorist, bicycle, and pedestrian use and shall intersect at right
angles, where practicable. A minimum sight distance with clear visibility,
measured along the center line, shall be provided of at least 500
feet on major thoroughfares, 200 feet on collector-distributor streets,
and 150 feet on all other streets.
O.
Tangents. A tangent at least 100 feet long shall be required between
reverse curves on arterial and collector streets.
P.
Half streets. Half streets shall not be platted unless necessary
to provide the full width of an existing street platted to half width.
All newly platted streets shall be platted to the required full width.
Where a half street exists adjacent to a proposed land division, the
subdivider shall endeavor to acquire and dedicate the remaining half
street.
Q.
Intersections.
(1)
Angle of intersect. Streets shall intersect each other at as nearly
right angles as topography and other limiting factors of good design
permit. The curved street shall intersect another street with not
less than 40 feet of tangent right-of-way between the end of curvature
and the right-of-way of the street being intersected.
(2)
Number of streets converging. The number of streets converging at
one intersection shall be reduced to a minimum, preferably not more
than two. Intersections of local streets shall be at least 125 feet
from each other.
(3)
Number of intersections on arterial streets. The number of intersections
along arterial streets shall be held to a minimum. Wherever practicable,
the distance between such intersections shall be not less than 1,200
feet, unless otherwise determined by the City Engineer to provide
better safety.
(4)
Local street spacing. Local streets and frontage roads intersecting
with other local streets shall be spaced no closer than 300 feet between
center line and spaced no closer than 800 feet between center line
on collector streets, unless otherwise approved by the Plan Commission.
(5)
Property lines at street intersections. Property lines at street
intersections shall be rounded with a minimum radius of 15 feet, except
that with all intersections with arterial and collector streets, the
radius shall be increased to 25 feet or of a greater radius when required
by the City Engineer.
(6)
Local streets. Local streets shall not necessarily continue across
arterial or collector streets, but if the center lines of such local
streets approach the major streets from opposite sides within 150
feet of each other, measured along the center line of the arterial
or collector streets, then the location shall be so adjusted that
the adjoinment across the major or collector street is continuous
and a jog is avoided.
(7)
Additional sight easements. At any intersection determined by the
City Engineer, restricted development easements or additional street
right-of-way shall be platted to provide for adequate sight distances
in every direction of travel. At a minimum, the subdivider shall grade,
clear or otherwise provide for an unobstructed sight triangle at all
intersections incorporating the area within a triangle formed by the
intersection of the street right-of-way lines and a point on each
right-of-way line being not less than 25 feet from the intersection
point.
R.
Street names.
(1)
Duplication of existing street names by similar word, spelling, or
sound shall not be permitted.
(2)
Where a street maintains the same general direction except for curvilinear
changes for short distances, the same name shall continue for the
entire length of the street. House-numbering difficulties shall be
considered the determining factor in considering whether a change
of name is necessary due to curvilinear changes.
(3)
A street name shall be changed when required to conform to the proposed
or existing house-numbering base.
(4)
A name which is assigned to a street which is not presently a through
street, due to intervening land over which the street extension is
planned, shall be continued for the separate portions of the planned
through street.
(5)
The following designations shall be used only in the situations indicated:
(a)
"Boulevard." A street with a divided pavement, either existing
or planned. If the divided pavement ends but the street continues,
the same street name and suffix shall continue.
(b)
"Lane." To be limited to a street, one block long, not ending
in a cul-de-sac.
(c)
"Circle." To be limited to a cul-de-sac of nine lots or more.
(d)
"Court." To be limited to a cul-de-sac of eight lots or fewer.
(e)
"Parkway." To be limited to a street abutting a park or greenway
or creek.
(6)
The maximum number of street names at one intersection shall be three.
(7)
Street names shall be assigned to avoid intersections which have
the same exact street names.
(8)
The name of any projection of a street shall remain unchanged even
if the projection terminates in a cul-de-sac.
(9)
The changing of a street name that does not duplicate an existing
street name shall only be approved where such change will eliminate
conflicts with other provisions of this subsection.
(10)
Service roads and highways served by them shall have the same
street name and designation.
(11)
Approval of street names on a preliminary plat will not reserve
the names nor shall the City be required to accept such names at the
time of final platting.
(12)
A minimum number of letters is desirable in a street name. The
maximum number of letters, not including the prefix or suffix, shall
not exceed 12.
S.
Limited-access highway and railroad right-of-way treatment. Whenever
the proposed subdivision contains or is adjacent to a limited-access
highway, arterial street or railroad right-of-way, the design shall
provide the following treatment:
(1)
Subdivision lots. When lots within the proposed subdivision back
upon the right-of-way of an existing or proposed limited-access highway
or a railroad, a planting strip at least 20 feet in depth shall be
provided adjacent to the highway or railroad in addition to the normal
lot depth. This strip shall be part of the platted lots but shall
have the following restriction lettered on the face of the plat: "This
strip reserved for the planting of trees and shrubs; the building
of structures hereon prohibited."
(2)
Commercial and industrial districts. Commercial and industrial districts
shall have provided, on each side of the limited-access highway, arterial
street or railroad, streets approximately parallel to and at a suitable
distance from such highway or railroad for the appropriate use of
the land between such streets and highway or railroad, but not less
than 150 feet.
(3)
Streets parallel to a limited-access highway. Streets parallel to
a limited-access highway or railroad right-of-way, when intersecting
a major street and highway or collector street which crosses said
railroad or highway, shall be located at a minimum distance of 250
feet from said highway or railroad right-of-way. Such distance, where
desirable and practicable, shall be determined with due consideration
of the minimum distance required for the future separation of grades
by means of appropriate approach gradients.
(4)
Minor streets. Minor streets immediately adjacent and parallel to
railroad rights-of-way shall be avoided, and location of minor streets
immediately adjacent to arterial streets and highways and to railroad
rights-of-way shall be avoided in residential areas.
T.
Stream or lake shores. Stream
or lake shores shall have a minimum of 60 feet of public access platted
to the low-water mark at intervals of not more than 1/2 mile as required
by § 236.16(3), Wis. Stats.
U.
Street and pedestrianway design standards.
(1)
The minimum right-of-way and roadway width of all proposed streets
shall be as specified by the Comprehensive Plan, Comprehensive Plan
component, Official Map, neighborhood development study, or jurisdictional
highway system plan, or if no width is specified therein, the minimum
widths shall be as shown as follows. Street sections are for standard
arterial streets only. Cross sections for freeways, expressways and
parkways should be based upon detailed engineering studies.
(a)
Street cross sections — urban streets.
|
Type of Street or Public Way
|
Minimum Right-of-Way to be Dedicated
|
Minimum Dimensions
|
|---|---|---|
|
Arterial Streets (four-lane)
|
120 feet
|
Dual 36-foot pavement (face of curb to face of curb)
|
|
24-foot median
| ||
|
7-foot tree banks (curb lawn)
| ||
|
4-foot sidewalks
| ||
|
1-foot outside sidewalks
| ||
|
Arterial Streets (two-lane)
|
80 feet
|
48-foot pavement (face of curb to face of curb)
|
|
11-foot tree banks (curb lawn)
| ||
|
4-foot sidewalks
| ||
|
1-foot outside sidewalks
| ||
|
Collector Streets
|
80 feet
|
48-foot pavement (face of curb to face of curb)
|
|
11-foot tree banks (curb lawn)
| ||
|
4-foot sidewalks
| ||
|
1-foot outside sidewalks
| ||
|
Minor Streets
|
66 feet
|
36-foot pavement (face of curb to face of curb)
|
|
7-foot tree banks (curb lawn)
| ||
|
4-foot sidewalks
| ||
|
1-foot outside sidewalks
| ||
|
Minimum Cul-de-Sac
|
60-foot radius
|
48-foot radius pavement
|
|
7-foot tree banks (curb lawn)
| ||
|
4-foot sidewalks
| ||
|
1-foot outside sidewalks
| ||
|
Cul-de-Sac Barrel
|
60 feet
|
32-foot pavement (face to curb to face of curb)
|
|
9-foot tree banks (curb lawn)
| ||
|
4-foot sidewalks
| ||
|
1-foot outside sidewalks
|
(b)
Street cross sections — rural streets (when authorized
by Council due to unique circumstances).
|
Type of Street or Public Way
|
Minimum Right-of-Way to be Dedicated
|
Minimum Dimensions
|
|---|---|---|
|
Arterial Streets (four-lane)
|
130 feet
|
Dual 24-foot pavement
|
|
18-foot median
| ||
|
10-foot outside shoulders
| ||
|
6-foot inside shoulder
| ||
|
16-foot roadside ditches
| ||
|
Arterial Streets (two-lane)
|
100 feet
|
24-foot pavement
|
|
10-foot shoulders
| ||
|
28-foot roadside ditches
| ||
|
Collector Streets
|
None
|
None
|
|
Minor Streets
|
66 feet
|
22-foot pavement
|
|
6-foot shoulders
| ||
|
16-foot roadside ditches
| ||
|
Minimum Cul-de-Sac
|
66-foot radius
|
45-foot radius pavement
|
|
5-foot shoulders
| ||
|
16-foot roadside ditches
| ||
|
Cul-de-Sac Barrel
|
66 feet
|
22-foot pavement
|
|
6-foot shoulders
| ||
|
16-foot roadside ditches
|
(d)
Radii of curvature. When a continuous street center line deflects
at any one point by more than 10°, a circular curve shall be introduced
having a radius of curvature on said center line of not less than
the following:
(2)
Street grades shall be established wherever practicable so as to
avoid excessive grading, the promiscuous 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.
A.
General requirements.
(1)
Construction standards. All roadway construction and materials used shall be performed in accordance with the construction methods as listed in the appropriate sections of the State of Wisconsin Department of Transportation Standard Specifications for Road and Bridge Construction and its supplements, and this chapter, whichever is more restrictive. The design requirements of this section and § 443-41 shall be applicable to all streets and roads that are to be dedicated to the City, regardless of whether such streets or roads are part of a new subdivision or land division. Design requirements for the pavement shall be adequate for the zoning classification of the area served by the subject street. A street which divides areas with different zoning classifications shall be constructed in accordance with the requirements of the area requiring the higher quality pavement. Any variation of this must have prior approval of the City Engineer. A copy of all design assumptions and computations on which the proposed design is based shall be submitted to the City Engineer.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(2)
Preliminary consultation. Prior to the design, preparation and construction
of any roadway to be dedicated to the City of Amery, the applicant
shall notify the City Engineer. An on-site meeting will then be arranged
to be attended by the City Engineer and the applicant. Plans must
be provided in order for the City Engineer to check the design and
the drainage.
(3)
Material slips. Copies of material slips for all materials furnished
for the road construction projects shall be delivered to the City
before the City approves the final construction.
(4)
Required inspections. Prior to the commencement of any street construction,
the subdivider shall notify the City Engineer, at least three workdays
in advance, as to the nature of the work being done.
(5)
Tests of materials. The City shall be provided with a sample of the
roadway base material prior to placement on the roadway. The City
shall also be provided with copies of test reports performed by an
independent testing lab indicating test results for material gradation
and soundness.
(6)
Pavement samples. Samples of bituminous concrete will be taken by
the City during pavement construction operations for purposes of determining
that the material meets specifications.
B.
Construction standards. All streets and highways constructed in the
City or to be dedicated to the City shall fully comply with the following
construction standards, and shall be adequate for the zoning classification
or projected use of the area served by the street:
(1)
General. After completion of the underground utilities and approval
thereof, the streets shall be constructed. Unless excepted, building
permits shall not be issued prior to the installation of the street
improvements and the approval of an individual lot grading plan that
conforms to the guidelines of the master site grading plan, as determined
by the City Engineer, or his/her designee.
(2)
Temporary streets. Construction of temporary streets shall require
authorization of the City Council.
(3)
Standard street improvements.
(a)
Standard street improvements shall include streetlights, crushed
stone base course, concrete curb and gutter, bituminous binder and
surface course and, when required, walkways.
(b)
The construction of standard street improvements can begin only
when the construction of underground utilities has been completed
and mechanical compaction test reports have been approved by the City
Engineer.
(c)
Standard street improvements shall be installed to the boundary
line of the subdivision unless the street culminates in a cul-de-sac,
the topography or other physical conditions make it impossible to
do so, or unless this requirement is waived, in writing, by the City
Engineer.
(4)
Roadway base standards.
(a)
After the installation of temporary block corners monuments
by the subdivider and establishment of street grades by the City Engineer,
the City 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 Council, upon the recommendation of the City
Engineer. The roadbeds in the street rights-of-way shall be graded
to subgrade.
(b)
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.
(c)
Residential streets shall have a minimum nine-inch-thick, compacted
in-place, crushed stone roadway base. Roadway base shall consist of
four-inch minimum depth of compacted, crushed stone conforming to
requirements of Gradation No. 2 of Section 304, Crushed Aggregate
Base Course, of State of Wisconsin, Standard Specifications for Road
and Bridge Construction, latest edition, in top layer over five-inch
minimum depth of compacted, crushed stone in bottom layer.
(d)
On commercial, arterial or other heavy-use streets, as determined by the City Engineer, a ten-inch minimum depth base course shall be constructed upon an inspected and approved subgrade, with crushed rock approximately six inches in depth conforming to the specifications in Subsection B(4)(c) above and overlaid with one four-inch layer of crushed stone conforming to Gradation No. 2 as specified in Subsection B(4)(c) above.
(e)
In the case of commercial, arterial or other heavy-use roads,
the City Council may, in the alternative to the above standards, have
the City Engineer provide specifications for such roads after researching
the site(s) and conducting a soil analysis for separate pavement design
analysis.
(f)
In any case, the City Council shall have the sole discretion
in determining the use and construction classification to be adhered
to.
(g)
In all cases, the base course shall be compacted to the extent
necessary to produce a condition so that there will be no appreciable
displacement of material laterally and longitudinally under traffic
and shall conform to line, grades and shape shown on the approved
plans, profiles and cross sections. Compaction shall be to 95% modified
Proctor ASTM D1557. Testing shall be conducted by nuclear density
meter or as otherwise approved by the City Engineer.
(h)
The subdivider shall furnish drawings which indicate the proposed
grades of streets shown on the plat and, after approval of those grades
by the City Engineer and adoption by the City Council, the streets
shall be graded to full width of the right-of-way of the proposed
street to the subgrade elevations shown on the typical cross-section.
The grading is to be completed prior to installation of utilities.
All stumps and trees which cannot be saved, boulders and other similar
items shall be removed by the subdivider.
(5)
Roadway subgrade quality. All subgrade material shall have a minimum
California Bearing Ratio (CBR) of three. Subgrade material having
a CBR less than three shall be removed and replaced with a suitable
fill material, or the pavement must be designed to compensate for
the soil conditions. The soil support CBR values selected for use
by the designer should represent a minimum value for the soil to be
used.
(6)
Roadway subbase. Stable and nonorganic subbase material is required.
Unstable and organic material must be subcut, removed and replaced
with a suitable granular or breaker-run material approved by the City
Engineer.
(7)
Street width; pavement thickness; surfacing.
(a)
After the installation of all utility and stormwater drainage
improvements, the City shall surface all roadways in streets proposed
to be dedicated to the widths prescribed by these regulations and
the Comprehensive Plan or the Comprehensive Plan components of the
City.
(b)
All roadways shall be surfaced with a three-and-one-half-inch
hot mix bituminous concrete pavement, made up of a two-inch binder
course and a one-and-one-half-inch surface course, placed on an eight-inch
thick gravel base. The bituminous pavement shall be constructed in
stages.
(c)
Unless the subdivider elects to use the delayed surfacing option under Subsection B(7)(d) below, the binder course shall be placed initially upon completion of the utilities, and the surface course being placed at such time that 75% of the lots within the subdivision have been developed, but not sooner than one year after the date the binder course was placed. All failures in the binder course shall be repaired and no bituminous surface shall be laid later than October 1 of any given year. Said surfacing shall be done in accordance with plans and standards specifications approved by the City Council, upon the recommendations of the City Engineer.
(d)
The subdivider may, at his/her option, not surface the streets
immediately but will be required to grade the full width the right-of-way
of the street proposed to be dedicated. The subdivider shall grade
the bed for the roadway, provide a satisfactory subgrade and surface
the roadway with not less than six inches of fresh gravel. The subdivider
shall pave the streets within two years of completion of the gravel
surface with asphaltic concrete pavement unless the City Council at
its option would allow additional time for the street paving.
(e)
The entire cost of surfacing will be paid for by the subdivider.
(8)
Roadway culverts and bridges. Roadway culverts and bridges shall be constructed as directed by the City Engineer and sized utilizing the methods listed in Chapter 13, Drainage, of the Facilities Development Manual of the Wisconsin Department of Transportation. All roadway culverts shall be provided with concrete or metal apron end walls. All culverts shall be designed to pass a ten-year, twenty-four-hour duration storm event.
(9)
Driveways.
(a)
Curbs shall not be interrupted by openings for driveways or
other accessways to private property unless the number and location
of such interruptions have been approved by the City Engineer.
(b)
When allowed, curb openings for driveways within the public
service area shall be no less than 14 feet nor more than 24 feet in
width unless the opening is intended to afford access to a commercially
zoned parcel. The width of any driveway opening intended to afford
access to commercial property shall not be more than 35 feet, unless
otherwise prescribed by the City Engineer.
(c)
Driveways outside of the public service area shall be no less
than 12 feet in width, shall have a culvert at the ditch line, and
shall, in all other respects, comply with the requirements of any
ordinance regulating driveways adopted by the pertinent adjacent town.
(d)
The culverts shall be placed in the ditch line at elevations
that will assure proper drainage, and they shall be provided with
concrete or metal end walls.
(10)
Topsoil, grass, seed, fertilizer and mulch. All disturbed areas
(ditches, backslopes) within the road right-of-way not provided with
pavement and shouldering material shall be restored utilizing four
inches of topsoil and good quality grass seed, fertilizer and mulch.
Ditches along the roadway with greater than a 2% slope shall be protected
by erosion control materials such as hay bales, sod, erosion control
mats, etc.
(11)
Drainage improvements. All new roads and streets shall be provided
with stormwater retention areas and storm sewers in order to provide
for proper drainage.
(12)
Continuity and transitions.
(a)
All street pavement widths on streets continued from previously
developed or platted streets shall, wherever practical, provide for
the greater of either the existing or required pavement type, width,
grade and cross slope.
(b)
Where it is necessary to provide for a transition of pavement
width and/or type between new and existing streets, the transition
shall occur in a safe manner at an intersection. In width transitions,
the ratio of the transition length to width shall not be less than
40:1 unless the City Engineer determines that special circumstances
prevent use of such ratio, in which case, the minimum transition ratio
shall be 20:1.
(13)
Curb and gutter. Combination concrete curb and gutter is required on all streets. Refer to § 443-27 describing requirements for curbs and gutters.
(14)
Post-construction traffic limited. No vehicular traffic shall
be permitted on the pavement for a minimum period of between 24 hours
and 72 hours following paving, as determined necessary by the City
Engineer to protect the new pavement.
(15)
Rural street sections.
(a)
When permanent rural street sections have been approved by the
City Council, the City 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 City Council,
as recommended by the City Engineer and as set forth in this chapter.
(b)
The cost of rural street sections will be paid for by the City.
Any work to be done must be requested the year before the work is
to be completed for budgetary purposes.
A.
Length; arrangement.
(1)
The lengths, widths and shapes of blocks shall be appropriate for
the topography and the type of development contemplated, but block
length (measured in the long dimension from street center line to
street center line) shall not be less than 600 feet nor exceed 1,500
feet nor have less than sufficient width to provide for two tiers
of lots of appropriate depth between street lines, unless otherwise
dictated by exceptional topography or other limiting factors of good
design.
(2)
A block shall be so designated as to provide two tiers of lots, unless
it adjoins a railroad, major thoroughfare, river or park where it
may have a single tier of lots. Culs-de-sac may be used where the
interblock spacing of adjacent streets exceeds the appropriate depth
of two tiers of lots.
B.
Pedestrian pathways. Pedestrian pathway easements not less than 10
feet wide may be required by the City Council, upon the recommendation
of the Plan Commission, through the center of a block more than 900
feet long, where deemed essential to provide circulation or access
to schools, playgrounds, shopping centers, transportation and other
community facilities.
C.
Street tree planting strip easements. Tree planting strip easements
shall be provided for on both sides of all streets when the street
terrace is insufficient. The minimum easement width shall be 10 feet
and shall be adjacent to the front property line. Street trees shall
be maintained by the adjacent property owner in accordance with City
ordinances.
A.
Size.
(1)
Generally. The size, shape and orientation of lots shall be appropriate for the location of topography of the land division, and for the type of development contemplated, provided that no lot shall be smaller in area than the minimum lot size for the appropriate zone as established by Chapter 450, Zoning.
(2)
Zoning requirement compliance. Lot dimensions, shape and size shall provide for conformance to the requirements of Chapter 450, Zoning, for the permitted land use(s) without the need for the granting of Chapter 450, Zoning, variances by the Zoning Board of Appeals. Area and dimensions of all lots shall conform to the requirements of Chapter 450, Zoning, for the subdivisions within the City. Those building sites in the extraterritorial plat approval jurisdiction not served by a public sanitary sewerage system or other approved system shall be sufficient to permit the use of an on-site soil absorption sewage disposal system designed in accordance with Ch. SPS 383, Wis. Adm. Code. The width and area of lots located on soils suitable for the use of an on-site soil absorption sewage disposal system shall not be less than 150 feet in width and 40,000 square feet in area.
(3)
Depth. Depth of lots shall be a minimum of 120 feet. Excessive depth
in relation to width shall be avoided and a proportion of 2:1 shall
be considered a desirable ratio under normal conditions. Depth 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.
B.
Commercial or industrial lots. Depth and width of properties reserved or laid out for commercial or industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated, as required by Chapter 450, Zoning.
C.
Minimum lot frontage. All lots on curved streets and culs-de-sac shall have a minimum of 40 feet of platted frontage on a public street to allow access by emergency and service motor vehicles unless part of a planned unit development approved by the City Council. In any case, minimum lot width at building setback line shall be in conformance with the requirements of Chapter 450, Zoning. Alley frontage (public or private) shall not constitute meeting this minimum frontage requirement.
D.
Corner lots. Corner lots for residential use shall have an extra
width of 20 feet to permit full building setback from both streets,
or as required by applicable zoning regulations.
E.
Access to public streets. Every lot shall front or abut on a public
street for a distance of at least 40 feet.
F.
Side lots. Side lot lines shall be substantially at right angles
to straight street lines or radial to curved street lines. Lot lines
shall follow City boundary lines rather than cross them.
G.
Double- and reverse-frontage lots. Double-frontage and reverse-frontage
lots shall be avoided except where necessary to provide separation
of residential development from traffic arteries or to overcome specific
disadvantages of topography and orientation.
H.
Natural features. In the dividing of any land, regard shall be shown
for all natural features, such as tree growth, watercourses, historic
spots or similar conditions which, if preserved, will add attractiveness
and stability to the proposed development.
I.
Land remnants. All remnants of lots below minimum size left over
after dividing of a larger tract must be added to adjacent lots or
a plan shown as to future use rather than allowed to remain as unusable
parcels.
J.
Large lots. In case a tract is divided and results in parcels of more than twice the minimum lot size provided for by Chapter 450, Zoning, for the zoning district in which the land is located, such parcels shall be so arranged to permit redividing into parcels in accordance with this chapter and with Chapter 450, Zoning.
K.
Trunk highway proximity. All lots adjacent to state trunk and federal
highways shall be platted with additional depth necessary to provide
for a building setback line not less than 50 feet from the nearer
right-of-way line or 110 feet from the center line, whichever is more
restrictive (reference Ch. Trans 233, Wis. Adm. Code). The subdivider
may appeal this requirement to the City Engineer. Upon written request
of the City Engineer, the Wisconsin Department of Transportation is
hereby authorized to then determine building setback requirements
equal to or less than those required above in all land divisions (including
certified surveys) adjacent to state and federal highways in accordance
with the authority granted in the Administrative Code. The required
building setback line and additional lot depth shall be platted so
as to accommodate such required building setbacks.
L.
Easement allowance. Lots containing pedestrian or drainage easements
shall be platted to include additional width in allowance for the
easement.
M.
Drainageway and watercourses.
(1)
Lots abutting watercourse. Lots abutting upon watercourse, drainageway,
channel or stream shall have such additional depth or width as required
by the City Engineer to obtain building sites that are not subject
to flooding from a post-development one-hundred-year twenty-four-hour
duration storm event.
(2)
Meander lines. 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 lake or stream.
N.
Greater building and setback lines. 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 would 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.
A.
Purpose.
(1)
The following provisions in this section are established to preserve
and provide properly located public sites and facilities for drainage
and stormwater management as the community develops, and to insure
that the costs of providing and developing such public sites are equitably
apportioned on the basis of serving the need for the management of
increased stormwater quantities resulting from land development.
(2)
The City shall install all storm sewers within the proposed subdivision.
The entire cost of installation of storm sewers shall be paid for
by the City.
B.
Drainage system required.
(1)
As required by § 443-31, a drainage system shall be designed and constructed to provide for the proper drainage of the surface water of the land division and the drainage area of which it is a part. A final plat shall not be approved until the subdivider shall submit plans, profiles and specifications as specified in this section, which have been prepared by a registered professional engineer and approved or modified by the City Council, upon the recommendations of the Plan Commission and City Engineer. Drainage systems shall be designed to accommodate a one-hundred-year storm event.
(2)
Lots shall be laid out so as to provide positive drainage away from
all buildings, and individual lot drainage shall be coordinated with
the general storm drainage pattern for the area. Drainage shall be
designed so as to avoid concentration of storm drainage water from
each lot to adjacent lots.
(3)
The Plan Commission shall not recommend for approval any subdivision
plat which does not provide adequate means for stormwater or floodwater
runoff. Any stormwater drainage system will be separate and independent
of any sanitary sewer system. Storm sewers, where necessary, shall
be designed in accordance with all governmental regulations, and a
copy of design computations for engineering capacities shall accompany
plans submitted by the planning engineer for the final plat. When
calculations indicate that curb capacities are exceeded at a point,
or that stormwater will extend more than 10 feet beyond the face of
the curb, no further allowance shall be made for flow beyond that
point, and basins shall be used to intercept flow at that point.
C.
Drainage system plans.
(1)
The subdivider shall submit to the City at the time of filing a preliminary
plat a preliminary drainage plan or engineering report on the ability
of existing watercourse channels, storm sewers, culverts and other
improvements pertaining to drainage or flood control within the subdivision
to handle the additional runoff which would be generated by the development
of the land within the subdivision. Additional information shall be
submitted to adequately indicate that provision has been made for
disposal of surface water without any damage to the developed or undeveloped
land downstream or below the proposed subdivision. The report shall
also include:
(2)
A grading plan for the streets, blocks and lots shall be submitted
by the subdivider for the area within the subdivision.
(3)
The design criteria for storm drainage systems shall be based upon
information provided by the City Engineer.
(4)
Material and construction specifications for all drainage projects
(i.e., pipe, culverts, seed, sod, etc.) shall be in compliance with
specifications provided by the City Engineer.
D.
Drainage system requirements. Storm drainage facilities as indicated on the plans required in Subsection B of this section necessary to serve, and resulting from, the phase of the land division under development shall be installed as follows:
(1)
Street drainage. All streets shall be provided with an adequate storm
drainage system. The street storm system shall serve as the minor
drainage system and shall be designed to carry street, adjacent land
and building stormwater drainage. Stormwater shall not be permitted
to be run into the sanitary sewer system within the proposed subdivision
or to run across street intersections.
(2)
Off-street drainage. The design of the off-street major drainage system shall include the entire watershed affecting the land division and shall be extended to a watercourse or ditch adequate to receive the storm drainage. When the drainage system is outside of the street right-of-way, the subdivider shall make provisions for dedicating an easement pursuant to Subsection F to the City to provide for the future maintenance of said system.
E.
Protection of drainage systems. The subdivider shall adequately protect
all ditches to the satisfaction of the City Engineer. Ditches and
open channels shall be seeded, sodded or paved depending upon grades
and soil types. (Generally ditches or channels with grades up to 1%
shall be seeded; those with grades up to 4% shall be sodded and those
with grades over 4% shall be paved or lined with riprap.)
F.
Drainage easements. Where a land division is traversed by a watercourse,
drainageway, channel or stream:
(1)
There shall be provided a stormwater easement or drainage right-of-way
conforming substantially to the lines of such watercourse and such
further width or construction, or both, as will be adequate for the
purpose and as may be necessary to comply with this section;
(2)
The watercourse or drainageway may be relocated in such a manner
that the maintenance of adequate drainage will be assured and the
same provided with a stormwater easement or drainage right-of-way
conforming to the lines of the relocated watercourse, and such further
width or construction, or both, as will be adequate for the purpose
and may be necessary to comply with this section; or
(3)
Wherever possible, drainage shall be maintained in an easement by
an open channel with landscaped banks and adequate width for maximum
potential volume flow. In all cases, such easements shall be of a
minimum width established at the high-water mark plus 10 feet.
G.
Dedication of drainageways. Whenever a parcel is to be subdivided
or consolidated and embraces any part of a drainageway identified
on a City comprehensive stormwater management plan, master plan and/or
official map or any portion thereof, such part of said existing or
proposed public drainageway shall be platted and dedicated by the
subdivider as an easement or right-of-way in the location and at the
size indicated along with all other streets and public ways in the
land division. Whenever any parcel is to be subdivided or consolidated
and is part of a drainage district established under the authority
of Ch. 88, Wis. Stats., the subdivider shall petition the Circuit
Court to transfer the jurisdiction of that portion of the drainage
district being subdivided or consolidated to the City in accordance
with § 88.83, Wis. Stats.
H.
Dedication/preservation of stormwater management facilities. The
subdivider shall dedicate sufficient land area for the storage of
stormwater to meet the needs to be created by the proposed land development
and in accordance with the standards for on-site detention and as
determined by the City Engineer. Whenever a proposed stormwater management
facility (e.g., detention or retention basin) shown on the comprehensive
stormwater management plan (if applicable), master plan and/or Official
Map is located, in whole or in part, within the proposed land division,
ground areas for providing the required storage capacity in such proposed
public facility shall be dedicated to the public to the requirements
of the master plan and/or Official Map.
I.
Storm drainage facilities.
(1)
The subdivider, at his/her cost, shall install all drainage facilities
identified in the erosion control plan or determined by the City Engineer
other than storm sewers as being necessary for the management of all
lands and roadways within the development. In addition, drainage capacity
through the development from other areas shall be provided in accordance
with a comprehensive surface water management study, if applicable.
All required storm drainage facilities shall be constructed and operational
prior to acceptance of any dedications and/or public improvements
served by the storm drainage facilities.
(2)
The subdivider shall submit to the City Engineer for his/her review
and approval a report on the ability of existing watercourse channels,
storm sewers, culverts and other improvements pertaining to drainage
or flood control within the land division to handle the additional
runoff which would be generated by the development of the land within
the land division. Additional information shall be submitted to adequately
indicate that provision has been made for disposal of surface water
without any damage to the developed or undeveloped land downstream
or below the proposed land division. The report shall also include:
(3)
A grading plan for the streets, blocks and lots shall be submitted
by the subdivider for the area within the land division.
(4)
The design criteria for storm drainage systems shall be reviewed
by the City Engineer and approved or modified.
(5)
Material and construction specifications for all drainage projects
(i.e., pipe, culverts, seed, code, etc.) shall be in compliance with
standards and specifications provided by City ordinance and/or the
City Engineer.
J.
Minor drainage system. The subdivider shall install all minor drainage
system components necessary to reduce inconvenience and damages from
frequent storms. Minor drainage components shall include all inlets,
piping, gutters, channels, ditching, pumping and other facilities
designed to accommodate the post-development runoff resulting from
a ten-year frequency rainfall event as determined using the Rational
Method. Temporary accumulations of storm runoff from ponding or flowing
water, in or near minor system components, shall be permitted, providing
such accumulations do not encroach on any traffic lane of any collector
or arterial street, nor on the center 16 feet of any local street,
except on cul-de-sac or permanently dead-end streets serving less
than 10 dwelling units, where such accumulations may not overtop the
curb. In drainageways and drainageway easements, accumulations of
water shall not inundate beyond the limits of the drainageway or drainageway
easement. Cross-street drainage channels (valley gutters) shall not
be permitted.
K.
Major drainage system. Other than storm sewers installed by the City,
the subdivider shall install all major drainage system components
necessary to reduce inconvenience and damages from infrequent storms.
Major system components shall include large channels and drainageways,
streets, easements and other paths and shall be capable of accommodating
post-development runoff in excess of that accommodated by minor system
components resulting from twenty-four-hour rainfall events for storms
with return frequencies greater than two years up to and including
the one-hundred-year, twenty-four-hour event as identified in the
most current edition of Natural Resources Conservation Service Technical
Release 55 (TR-55) or Technical Release 20 (TR 20). On local and collector
streets and drainageways and drainage easements, accumulations of
water shall not inundate any buildings at the ground line, unless
such buildings are floodproofed. On arterial streets and in commercial
zoning districts, accumulations of water shall not inundate any buildings
at the ground line, unless such buildings are floodproofed and the
depth of water at the street crown shall not exceed six inches to
permit operation of emergency vehicles.
L.
Drainage piping systems.
(1)
Unless otherwise approved by the City Engineer, all drainage piping
of 12 inches diameter and greater shall be constructed of reinforced
concrete pipe class adequate for proposed street loading. Open drainage
inlet pipes or culverts with any opening dimension in excess of 18
inches shall be equipped with debris grates having an exposed area
at least seven times the pipe opening area to avoid backwater accumulations
from trash buildup and unsafe stream velocities and a maximum opening
size of six inches. Drainage piping outfalls with any opening dimension
in excess of 36 inches shall be protected from unauthorized entry
by fencing, partial or total submergence of the outlet, debris grates
or other methods approved by the City Engineer unless in such a location
as to render routine maintenance operations impossible. Outfalls and
their channels shall be protected from damages due to scour and erosion
to the satisfaction of the City Engineer.
(2)
Agricultural drain tiles which are disturbed during construction
shall be restored, reconnected or connected to public storm drainage
facilities.
M.
Open channel systems.
(1)
Where open channels are utilized in either the minor or major drainage
system, they shall be designed so as to minimize maintenance requirements
and maximize safety. Drainage easements (in lieu of dedications) shall
be utilized to accommodate open channels providing adequate access
by the City for maintenance of drainage capacity. Side slopes shall
not exceed a 4:1 slope. Drainageways with grades of 0.75% or less,
or where subject to high groundwater, continuous flows, or other conditions
as determined by the City Engineer that would hamper maintenance operations
due to consistently wet conditions, shall have a paved concrete invert
of not less than eight feet wide and side slopes to a point one foot
above the channel invert.
(2)
In areas where invert paving is not required, the drainageway bottom
shall be grass. If the drainageway has a bare soil bottom or the natural
grasses in the drainageway are disturbed due to development operations,
the drainageway bottom shall be sodded and securely staked to one
foot above the elevation of inundation resulting from a predevelopment
ten-year, twenty-four-hour storm event. Other disturbed areas shall
be seeded and prepared in accordance with the City's erosion control
requirements. Velocities for grass-lined channels shall not exceed
those presented in the City's Surface Water Management Study, if one
is adopted.
N.
Standards for on-site detention storage. The subdivider shall employ
on-site detention to control erosion and sedimentation, reduce the
post-development peak runoff rate or temporarily store stormwater
runoff due to inadequate downstream drainage facilities. The detention
(storage) facilities shall be subject to regulation in accordance
with the following standards:
(1)
Where on-site detention is temporarily employed for erosion and sedimentation
control, the detention facilities shall safely contain the predevelopment
runoff from a twenty-five-year storm event of twenty-four-hour duration
within the limits of the facility.
(2)
Where on-site detention is permanently employed to reduce the post-development
peak runoff, the detention facility shall safety contain the post-development
runoff from a twenty-five-year storm event of twenty-four-hour duration
within the limits of the facility.
(3)
Detention facility peak discharge rates for the maximum storm required
to be contained shall not exceed the predevelopment peak discharge
rate from a one-hundred-year storm event of twenty-four-hour duration
or the capacity of the downstream drainage facilities, whichever is
less.
(4)
All temporary detention facilities shall safety contain or pass the
runoff from any storm of any duration which exceeds the maximum storm
required to be contained up to the one-hundred-year storm event of
twenty-four-hour duration.
(5)
All permanent detention facilities shall safely contain or pass the
runoff from any storm of any duration which exceeds the maximum storm
required to be contained up to the one-hundred-year storm event of
twenty-four-hour duration on both public and, if necessary, private
properties without inundating any building at the ground elevation,
the travel lanes of any arterial street, the center 10 feet of any
collector street or the top of the curb on any local street.
(6)
Determination of on-site detention volumes shall be computed by procedures
established by the United States Natural Resources Conservation Service
in the most current edition of its technical publication titled "Urban
Hydrology for Small Watersheds, TR-55," and as accepted and approved
by the City Engineer.
(7)
The storage of stormwater runoff shall not encroach on any public
park (except parks designed with detention facilities) or any private
lands outside the land division unless an easement providing for such
storage has been approved and recorded for said lands.
(8)
All detention facilities shall be designed with the safety of the
general public and any considerations for ease of maintenance as top
proprieties.
(9)
Any wet detention facilities shall include riprap to not less than
two feet above the normal pool elevation for protection from wave
action.
(10)
The sides of all detention facilities shall have a maximum slope
ratio of four to 4:1 (horizontal to vertical), with flatter slopes
being required where determined practical by the City Engineer.
(11)
The City Council, upon recommendation by the City Engineer,
may require the installation of fencing or other such security measures
in detention facilities with excessively long down times or permanent
water features, or other features requiring additional security for
safety reasons.
A.
General.
(1)
If a proposed subdivision includes land that is zoned for commercial
or industrial purposes, the layout of the subdivision with respect
to such land shall make such provisions as the City may require.
(2)
A nonresidential subdivision shall also be subject to all the requirements of site plan approval set forth in the City Building Code. A nonresidential subdivision shall be subject to all the requirements of this chapter, as well as such additional standards required by the City and shall conform to the proposed land use standards established by any City Comprehensive Plan or Official Map and Chapter 450, Zoning.
B.
Standards. In addition to the principles and standards in this chapter,
which are appropriate to the planning of all subdivisions, the applicant
shall demonstrate to the satisfaction of the City Council that the
street, parcel and block pattern proposed is specifically adapted
to the uses anticipated and takes into account other uses in the vicinity.
The following principles and standards shall be observed:
(1)
Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
(2)
Street rights-of-way and pavement shall be adequate to accommodate
the type and volume of traffic anticipated to be generated thereupon.
(3)
Special requirements may be imposed by the City Council, upon the
recommendation of the City Engineer, with respect to street, curb,
gutter and sidewalk design and construction.
(4)
Special requirements may be imposed by the City Council, upon the
recommendation of the City Engineer, with respect to the installation
of public utilities, including water, sewer and stormwater drainage.
(5)
Every effort shall be made to protect adjacent residential areas
from potential nuisance from a proposed commercial or industrial subdivision,
including the provision of extra depth in parcels backing up on existing
or potential residential development and provisions for permanently
landscaped buffer strips when necessary.
(6)
Streets carrying nonresidential traffic, especially truck traffic,
shall not normally be extended to the boundaries of adjacent existing
or potential residential areas.
The subdivider shall grade each land division in order to establish
street, block and lot grades in proper relation to each other and
to topography as follows:
A.
Master site grading plan.
(1)
The entire cost of grading will be paid for by the City. All street
projects that will require grading must be requested for one year
in advance of the actual work to be done so the funds can be budgeted
for.
(2)
A master site grading plan shall be prepared by the subdivider for
all new subdivisions. This plan shall be prepared in accordance with
the requirements and standards of the City.
(3)
The master site grading plan shall show existing and proposed elevations
of all lot corners, control points and building locations. The plan
shall also indicate all overland storm drainage in and adjacent to
the subdivision. The cost of the preparation of such a plan shall
be paid for by the subdivider.
(4)
After approval or modification of these plans by the City Engineer,
the full width of the right-of-way of the proposed streets within
the subdivision and the entire subdivision lot area shall be graded
in accordance with the master site grading plan. The owners of the
subdivision lots shall adhere to those plans.
(5)
Upon completion of all street and subdivision grading, the grades
shall be checked and inspected by the Building Inspector to determine
that the completed grading work is in accordance with the master site
grading plan. All grades shall be within 0.4 of a foot of the elevations
shown on the master site grading plan.
B.
Right-of-way grading. The subdivider shall grade the full width of
the right-of-way of all proposed streets in accordance with the approved
plans, including the grading of sight triangles at each intersection.
C.
Block grading. Block grading shall be completed by one or more of
the following methods prior to the installation of utilities:
(1)
Regrading along the side or rear lot lines which provides for drainage
to the public drainage facilities.
(2)
Parts of all lots may be graded to provide for drainage to a ditch
or to a swale, provided any ditches or swales are in public drainage
easements.
(3)
Draining across rear or side lot lines may be permitted provided
that the course of drainage is within a public drainage easement and
is toward public drainage facilities.
D.
Miscellaneous grading requirements.
(1)
Lot grading shall be completed so that water drains away from each
building site toward public drainage facilities at a minimum grade
of 1% and provisions shall be made to prevent drainage onto properties
adjacent to the land division unless to a public drainage facility.
(2)
Grading activities shall not result in slopes greater than 3:1 on
public lands or lands subject to public access.
(3)
The topsoil stripped for grading shall not be removed from the site
unless identified in the erosion control plan approved by the City
Engineer as not being necessary for erosion control or site landscaping
purposes. Topsoil shall be uniformly returned to the lots when rough
grading is finished. Topsoil piles shall be leveled and seeded for
erosion control prior to the City releasing the one year guarantee
provision on public improvements in the streets adjacent to the lots
on which the topsoil is stockpiled.
(4)
Such grading shall not result in detriment to any existing developed
lands, either within or outside of the corporate limits.
