A.
The improvements prescribed in this chapter are required as a condition
of approval of a subdivision or land division. The required improvements
described in this chapter shall be installed, furnished and financed
at the sole expense of the land divider or subdivider. The cost of
such improvements may, at the sole discretion of the Board, be financed
through special assessments.
B.
Non-specified standards. The following required improvements in this
chapter shall be installed in accordance with adopted Greenville Standard
Specifications and Details. Where standards and specifications have
not been adopted, the improvements shall be made in accordance with
good engineering practices and approved prior to the start of construction
by the Engineer.
A.
Engineering reports, construction plans and specifications. As required by § 270-12B(3), public improvement/engineering plans shall be submitted with the filing of the preliminary plat. Before any construction and before final plat approval, plans for required improvements conforming in all respects with the Standard Specifications and Details and the ordinances of Greenville shall be prepared at the land divider's/subdivider's expense by a professional engineer registered in the State of Wisconsin under said engineer's seal. An engineer's opinion of probable cost (EOPC) of such plans, together with the quantities of construction items and an estimation of costs of the required improvements by categories as required by this chapter, Greenville Standard Specifications and Details and Greenville ordinances for approval of plans and review of costs shall be submitted. The Public Works Director and Engineer shall review such plans and submit a recommendation as required herein. Upon approval, they shall become part of preliminary plat approval. In the event of Board authorization to obtain final plat approval prior to the completion of required improvement, the plans shall also become part of a developer's agreement and financial security instrument as a condition of final plat approval.
B.
Costs. All plats, roadway surveys, dedications, plans and specifications
and construction will be at the expense of the land divider/subdivider.
This includes any expense incurred by Greenville in the preparation
and review of plans, the bidding process, management of the construction
process, inspection of construction and final close out of the construction
and subdivision process including the drafting of as-built record
drawings and acceptance of public improvements.
C.
Construction and inspection.
(1)
Prior to starting any of the work covered by the approved plans,
the land divider/subdivider shall obtain written authorization to
start the work from the Public Works Director upon receipt of all
necessary permits. A schedule of construction shall be submitted by
the divider/subdivider in order to determine how to schedule inspections
most cost effectively.
(2)
Construction completion. Construction of all improvements required
by this chapter shall be completed within three years of preliminary
plat approval if construction commences without final plat approval
and two years if construction commences upon final plat approval with
a developer's agreement and financial security unless the land divider/subdivider
demonstrates good cause for the Board to grant an extension.
(3)
During the course of construction, the Public Works Director and
Engineer shall make such inspections as deemed necessary to ensure
compliance with the plans and specifications as approved. The land
divider/subdivider shall pay the actual cost incurred by Greenville
for such inspections. This fee shall be the actual cost of inspectors,
engineers and other parties necessary to ensure satisfactory work.
Any deficiencies found by the Engineer shall be corrected before proceeding
to the next phase of construction. The following inspections include
but are not limited to:
(4)
Quality control tests. All quality control tests as required shall
be performed and reports submitted to the Public Works Director and
Engineer. The costs of testing is the responsibility of the land divider/subdivider.
(5)
Road base and pavement samples. Greenville reserves the right to
obtain a sample of the roadway base material prior to installation
in the roadway to determine whether the material meets gradation and
soundness requirements. Greenville reserves the right to take samples
of bituminous asphalt during pavement construction operations for
purposes of determining the material meets specifications.
(6)
Record drawings. After completion of all public improvements and
prior to final acceptance of said improvements, the land divider/subdivider
shall make or cause to be made the required copies of as-built record
drawings/plans in a format acceptable to Greenville showing the actual
location of all valves, manholes, stubs, sewers and water mains and
such other facilities as the Engineer shall require. These plans shall
bear the signature and seal of a professional engineer registered
in Wisconsin. Acceptance of the record drawings by the Public Works
Director shall be a condition of final acceptance of the improvements
and release of the financial security assuring their completion.
The land divider/subdivider shall design and construct streets,
roads and alleys based on the requirements of this chapter, the Standard
Specifications and Details and all roadway construction and materials
used shall be installed 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, whichever is more restrictive. The design requirements
of this chapter shall apply to all streets and roads proposed for
dedication to Greenville, regardless of whether such streets or roads
are part of a new subdivision or certified survey map.
A.
Street construction. After sanitary sewer, storm sewer, water, and
other necessary utilities have been installed, if required by Greenville,
the land divider/subdivider shall construct and dedicate as part of
the land division/subdivision, streets and curbs and gutters.
B.
Completion of street construction.
(1)
The 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
(such as concrete or asphalt). The issuance of a waiver shall be at
the sole discretion of the Board.
(2)
The land divider/subdivider requesting a waiver shall do so in writing,
presenting such information and documentation as required by the Board.
The waiver shall detail which improvement requirements are temporarily
waived and for what period of time.
C.
Curb and gutter. After the installation of all utility and stormwater
drainage improvements, the land divider/subdivider shall construct
concrete curbs and gutters, where required, in accordance with plans
and standard specifications approved by the Board. The Board shall
require the installation of storm sewer and curb and gutter in all
subdivisions. Wherever possible, provision shall be made at the time
of construction for driveway access curb cuts.
A.
The Board shall require the installation of sanitary sewer and connection to the Greenville sanitary system in all subdivisions. The land divider/subdivider shall provide a sanitary sewage system in conformity with the master plan of sewers as approved by the Board and Chapter 340 and the Greenville Standard Specifications and Details.
B.
For land divisions, the land divider/subdivider shall hook up to
sanitary sewer if public sewer facilities are available within 1,000
feet; if not, the land divider/subdivider shall make adequate sewage
disposal systems available to each lot within the subdivision or land
division as specified or allowed in applicable ordinances, statutes
or regulations, including, but not limited to, Wis. Adm. Code Chs.
SPS 383 and SPS 385. The Board may require a developer to provide
a cost-benefit analysis comparing the provision of on-site systems
with the cost of hooking up to public sewer. When on-site systems
are approved, land division designs should consider future public
sewer extensions. Private sewage disposal on a centralized basis is
encouraged.
C.
The land divider/subdivider shall pay all the costs of all sanitary
sewer work, including the bringing of the sanitary sewer from where
it exists to the subdivision in question as well as providing all
sanitary sewer work within the subdivision.
A.
The Board shall require the installation of municipal water and connection
to the Greenville water system in all subdivisions. The land divider/subdivider
shall make adequate domestic water supplies available and pay for
such improvements for each lot within the subdivision or land division.
B.
The land divider/subdivider shall construct water mains in such a manner as to make adequate water service available to each lot within the subdivision or land division. The size, type, and installation of all public water mains proposed to be constructed shall comply with plans and specifications approved by the Board and Chapter 340 and the Greenville Standard Specifications and Details. Water service laterals shall be provided to all lots.
C.
For land divisions, the land divider/subdivider shall hook up to
municipal water if municipal water facilities are within 1,000 feet,
if not, the land divider/subdivider shall make provisions for adequate
private water systems as specified or allowed in applicable ordinances,
statutes or regulations. The Board may require a developer to provide
a cost-benefit analysis comparing the provision of on-site wells with
the cost of hooking up to public water. When on-site wells are approved,
land division designs should consider future public water extensions.
One or more centralized private water systems is encouraged.
A.
Drainage system required. The Board shall not approve a CSM or final
plat, or allow any construction, until the land divider/subdivider
has submitted plans, profiles and specifications for stormwater management
prepared by a registered professional engineer and approved by the
Board, upon the recommendations of the Planning Commission and Engineer.
B.
Drainage system plans. The drainage system plan must meet requirements of Chapter 255, Stormwater Management.
C.
Grading. The land divider/subdivider shall grade each subdivision
or CSM in order to establish street, block and lot grades in proper
relation to each other and to topography as follows:
(1)
The land divider/subdivider shall grade the full width of the right-of-way
of all proposed streets in accordance with the approved plans.
(2)
Block grading shall be completed by one or more of the following
methods:
(a)
Parts of all lots may be graded to provide for drainage to the
street or to a ditch along the rear lot line if a drainage easement
is provided.
(b)
Draining across rear or side lot lines may be permitted, provided
drainage onto adjoining properties is skillfully controlled and a
drainage easement is provided.
D.
Drainage system requirements. The land divider/subdivider shall install all the storm drainage facilities indicated on the plans required in Chapter 106:
(1)
Street drainage. All streets shall be provided with an adequate storm
drainage system. All drainage crossing streets shall be conveyed in
an underground culvert or storm sewer system. Maximum inlet spacing
shall be 600 feet when a storm sewer system is utilized. The street
storm system shall serve as the primary drainage system and shall
be designed to carry street, adjacent land and building stormwater
drainage. No stormwater shall be permitted to be run into the sanitary
sewer system within the proposed land division or subdivision.
(2)
Off-street drainage. The design of the off-street drainage system
shall include the watershed affecting the land division/subdivision
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 land divider/subdivider shall make provisions for
dedicating an easement for Greenville to provide for the future maintenance
of said system. Easements shall be at least 20 feet wide, but Greenville
may require larger easements if more area is needed due to factors
such as topography or size of watercourse.
E.
Surface water and stormwater drainage facility protections. The surface
water and stormwater drainage facility protections required by this
section shall be expressly noted on the face of the plat or certified
survey map with the purpose, location and dimensions clearly shown
on the plat or certified survey map. The protections shall expressly
grant to Greenville the right to enforce the protections. Greenville
may, in its discretion, also require such protections and the right
of Greenville enforcement to be separately set forth in an easement/restrictive
covenant recorded with the Outagamie County Register of Deeds office.
(1)
Drainageways. Where topography or other conditions are such as to
make impractical the inclusion of drainage facilities within a street
or road right-of-way, the drainageway shall be protected by a perpetual
direct access to a public right-of-way. Drainageway easements shall
be protected by the following express provisions stated on the face
of the plat or certified survey map:
(a)
Greenville drainage easement restrictions. The following uses,
structures and activities are prohibited in any easement or outlot
used for drainage: filling, grading and excavating except for the
construction of public streets, utility crossings and drainage improvements
and facilities; construction or placement of any building or structure,
including fences; the cultivation of crops, fruits or vegetables;
the planting of trees or shrubs; the dumping or depositing of ashes,
waste, compost, temporary fill, or materials of any kind or nature;
the storage of vehicles, equipment, materials, or personal property
of any kind. These restrictions may be enforced by any lot owner,
homeowners' association or Greenville by proceedings in law or equity
against any person violating or attempting to violate the restriction.
(b)
Drainage maintenance easement. Greenville shall have an unqualified
right to enter upon any easement or outlot used for drainage for inspection
and to maintain and repair all drainageways, drainage facilities and
drainage improvements. Greenville may equally assess all lots for
maintenance and repair and Greenville administrative costs. The purchase
of any lot constitutes a waiver of objection to assessment and agreement
to pay assessments which will be placed on the annual tax bill as
a special assessment.
(2)
Drainage detentions facilities. All drainage detention, drainage retention or drainage basin facilities shall be protected by perpetual unobstructed easement with satisfactory direct access to a public right-of-way. Drainage detention, retention or basin facilities shall be subject to the same protection and enforcement provisions as drainageways in Subsection E(1)(a) and (b) above.
(3)
Outlots for drainage facilities. Greenville shall require all drainageways
or drainage detention facilities, in whole or part, be made part of
an outlot for subsequent conveyance to a homeowners' association subject
to the protections and restrictions set forth in this section or to
Greenville unless the Planning Commission and Board approves an alternative.
(4)
Dedication of drainage facilities. Greenville may, when it deems
necessary for the health, safety and welfare of the present and future
population of the area and necessary for the preservation of drainage
facilities, require any drainageway or drainage detention facility
to be dedicated to Greenville.
(5)
Off-site drainage. Whenever a proposed drainage system will require
the conveyance of surface water across private property outside of
the subdivision or land division, Greenville may require appropriate
drainage rights be acquired and secured by an appropriate recorded
instrument and noted on the plat or certified survey map.
(6)
Erosion/sedimentation. The land divider or subdivider shall protect
all drainage facilities. Ditches, channels or basins shall be seeded,
sodded or paved depending on design, grades and soil types. Generally,
ditches or channels with grades up to 2% shall be seeded; those with
grades up to 5% shall be seeded with erosion mats. Protection of grades
over 5% shall be approved by the Engineer.
A.
The land divider/subdivider shall cause gas, electric power, telephone
and cable facilities to be installed in such a manner as to make adequate
service available to each lot in the subdivision land division. All
new electrical distribution, television cables and telephone lines
from which lots are individually served shall be underground, unless
the Board specifically allows overhead poles for the following reasons:
B.
Plans indicating the proposed location of all gas, electric power
and telephone distribution and transmission lines required to service
the plat or CSM shall be approved by the Board and such map shall
be filed with the Community and Economic Development Director or designee.
The subdivider shall pay a reasonable fee for every lineal foot
of urbanized road frontage in the subdivision for the purpose of planting
street trees. This fee is to be determined by the Board and is kept
in an account by Greenville until the subdivision can be planted;
the fee shall be paid prior to recording of the final plat or CSM.
At the discretion of Greenville, fees may be paid by lot owners at
the time of building permit application as their fair share of the
subdivision's street tree planting costs. Street trees will be planted
by Greenville, or a designee thereof, according to the Greenville
Arboricultural Specifications Manual.
The land divider/subdivider shall install at the intersections
of all streets proposed to be dedicated a street name sign of a design
and installation specified by the Engineer.
The land divider/subdivider shall provide for the installation
of streetlights according to a plan approved by Greenville according
to the power company specifications.
A.
Decorative lighting fixtures shall be required within the Village.
B.
Streetlights shall be operable at the time electricity is made available.
C.
All streetlighting costs, including operation and maintenance, shall
be annually assessed by Greenville to all lots created by the land
division/subdivision on an equal basis and such assessment shall be
noted on the face of the certified survey map or subdivision plat.
D.
The land divider/subdivider shall pay the utility directly for the
cost of streetlight installation.
E.
Lighting shall be dark-sky compliant.
A.
Pedestrian, bicycle and multimodal facilities shall be required and
be consistent with the comprehensive plan, bicycle and pedestrian
plan and other approved plans and the Village Specifications and Details
in addition to the requirements below.
B.
Local residential roads: Roadways that function as local roads for
residential subdivisions and land uses, which urban street cross sections
are required or being completed, shall install sidewalks on both sides
of the street within the right-of-way; this includes all bridges,
overpasses and underpasses.
C.
Arterials or collectors roads: Roadways that function as arterials
or collectors, which urban street cross sections are required or being
completed, shall have facilities within the right-of-way; this includes
all bridges, overpasses and underpasses. Side paths shall be installed
on one side of the road if in the opinion of Greenville's Engineer
it meets the side path suitability analysis and calculations within
the Bicycle and Pedestrian Plan; if side paths are not recommended,
then sidewalks shall be installed on both sides of the road.
D.
Trails outside of the right-of-way: Ten-foot-wide asphalt trails
shall be incorporated into the design of the subdivision and constructed
to connect to existing and planned trails/sidewalks/paths, streets,
parks, open space, stormwater facilities, places of worship, work
and commerce and other amenities within or adjacent to the subdivision
or as required by the Board.
E.
Alternatives: The Board may determine pedestrian and bicycle facilities
are not required or may require alternative facilities be installed
when there is justification from the Village Engineer determining
pedestrian and bicycle facilities are not feasible based on physical
or environmental circumstances and is consistent with the Comprehensive
Plan and Bicycle and Pedestrian Plan. Proposed alternatives shall
be consistent with current engineering standards, technical manuals
and practices.
For a CSM or subdivision plat served by municipal sewer and
water created after January 1, 2004, directly adjoining three or more
lots on a CSM or subdivision plat recorded prior to January 1, 2004,
the Board may require the minimum lot sizes for new lots directly
adjoining the established lots of 80% of the average lot size of the
established lots or 20,000 square feet, whichever is less, and a minimum
rear yard of not less than 50 feet as a lot size transition area.
