The following provisions in this article shall
apply to land divisions within the city.
A.
The following improvements shall be designed, engineered and installed by or at the insistence of the city in such manner as the city shall deem necessary and proper and assessed under Chapter 66, Subchapter VII, Wisconsin Statutes:
B.
None of the aforementioned improvements shall be installed
by or at the insistence of the city unless the territory in which
the improvements are to be located in is a part of the corporate limits
or is to become a part of the corporate limits through annexation.
Exceptions to this requirement may be approved by the Common Council
if the most feasible method of connecting one part of the corporation
limits to another is through unincorporated territory.
Costs of the improvements shall be assessed to the benefiting properties in accordance with Chapter 78, Rice Lake Code of Ordinances, as amended from time to time.
A.
Streets and rights-of-way. All streets and rights-of-way
and other public areas required to serve the land division shall be
provided and dedicated by the subdivider. The proposed street grade
shall be submitted in plan form to the City Engineer prior to the
commencement of the work of improvement on the street.
B.
Monuments. Monuments of a permanent character (pipes,
steel rods, concrete or equivalent) shall be placed in each corner
or angle on the boundary of the land division and at each corner of
each lot. All United States, state, county or other official bench
marks, monuments or triangulation stations shall be preserved at precise
locations. The subdivider shall maintain the monuments in good order
during the construction and development. See § 59.74, Wisconsin
Statutes.
A.
Concrete sidewalks. Concrete sidewalks shall be required
on both sides of roads in new subdivisions, except that sidewalks
shall not be required on culs-de-sac. On any subdivision in which
a road is being reconstructed, sidewalks shall be placed on only one
side of the roadway, with the side to be determined by the Common
Council. A project consisting only of pavement replacement shall not
be considered reconstruction of the road.
C.
Utilities. The subdivider shall cause electric power
and telecommunications facilities to be installed underground.
D.
Pedestrianways. Pedestrianways shall be constructed
where the city deems it necessary and proper, and the expense and
cost relating thereto shall be assessed as an improvement.
The approval of the final plat or certified
survey map by the Common Council shall constitute acceptance of the
dedication of the following, which shall be dedicated in such plat
or certified survey map: any public street, road, park and highway
and any water main, storm sewer, sanitary sewer and electrical lines,
together with an easement for access for the repair and maintenance
of such utilities.
Where unusual or exceptional factors or conditions
exist, upon recommendation of the Plan Commission, the Common Council
may grant a variance to the provisions of this article. A written
statement expressing the terms of the variance and the reasons for
such variance shall be attached to all copies of the construction
plans.
A.
Construction plans. Whenever any improvements are
required by the city, construction plans for the improvements to be
installed shall be furnished in accordance with the specifications
of the officials having jurisdiction and shall receive approval of
these officials before improvements are installed. The following plans
shall be required where applicable:
(1)
Street plans and profiles showing existing and proposed
grades, including extension for a reasonable distance beyond the land
division elevations and cross sections of required improvements.
(2)
Sanitary sewer plans and profiles showing the locations,
grades, sizes, elevations and materials.
(3)
Stormwater management facilities and profiles showing
the locations, grades, sizes, cross sections, elevations and materials
or method of stormwater disposal in lieu of sewers.
(4)
Water main plans and profiles showing locations, sizes,
elevations and materials.
(5)
Grading plans for the entire land division if it appears
that erosion and sediment control will be a problem.
(6)
Additional special plans or information as required
by the officials having jurisdiction.
B.
Inspections. The City Engineer may conduct or order
conducted such inspections as he or she may deem necessary and proper
to carry out the purpose of this chapter. Prior to starting any of
the work covered by the plans approved as above, arrangements for
a preliminary inspection shall be made for the City Engineer to inspect
the work to ensure compliance with the plans and specifications as
approved. Prior to starting work, written notice shall be mailed to
the City Engineer. All costs of inspection shall be borne by the subdivider.
C.
Stop-work order. The City Engineer is hereby empowered
to issue a stop-work order to cease further work on the improvements
when the City Engineer determines that the work or improvement does
not conform to the requirements of the plans and specifications.
(1)
The stop-work order shall be in writing, signed by
the City Engineer, and shall identify the items of the plans and specifications
which are not in conformity and the manner of nonconformity. Personal
service of the stop-work order shall be made upon the subdivider and/or
contractor or other person performing the work in question. It shall
be released in a writing signed by the City Engineer at such time
as the City Engineer determines the work in question has been corrected
to conform to the plans and specifications.
(2)
Upon written request by the subdivider or other person
aggrieved, the Mayor shall schedule and a hearing shall be held within
five business days after the receipt of such request. Notice of the
time and place of such hearing shall be sent by mail to each person
upon whom the stop-work order was served and to the person requesting
the hearing. The hearing panel shall be composed of the Mayor, the
Superintendent of the Water Utility and the Street Superintendent.
The panel shall hear the evidence submitted and affirm or set aside
the stop-work order.
A.
No building permits shall be issued for the erection
of a structure on any lot until all the requirements of this chapter
have been satisfied and completed unless otherwise agreed to by the
City Council and the subdivider.
B.
Permits for improvements of lots shall not be issued until the street or permanent easement is improved, including but not limited to utilities, drainage and hard surface, in accordance with applicable city standards or an agreement has been reached with the city regarding said improvements. If the permit is issued based on an agreement with the city, improvements shall occur within one year of the issuance of the permit. Setback requirements for the improvements will be the same for streets or permanent easements. This prohibition against the issuance of permits shall not apply to permits requested for accessory structures or uses when they are built or occur on parcels already occupied by principal structures. The Common Council may waive the requirements of this Subsection B. after due deliberation and discussion.
