The developer shall construct Town highways,
private highways, and all other public and private improvements in
the subdivision pursuant to the approved preliminary plan or final
certified survey map, the approved construction plans and time schedule
in the proposed or approved final plat or certified survey map, and
in accordance with the laws of the State of Wisconsin, the ordinances
of Waukesha County, and the ordinances of the Town of Vernon, and
the requirements of the Town, pursuant to this chapter. A final plat
or certified survey map shall be approved prior to commencement of
the construction of the improvements herein, and the construction
of the improvements herein shall not be commenced unless a cash escrow
or letter of credit as required by the Town, and pursuant to this
chapter, is filed with the Town Clerk for the purpose of performing
the work required herein, completing the improvements herein, and
maintaining the improvements herein, as required by the Town and the
Town ordinances. No cash escrow or letter of credit shall be filed
with the Town Clerk pursuant to this chapter without first being approved
by the Town Attorney for the Town of Vernon regarding its form and
content. The Town Board may from time to time, and as the need arises,
pursuant to the recommendation of the Town Department of Public Works
Director and the Town Engineer, reduce or otherwise amend the amount
in terms of the cash escrows and/or letters of credit herein. The
Town Board shall have the broadest discretion regarding the terms
and amount of the cash escrow or letter of credit herein regarding
subdivisions developed in phases, future improvements, and other future
activities requiring security regarding the subdivision pursuant to
this chapter. A developer's agreement shall be entered into between
the developer and the Town upon review of the Town Attorney and Town
Engineer.
A.
After the preliminary plat (or certified survey map)
and the construction plans have been approved by the Town Plan Commission,
and before any site disturbance, whether public or private, can begin,
a preconstruction conference shall be held unless waived by the Town
Engineer. At a minimum, the following shall be invited: developer,
developer's engineer, developer's contractor, Town Engineer, Town
Planner, Town Clerk or designee, Waukesha County Department of Parks
and Land Use, Land Resources Division, public utilities, Wisconsin
Department of Transportation and/or Waukesha County Department of
Public Works (if applicable).
B.
The approved construction plans and project schedule
shall be presented and reviewed. The developer's engineer shall run
the conference and furnish the minutes to all attendees within one
week of the meeting.
C.
All documents must be filed with the Town Clerk prior
to scheduling the meeting. These documents shall include but not limited
to corrected plans based on conditions of approval from any agency
having authority, letter of credit and developer's agreement for all
public improvements, all permits, executed easements ready for recording,
and letters of permission.
The developer shall install survey monuments
placed in accordance with the requirements of § 236.15,
Wis. Stats., and as may be required by the Town Engineer.
The developer 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 Town Plan Commission,
upon the recommendation of the Town Engineer. The developer shall
grade the roadbeds in the street rights-of-way to subgrade. Cut and
filled lands shall be graded to a maximum slope of one to four or
the soil's angle of repose, whichever is the lesser, and covered with
permanent vegetation. All graded lands, with the exception of the
roadbeds of streets, shall be treated for sediment and erosion control
purposes as set forth in the Waukesha County Construction Site Erosion
Control and Stormwater Management Ordinance.
After the installation of all utility and stormwater drainage improvements, the developer shall surface all roadways and streets proposed to be dedicated to the applicable required width as described in § 200-34 of this chapter.
The developer shall construct stormwater drainage
facilities, adequate to serve the subdivision, which may include curbs
and gutters, catch basins and inlets, storm sewers, road ditches,
open channels, water retention structures and settling basins. All
such facilities shall be of adequate size and grade to hydraulically
accommodate the maximum potential volumes of flow and shall be so
designed as to prevent and control soil erosion and sedimentation
and to present no hazards to life or property. All stormwater facilities
may be maintained by the Town. All costs incurred for maintenance
shall be charged back to the benefiting landowners.
When permanent rural street sections have been
approved by the Town Board, the developer 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
Town Plan Commission, as recommended by the Town Engineer, and as
set forth in this chapter.
The developer shall be required to install gas,
if available, electrical power and telephone facilities in such a
manner as to make adequate service available to each lot in the subdivision.
No such electrical, telephone or other communication services shall
be located on overhead poles. In addition, plans indicating the proposed
locations of all utility lines required to serve the plat shall be
subject to review and recommendation of the Town Engineer and approval
of the Town Plan Commission.
The Town Department of Public Works shall install
street signs of a design approved by the Town Board at the intersection
of all streets to be dedicated which shall be in accordance with the
Manual of Uniform Traffic Control Devices. Each sign shall contain
the south and west quadrant location numbers. All costs incurred for
installation and signs shall be charged to the developer.
The developer shall plant those grasses, trees,
and vines, the species and size specified by the Town Board, necessary
to prevent soil erosion and sedimentation. In addition:
A.
The Town Board may require the developer to provide
or install certain protection and rehabilitation measures, such as
fencing, sloping, seeding, riprap, revetments, jetties, clearing,
dredging, snagging, drop structures, brush mats, willow poles, and
grade stabilization structures.
B.
Tree cutting and shrubbery clearing shall not exceed
50% of the lot or tract and shall be so conducted as to prevent erosion
and sedimentation; preserve and improve scenic qualities; and, during
foliation, substantially screen any development from stream or lake
users.
C.
Paths and trails in wooded and wetland areas shall
not exceed 10 feet in width unless otherwise approved by the Town
Plan Commission and shall be so designed and constructed as to result
in the least removal and disruption of trees and shrubs and the minimum
impairment of natural beauty.
D.
Earth altering and vegetative removal, such as grading,
topsoil removal, mineral extraction, stream course changing, road
cutting, waterway construction or enlargement, removal of stream or
lake bed materials, excavation, channel, clearing, ditching, drain
tile laying, dredging, and lagoons, shall be so conducted as to prevent
erosion and sedimentation and to least disturb the natural fauna,
flora, watercourse, water regimen, and topography.
E.
Compliance with the Waukesha County Construction Site,
Erosion Control and Stormwater Management Ordinance is also required.
The Town Board may require the developer to
construct concrete curb and gutters in accordance with the plans and
standard specifications approved by the Town Public Works Director
upon recommendation of the Town Plan Commission. Mountable curbs shall
generally be constructed wherever possible and provisions shall be
made at the time of construction for driveway access curb cuts. The
cost of installation of all curbs and gutters shall be borne by the
developer (see Appendix C, Typical Concrete Curb and Gutter Section).
The Town Plan Commission and Town Board may
require the developer to construct a concrete sidewalk or asphalt
path on one side of all frontage streets. The construction of all
sidewalks or paths shall be in accordance with plans and specifications
adopted by the Town Board. Wider than standard sidewalks may be required
by the Town Plan Commission and Town Board in the vicinity of schools,
commercial areas, and other places of public assemblies where potential
pedestrian density may warrant. The Town Board may require the construction
of a sidewalk in a location other than required in the preceding provisions
of this chapter if such sidewalks or paths are necessary in its opinion
for safe and adequate pedestrian circulation.
A developer shall pay to the Town the cost of
installation of streetlamps of a design approved by the Town Director
of Public Works for each development street which intersects an arterial
or collector streets at such interior block spacing as may be required
by the Town Board, unless the Town Board authorizes the developer
or his agent to perform this work.
A.
When public sanitary sewage facilities are available
to the proposed parcels, the developer shall construct sanitary sewage
facilities in such a manner as to make adequate sanitary sewage service
available to each lot.
B.
In addition:
(1)
The Town Board shall require the installation of sewer
laterals to the street lot line for all lots.
(2)
The size, type, and installation of all sanitary sewers
and sanitary laterals proposed to be constructed shall be in accordance
with the plans and standard specifications approved by the Town Plan
Commission upon recommendation of the Town Engineer. The latest revision
of the Standard Specification for Sewer and Water Construction in
Wisconsin ("Standard Specifications") shall govern all work. All sanitary
sewer and sanitary sewer laterals and trenches within the proposed
street shall be backfilled with granular material meeting the requirements
of the Standard Specifications. However, upon written approval of
the Town Engineer, the trenches may be backfilled with excavated material
meeting the requirements of the Standard Specifications. If excavated
material is allowed for backfill, it shall be compacted by mechanical
methods meeting the approval of the Town Plan Commission upon recommendation
of the Town Engineer.
(3)
Where a sanitary district has been created pursuant
to § 60.71 or 60.72, Wis. Stats., for the purpose of providing
and constructing sanitary sewers, such plans and standard specifications
shall further be subject to the review and approval by the sanitary
district commission.
(4)
The developer shall assume the cost of installing
all sanitary sewer, sewer laterals, and sewer appurtenances within
the proposed development, except that the added cost of installing
larger sewers in the total tributary drainage area shall be prorated
in proportion to the same ratio as exists between the total area of
the proposed plat development and the total draining areas to be served
by the larger sewers, and the Town Board shall determine who shall
be responsible for the added cost of installing such larger facilities.
(5)
When a proposed subdivision or minor subdivision is
planned for an area which is already within a designated sewer service
area of a treatment facility, then said developer will be required
to dedicate the required reserve capacity assessments, which may also
be referred to as hookup charges and/or connection charges, lawfully
required by the Town for the year of the recording of the subdivision.
Said moneys will be held by the Town in a nonlapsing fund for the
purpose of being transferred to the treatment facility when sewer
becomes available.
A.
Required. Fire protection facilities, in the form
of water tanks and/or water sources, shall be required for all subdivisions
and minor subdivisions, unless specifically waived in writing by the
Town Board upon recommendation of the Plan Commission. The location
and size of the tanks shall be specified by the Chief of the Fire
Department in which the subdivision or minor subdivision is located.
The Plan Commission shall receive a recommendation in that regard
from the Fire Chief.
B.
Specifications. The construction of the tanks shall be as specified below and as set forth on the attached Exhibit A, which is incorporated herein:[1]
(1)
Sand bedding will be utilized for backfilling and
for the base.
(2)
Any used steel tank will be hydrostatically tested
and coated on the outside of the tank according to NFPA standards.
(3)
The drafting/suction pipe height above the finished
road surface shall be 24 inches to the center line of the elbow fitting
of the five-inch pipe with a four-and-one-half-inch adapter. The section
fittings on the suction pipe shall start at a six-inch-diameter fire
thread and then be reduced from a six-inch-diameter fire thread to
a five-inch-diameter fire thread and then from a five-inch-diameter
fire thread to a four-and-one-half-inch-diameter fire thread, and
then from a four-and-one-half-inch-diameter fire thread to a two-and-one-half-inch-diameter
fire thread with a two-and-one-half-inch cap.
(4)
The drafting pipe shall extend to within 12 inches of the bottom of the tank. The length of the draft pipe shall be kept to a minimum after meeting the requirements of Subsection B(3) above.
(5)
A screened five-inch vent pipe with the opening facing
downward will be included in all tanks. This will be a minimum of
24 inches above the final roadway surface.
(6)
A four-inch fill pipe with elbow will be provided
at each by the installer, which terminates 24 inches above the finished
roadway surface, measured at the pipe with two-and-one-half-inch Siamese
Y with cap and chain.
(7)
The maximum distance from the road edge to the drafting
pipe shall not exceed nine feet. This will allow a fire pumper, positioned
on the finished road surface, using one section of the standard hard
suction hose, to easily reach the draft pipe.
(8)
All aboveground piping shall be primed and then painted
red for suction, white for vent, and yellow for fill by the installer
before the tanks are approved for service and filled.
(9)
The contractor installing the tank shall also install
a "no parking" sign at a location specified by the Fire Department.
The sign and installation shall be at the expense of the subdivider.
(10)
Installation shall be made with consideration
of the winter temperatures. Steps will be taken to ensure the piping
and water in the tank will not freeze during extended periods of below
zero weather.
(11)
All installations shall be limited to a single
tank.
(12)
In all tank installations ballast shall be installed.
[1]
Editor's Note: Exhibit A is included at the end of this chapter.
C.
Administration.
(1)
Inspections. The developer or the installer of the water tank shall notify the Fire Department in which the subdivision or minor land division is located prior to the installation for purposes of inspection. Forty-eight-hour notification shall be provided, and the appropriate fee, as established by the Town Board by separate resolution, shall be submitted to the Town Clerk to cover the costs of inspection. All new or upgraded installations shall require inspection. Once approved, tanks shall be filled by the Fire Department, and all costs of doing so shall be charged to the developer and paid in the manner described in § 200-57 of this chapter. The Fire Chief of the Department protecting the district in which the subdivision or minor land division is located will notify the Town Clerk in writing that the project has been completed satisfactorily.
[Amended 12-18-2014 by Ord. No. 2014-09]
(2)
The developer or contractor installing the tank shall
post with the Town a letter of credit in a form that is subject to
the approval of the Town Board, and in an amount to be determined
by the Town Board, prior to issuance of any building permit for any
lot in the subdivision or minor land division, to be held by the Town
until the tank has received final Fire Chief approval, unless the
installation of the tank is contracted for in the developer's agreement
and the letter of credit.
(3)
Any municipal or private fire department may utilize
the water tank for fire protection purposes. All tanks shall be refilled
by the department making use of the water. Refilling shall be accomplished
as soon as possible.
(4)
The fire department having fire protection responsibility
for the district in which the subdivision is located shall inspect
the fire tanks in the spring and fall of each year.
