The subdivider shall construct streets, roads
and alleys as outlined on the approved plans based on the requirements
of this chapter.
A. General considerations. The streets shall be designed
and located in relation to existing and planned streets, to topographical
conditions and natural terrain features, such as streams and existing
tree growth, to public convenience and safety, and in their appropriate
relation to the proposed uses of the land to be served by such streets.
B. Construction standards. Construction of all streets
shall conform to the current standards as established by the Town
Board and this chapter and shall be subject to approval of the Town
Engineer before acceptance.
C. Conform to Official Map. The arrangement, width, grade
and location of all streets shall conform to the Official Map.
D. Grading.
(1) With the submittal of the final plat, the subdivider
shall furnish drawings which indicate the existing and proposed grades
of roads, streets and alleys shown on the plat.
(2) Proposed grades will be reviewed by the Town Engineer
for conformance with Town standards and good engineering practice.
Street grades require the approval of the Town Board after receipt
of the Town Engineer's recommendations.
(3) After installation of temporary block corner monuments
by the subdivider and the establishment of street grades by the Town
Engineer, the subdivider shall grade the full width of the right-of-way
of the streets and alleys proposed to be dedicated, including the
vision clearance triangle on corner lots, followed by surfacing required
by this chapter.
(4) In cases where an existing street right-of-way is
made a part of the plat or abuts the plat, the subdivider shall grade
that portion of the right-of-way between the existing pavement and
the property line.
(5) The bed for the roadways in the street rights-of-way
shall be graded to subgrade elevation.
(6) The Town Engineer shall approve all grading within
rights-of-way and said grading shall extend for a sufficient distance
beyond the right-of-way to ensure that the established grade will
be preserved.
(7) Where electric and other communications or utility
facilities are to be installed underground, the utility easements
shall be graded to within six inches of the final grade by the subdivider,
prior to the installation of such facilities; earth fill piles or
mounds of dirt or construction materials shall not be stored on such
easement areas.
(8) 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.
E. Street construction. After the installation of all
utility and stormwater drainage improvements, the subdivider shall
surface all roadways in streets proposed to be dedicated to the widths
prescribed by these regulations and the Comprehensive Plan or Comprehensive
Plan components of the Town. Said surfacing shall be done in accordance
with plans and standard specifications approved by the Town Engineer.
The cost of surfacing in excess of 48 feet in width that is not required
to serve the needs of the subdivision shall be borne by the Town.
F. Curb and gutter. In all urban subdivisions as defined
herein, the Town Board shall, and in rural subdivisions may, require
the subdivider to construct concrete curb and gutters in accordance
with plans and standard specifications approved by the Town Engineer.
Wherever possible, provision shall be made at the time of construction
for driveway access curb cuts. The cost of installation of all inside
curbs and gutters for dual roadway pavements on the established arterial
street and highway system for the Town shall be borne by the Town.
G. Rural street sections. When permanent rural street
sections have been approved by the Town Board, the subdivider 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 Engineer and as set forth
in this chapter.
H. Completion of street construction.
(1) No building permit shall be issued for the construction
of any residential dwelling until sewer, water, grading and graveling
are installed in the streets necessary to service the property for
which the permit is required.
(2) The Town 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 (i.e., cement or asphalt). The issuance of a waiver
shall be at the discretion of the Town Board.
(3) The subdivider requesting a waiver shall do so in
writing, presenting such information and documentation as required
by the Town Board. The waiver shall be in written form and shall detail
which improvement requirements are temporarily waived and for what
period of time.
The subdivider shall install streetlamps along
all streets proposed to be dedicated of a design compatible with the
neighborhood and type of development proposed as determined by the
Town Engineer. Such lamps shall be placed at each street intersection
and at such interior block spacing as may be required by the Town
Board, upon the recommendation of the Town Engineer.
The 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 Town Engineer.
When the land included in a subdivision plat
or certified survey map abuts upon or is adjacent to land used for
farming or grazing purposes, the subdivider shall erect (at the request
of the adjacent property owner), keep, and maintain (his portion under
state law) partition fences, satisfying the requirements of the Wisconsin
Statutes for a legal and sufficient fence, between such land and the
adjacent land. A covenant binding the developer, its grantees, heirs,
successors, and assigns to erect and maintain such fences, without
cost to the adjoining property owners, so long as the land is used
for farming or grazing purposes, shall be included upon the face of
the final plat or certified survey map.
Any and all improvements or utility services
required by this chapter for the subdivision and/or minor land division
of lands within the Town shall be extended to the farthest limit of
the parcel or lot upon which a building permit is requested unless
the owner is excused by the Town Board, the Plan Commission or sanitary
district officials. In the event that the improvements are required
to the end of the parcel, as defined herein, the owner shall be required
to post bond with the Town if improvements are not made.
If, for any reason, the subdivider fails to
install public utilities or facilities as prescribed herein or as
ordered by the Town Board pursuant to this chapter, the Town Board
may install such improvements and assess the full cost of such installations
against the subdivider or property owner as set forth in § 66.0703,
Wis. Stats. Also, the Town and subdivider may agree to have public
improvements installed by the Town pursuant to § 66.0703,
Wis. Stats.