§ 16.60.010. Required improvements.

A.

Grading and Street Base. The required grading and street base improvements described herein are required as a condition of the approval of a land division and shall be installed, furnished and financed at the sole expense of the subdivider unless an alternate agreement has been approved by the city common council.

1.

After the installation of temporary block corner monuments by the subdivider and establishment of street grades by the city common council, (street grades require the approval of the common council based upon a recommendation by the city engineer), the subdivider shall grade the full width of the right-of-way (including the vision clearance triangle on corner lots) of all streets proposed to be dedicated in accordance with plans and standard specifications approved by the city common council. The subdivider shall grade the roadbeds in the street right-of-way to subgrade and such grading shall extend for a sufficient distance beyond the right-of-way line to insure that the established grade will be preserved. For urban street section design, each terrace area shall be graded in a straight profile from the edge of gravel elevation to the top of future sidewalk elevation at the right-of-way line.

2.

The subdivider shall provide a minimum nine-inch thick compacted crushed aggregate base prepared for surfacing. The base shall consist, at a minimum, of a five-inch thick lower layer of three-inch minus breaker run material and a four-inch thick upper layer of three-fourth inch minus TB road gravel. The required width of such gravel shall be the design width according to Chapter 16.40 or as approved otherwise by the city. The developer/subdivider's engineer shall determine and recommend the thickness of the pavement structure (includes crushed aggregate base and future street surface; the future street surface shall be determined by the city engineer) in accordance with the functional classification of the proposed street and the soil subgrade data subject to the approval of the city engineer.

3.

Where electric and other communications or utility facilities are to be installed underground, the utility easement areas 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.

4.

Any and all street improvements shall be installed to the boundary lines of the tract to be subdivided, unless the city council designates otherwise.

B.

Street Surfacing. The required street surface improvements described herein are required as a condition of the approval of a land division and shall be installed, furnished, and financed at the sole expense of the subdivider unless an alternate agreement has been approved by the city common council.

1.

After the installation of all utility and stormwater drainage improvements the subdivider shall surface all roadways proposed to be dedicated to the widths prescribed in these regulations and the comprehensive plan or comprehensive plan components of the city. The required surfacing shall be a single layer of asphaltic binder pavement. The asphaltic binder shall be Type E-1 with three-fourth inch aggregate, unless specified otherwise by the city engineer, and said binder layer shall be two and one-fourth inch finished thickness (except at the "rolled edge" where it shall be thicker as described herein). The asphaltic binder shall include a "rolled edge" to hold stormwater runoff on the edge of the street surface. The cross-section of the "rolled edge" shall be approximately triangular in shape, with the leg of the triangle being approximately eighteen (18) inches and the rise being approximately one and one-half inches higher than the normal road crown. All manhole rims, water valve boxes, storm sewer inlets, and other roadway structures shall be installed to match the binder course elevation, unless specified otherwise by the city engineer. The surfacing shall be done in accordance with plans and specifications approved by the city common council.

2.

The final asphaltic surface is not required as a condition of the approval of a land division unless an alternate agreement has been approved by the city common council. The final asphaltic surface shall be E-1 with one-half inch aggregate, unless specified otherwise by the city engineer, and said surface layer shall be one and three-fourth inch finished thickness (except at the "rolled edge" where it shall be thicker). The final asphaltic surface, associated structure adjustments, and all related work shall be installed at the city's discretion, typically after a minimum of three-quarters of the adjacent lots are sold, or as approved otherwise by the city common council.

3.

Any and all street surfacing improvements shall be installed to the boundary lines of the tract to be subdivided, unless the city council designates otherwise.

C.

Curb and Gutter. This item is not required as a condition of the approval of a land division unless an alternate agreement has been approved by the city common council. The curb and gutter and all related work shall be installed at the city's discretion, typically after a minimum of three-quarters of the adjacent lots are sold, or as approved otherwise by the city common council. The city may assess the cost of said improvement to the abutting property owners.

D.

Rural Street Sections. When permanent rural street sections have been approved by the city common council, 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 city common council.

E.

Sidewalk. This item is not required as a condition of the approval of a land division unless an alternate agreement has been approved by the city common council. The sidewalk and all related work shall be installed at the city's discretion, typically after a minimum of three-quarters of the adjacent lots are sold, or as approved otherwise by the city common council. The city may assess the cost of said improvement to the abutting property owners.

F.

Public Sanitary Sewerage and Private Sewage Disposal Systems. The required sanitary sewer improvements described herein are required as a condition of the approval of a land division and shall be installed, furnished and financed at the sole expense of the subdivider unless an alternate agreement has been approved by the city common council.

1.

The subdivider shall construct sanitary sewers in such a manner as to make adequate sanitary sewerage service available to each lot within the subdivision.

2.

If public sanitary sewer facilities are not available, and the city common council approves the use of private sewage disposal systems, the subdivider shall make provision for adequate private sewage disposal systems. In such case, the city common council may require the installation of sewer laterals (for future connection) from each house to the street lot line.

3.

If, at the time of final platting, sewer facilities are not available to the plat, but will become available within five years from the date of plat recording, the subdivider shall install or cause to be installed, sanitary sewers and sewer laterals to the street lot line in accordance with this section and shall cap all laterals as may be specified by the city common council.

4.

The size, location, type and installation of all sanitary sewers proposed to be constructed shall be in accordance with Chapter 16.56 (Design Standards, Sanitary Sewer and Water Supply) along with the plans and specifications approved by the utility commission and the city common council.

G.

Public Water Supply Facilities. The required water supply improvements described herein are required as a condition of the approval of a land division and shall be installed, furnished and financed at the sole expense of the subdivider unless an alternate agreement has been approved by the city common council.

1.

The subdivider shall construct water mains in such a manner as to make adequate water service available to each lot within the subdivision.

2.

If municipal water service is not available, the subdivider shall make provision for adequate private water systems specified by the city and other applicable state and county regulations. In such case, the city common council may require the installation of water service laterals (for future connection) from each house to the street lot line.

3.

If, at the time of final platting, water supply facilities are not available to the plat, but will become available within five years from the date of plat recording, the subdivider shall install or cause to be installed, water mains and water service laterals to the street lot line in accordance with this section and shall cap all laterals as may be specified by the city common council.

4.

The size, location, type and installation of all public water mains proposed to be constructed shall be in accordance with Chapter 16.56 (Design Standards, Sanitary Sewer and Water Supply) along with the plans and specifications approved by the utility commission and the city common council.

H.

Storm Sewer. The required storm system improvements described herein are required as a condition of the approval of a land division and shall be installed, furnished and financed at the sole expense of the subdivider unless an alternate agreement has been approved by the city common council.

1.

The subdivider shall construct stormwater drainage facilities, which may include curbs and gutters, catch basins and inlets, storm sewers, road ditches and open channels, as may be required and approved by the city common council. All such facilities are to be of adequate size and grade to hydraulically accommodate maximum potential volumes of flow; the type of facility required, the design criteria and the sizes and grades to be determined as to present no hazard to life or property; and the size, type and installation of all stormwater drains and sewers proposed to be constructed shall be in accordance with Chapter 16.52 (Design Standards, Drainage) along with the plans and specifications recommended by the city engineer and approved of by the city common council.

I.

Other Utilities. The required other utilities improvements described herein are required as a condition of the approval of a land division and shall be installed, furnished and financed at the sole expense of the subdivider unless an alternate agreement has been approved by the city common council.

1.

The subdivider shall cause gas, electrical and telephone facilities to be installed in such a manner as to make adequate service available to each lot in the subdivision. No such electrical or telephone service shall be located on overhead poles along the front lot lines unless otherwise allowed by the city common council due to exceptional topography or other physical barrier.

2.

Plans indicating the proposed location of all gas, electrical power and telephone distribution and transmission lines required to serve the plat shall be approved by the city engineer and utility commission.

J.

Street Lights. This item is not required as a condition of the approval of a land division unless as alternate agreement has been approved by the city common council.

1.

The city common council shall authorize the Juneau Utility Commission to install street lights, conduits, wiring, controls, metering cabinets and all related equipment pertaining to the street light system, along all streets proposed to be dedicated. All costs associated with street lighting shall be the responsibility of the city.

K.

Street Signs. The subdivider shall be responsible for the cost of all "street name signs" required. The city will supply and install these signs and invoice the subdivider for the related cost. The cost of all other signage shall be the responsibility of the city.

L.

Construction Plans/Specifications, Review and Inspection. Construction plans for the required improvements conforming in all respects with the standards of the Juneau Utility Commission, the city engineer, and the ordinances of the city shall be prepared at the subdivider's expense by a professional engineer who is registered in the State of Wisconsin, and such plans shall contain his seal. Such plans, together with the quantities of construction items, shall be submitted to the city for approval. Construction plans and specifications shall be furnished for the following public improvements. All plans shall be designed for the final street surface, curb/gutter, and sidewalk elevation even if these items are not to be installed at the present time. This will determine the future street elevation to assist in the determination of driveway and house elevations adjacent to said street and also the lot grading and storm water facilities. Each plan shall show the relationship between the future elevation and the proposed construction elevation for all items.

Street plans and profiles showing existing and proposed grades, elevations, and cross sections of required improvements;

Sanitary sewer plans and profiles showing the locations, grades, sizes, elevations, and materials of required facilities;

Storm sewer and open channel plans and profiles showing the locations, direction of flow, grades, sizes, cross sections, elevations, and materials of required facilities;

Water main plans and profiles showing the locations, sizes, elevations, and materials of required facilities;

Erosion and sedimentation control plans showing those structures required to retard the rate of runoff water and those grading and excavating practices that will prevent erosion and sedimentation;

Grading plan showing existing and proposed grades and spot elevations for the corners of all lots and the proposed top of foundation elevation for all proposed principal buildings;

Additional special plans or information as required by city officials.

1.

The city engineer shall review or cause to be reviewed the plans and specifications for conformance with the requirements of this chapter and other pertinent city ordinances and design standards recommended by the city engineer and approved by the city common council. If the city engineer rejects the plans and specifications, he shall notify the owner, who shall modify the plans or specifications or both accordingly. When the plans and specifications are corrected, the city engineer shall approve the plans and specifications for transmittal to the city common council. The city common council shall approve the plans and specifications before the improvements are installed and construction commenced.

2.

Prior to starting any of the work covered by the plans approved above, written authorization to start the work shall be obtained from the city engineer upon receipt of all necessary permits and in accordance with the construction methods of this chapter. Building permits shall not be issued until all improvements required by this chapter are satisfactorily completed.

3.

During the course of construction, the city engineer shall make, or cause to be made, such inspections as the city deems necessary to insure compliance with the plans and specifications as approved. The owner shall pay the actual cost incurred by the city for such inspections. This fee shall be the actual cost to the city of inspectors, engineers, and other parties necessary to insure satisfactory work.

4.

After completion of all public improvements and prior to final acceptance of such improvements, the subdivider shall make or cause to be made three copies of record plans showing the actual location of all valves, manholes, stubs, sewers, and water mains, and such other facilities as the city engineer shall require. These plans shall be prepared on the original mylars of the construction plans and shall bear the signature and seal of a professional engineer registered in Wisconsin. The presentation of the record plans shall be a condition of final acceptance of the improvements and release of the surety bond assuring their completion.

M.

Financing. Before a final plat is approved by the city common council, the subdivider shall submit an agreement and performance bond or cash escrow agreement to assure the following:

1.

The subdivider shall pay for the cost of all improvements required in the subdivision;

2.

Guaranteed completion of the required improvements within a two-year period;

3.

Payment by the subdivider for all costs incurred by the city for review and inspection. This would include preparation and review of plans and specifications by the engineer, planner and attorney, as well as other costs of a similar nature;

4.

The city may elect to install any of the required improvements under the terms of a cash escrow agreement;

5.

The performance bond or cash escrow agreement shall be equal to one and one-half times the engineer's estimated cost of the required improvements;

6.

If the required improvements are not completed within the two-year period, all amounts held under the escrow agreement or performance bond shall be turned over and delivered to the city and applied to the cost of the required improvements. Any balance remaining after such improvements have been made shall be returned to the owner or subdivider. Any deficiency shall become the obligation of the owner or subdivider. The city common council at its option, may extend the bond period for an additional period not to exceed two years.

(Ord. 131-2006; Ord. 3-1998 (part): amended during 1997 codification; prior code § 10-3-15)