[HISTORY: Adopted by the Village Board of the Village of Cambria 3-7-1988 as Title 10, Ch. 5 of the 1988 Code. Amendments noted where applicable.]
GENERAL REFERENCES
Driveways — See Ch. 220.
Sewers — See Ch. 372.
Stormwater and erosion control — See Ch. 394.
Streets and sidewalks — See Ch. 400.
Water — See Ch. 440.
Floodplain zoning — See Ch. 460.
Shoreland-wetland zoning — See Ch. 475.
Zoning — See Ch. 485.
A. 
Introduction. In accordance with the authority granted by § 236.45, Wis. Stats., and for the purposes listed in §§ 236.01 and 236.45, Wis. Stats., the Village Board of the Village of Cambria does hereby ordain as follows:
(1) 
The provisions of this chapter shall be held to be minimum requirements adopted to promote the health, safety, morals, comfort, prosperity and general welfare of the Village.
(2) 
This chapter shall not repeal, impair or modify private covenants or public ordinances, except that it shall apply whenever it imposes stricter restrictions on land use.
B. 
Purpose. The purpose of this chapter is to promote the public health, safety, convenience and general welfare. The regulations are designed to lessen congestion in the streets; to foster the orderly layout and use of land; to ensure safety from fire, flooding, panic and other dangers; to provide optimum light and air; to discourage overcrowding of the land; to lessen concentration of population; to facilitate adequate provision of transportation, public water and sewerage, schools, parks, playgrounds and other public necessities; and to facilitate the further division of large tracts of land into smaller parcels. The regulations are made with reasonable consideration of, but not limited to, the present character of the Village and its environs, with the objectives of conserving the value of the land and improvements placed thereon, providing the most appropriate environment for human habitation, encouraging commerce and industry, and providing for the most appropriate use of land in the Village.
As used in this chapter, the following terms shall have the meanings indicated:
ALLEY
A public or private right-of-way shown on a plat which provides secondary access to a lot, block or parcel of land.
ARTERIAL STREET
A street which provides for the movement of relatively heavy traffic to, from or within the Village. It has a secondary function of providing access to abutting land.
BIKEWAY
A bike route completely apart from a street and restricted to bicycle, pedestrian and maintenance vehicle traffic.
BLOCK
An area of land within a subdivision that is entirely bounded by a combination or combinations of streets, exterior boundary lines of the subdivision, and streams or water bodies.
BUILDING LINE or BUILDING SETBACK LINE
A line parallel to a lot line and at a distance from the lot line so as to comply with the yard and setback requirements of the Village Zoning Code, or any restriction on the plat which identifies a line on the plat as a building setback line.
CERTIFIED SURVEY MAP (CSM)
A map intending to create not more than four parcels of land as provided in § 236.34, Wis. Stats. Certified survey map shall, in addition to the provisions of § 236.34, Wis. Stats., bear a certificate of approval of the Village Board certified by the Village Clerk/Treasurer.
COLLECTOR STREET
A street which collects and distributes internal traffic within an urban area, such as a residential neighborhood, between arterial and local streets. It provides access to abutting property.
COMMISSION
The Plan Commission created by the Village Board pursuant to §§ 61.35 and 62.23, Wis. Stats.
COMMON ELEMENTS
The common elements shall consist of all of the condominium, except individual units and fixtures therein, and shall include, without limitation, the land on which the building(s) are located; building exteriors, bearing walls, floors and ceilings (except the interior unfinished surfaces thereof), which form the outer boundaries of a unit; roofs; foundations; pipes, ducts, electrical wiring and conduits; utility services, public utility lines, water and sewer laterals; outside walls; girders, beams and supports; and the walks, driveways, porches, patios, outdoor parking areas, landscaping; and all tangible property required for maintenance of the condominium, even though owned by an association.
COMPREHENSIVE DEVELOPMENT PLAN (CDP)
A plan depicting the entire area of contiguous real estate under the control and/or ownership of the developer, which area of land the developer intends to develop in stages, with a separate final plat or CSM for every stage. The CDP shall depict, in sufficient detail as required by this chapter, the end result of the development once all stages are complete.
COMPREHENSIVE PLAN
A comprehensive plan prepared by the Village indicating the general locations recommended for the various functional classes of land use, places and structures, and for the general physical development of the Village, and includes any unit or part of such plan separately adopted and any amendments to such plan or parts thereof.
CONDOMINIUM DEVELOPMENT or CONDOMINIUM
A real estate development which is subject to a condominium form of ownership, pursuant to Ch. 703, Wis. Stats.
CONSOLIDATION
Merging two or more parcels into a single parcel.
CONVEYANCE
Where the title or a part of the title to an interest in real estate is transferred by the execution and delivery of a land contract, option to purchase, offer to purchase and acceptance, deed or other document of conveyance.
COPY
A true and accurate copy of all sheets of the original plat or CSM. Such copies shall be on durable, white, matte-finished paper with legible dark lines and lettering.
CUL-DE-SAC
A short street having one end open to traffic and the other end being permanently terminated in a vehicular turnaround.
DEAD END STREET
A street permanently or temporarily closed at one end, with or without turnarounds.
DIVISION OF LAND or LAND DIVISION
A division of a lot, parcel or tract of land, or replat of land by the owner or the owner's agent for any purpose including sale or development.
DRAINAGEWAY or GREENWAY
An open area of land, either in an easement or dedicated right-of-way, the primary purpose of which is to carry stormwater on the ground surface in lieu of an enclosed storm sewer. A drainageway may serve multiple purposes in addition to its principal use, including but not limited to maintenance, bicycle and pedestrian traffic, sanitary sewers, water mains, storm sewers, stormwater detention, park development and other related uses.
EASEMENT
The area of land set aside or over or through which a privilege, use or advantage in land, distinct from ownership of the land, is granted to the public or any part thereof or some particular person.
EXTRATERRITORIAL PLAT APPROVAL JURISDICTION
The unincorporated area within 1 1/2 miles of a fourth class city or a Village and within three miles of all other cities (hereinafter "extraterritorial jurisdiction").
FINAL PLAT
The final map, drawing or chart on which the Subdividers plan of subdivision or condominium development is presented for approval and which, if approved, will be submitted to the county register of deeds for recording.
FRONTAGE STREET
A minor street auxiliary to and located on the side of an arterial street for control of access and for service to the abutting development.
LOCAL STREET
A street of little or no continuity designed to provide access to abutting property and leading into collector streets.
LOCATION MAP
A plan prepared by the subdivider and presented during the preapplication procedure. The plan should depict the proposed development in sufficient detail so as to further understanding and discussion between the subdivider and the Plan Commission during the preapplication procedure.
LOT
A parcel of land, having frontage on a public street or other officially approved means of access, intended for building development or as a unit for transfer of ownership and sufficient in size to meet the lot width, lot frontage, lot area, yard, parking area, and other open space provisions of this chapter and any applicable zoning ordinance.
LOT AREA
The area contained within the exterior boundaries of a lot excluding streets and land under navigable bodies of water.
LOT CORNER
A lot abutting intersecting streets at their intersection.
LOT LINES
The peripheral boundaries of a lot as here defined.
LOT THROUGH
A lot having a pair of opposite lot lines along two more or less parallel public streets and which is not a corner lot. On a through lot, both street lines shall be deemed front lot lines.
LOT WIDTH
The width of a parcel of land measured along the front building line.
LOT, REVERSED CORNER
A corner lot which is oriented so that it has its rear lot line coincident with or parallel to the side lot line of the interior lot immediately to its rear.
MAJOR THOROUGHFARE
A street used or intended to be used primarily for fast or heavy through traffic. Major thoroughfares shall include freeways, expressways, and other highways and parkways as well as arterial streets.
MINOR STREET
A street used, or intended to be used, primarily for access to abutting properties; also referred to as a "local street."
OFFICIAL MAP
A map indicating the location, width and extent of existing and proposed streets, highways, drainageways, parks, playgrounds, and other facilities, as adopted by the Village Board pursuant to Ch. 62, Wis. Stats.
OUTLOT
A parcel of land, other than a lot, so designated on a plat or certified survey and which is not intended for building or structure development in the proposed land division, except structures relating to the provisions of public utility and/or recreation services.
OWNER
Includes the plural as well as the singular and may mean either a natural person, firm, association, partnership, private corporation, public or quasi-public corporation, or any other legal entity or a combination of any of the foregoing.
PARCEL
Contiguous lands under the control of a subdivider, whether or not separated by a combination of streets, exterior subdivision boundary lines, streams or other water bodies.
PEDESTRIAN PATHWAY
A public way, usually running at right angles to streets, which is intended for the convenience of pedestrians only. It may also provide public right-of-way for utilities.
PERSON
Includes the plural as well as the singular and may mean any individual, firm, association, syndicate, partnership, corporation, trust or any other legal entity.
PHASED PROJECT
Where the subdivider intends to develop an area of real estate owned or controlled by the subdivider in separate stages involving individual plats or CSMs per stage.
PLANNED UNIT DEVELOPMENT or PUD
A form of development usually characterized by a unified site design for a number of housing units. The concept usually involves clustering of buildings, providing common open space, and mixing different types of housing (single-family, duplexes, and multifamily). Ordinances permitting planned unit developments permit planning a project and calculating densities for the entire development rather than on an individual lot-by-lot basis. It is hereby declared that regulating planned unit developments requires greater involvement of public officials in site plan review and development aspects of both zoning and land division regulation since such developments require exceptions from both types of regulation.
PLAT
The map, drawing or chart on which the subdivider's plan of subdivision or plan of condominium development is presented to the Village for approval.
PRELIMINARY PLAT
The preliminary plat map, drawing or chart indicating the proposed layout of the subdivision or condominium development to be submitted to the Plan Commission for its consideration as to compliance with the Comprehensive Plan and Village ordinances, along with required supporting data.
PROTECTIVE OR RESTRICTIVE COVENANTS
Contracts entered into between private parties or between private parties and public bodies pursuant to § 236.293, Wis. Stats., which constitute a restriction on the use of real estate within a land division for the benefit of the public or property owners or others.
PUBLIC IMPROVEMENTS
An addition made to real estate intended to enhance its value, beauty or utility or to adapt it for new or future purposes. Public improvements include, but are not limited to, streets, sidewalks, sewers and utilities.
RECORDING
The act of recording of the preliminary plat, final plat, CSM or CDP with the Columbia County Register of Deeds.
REPLAT
The process of changing, or a map or plat which changes, the boundaries of a recorded subdivision plat or part thereof. The legal dividing of a large block, lot or outlot within a recorded subdivision plat without changing exterior boundaries of said block, lot or outlot is not a replat.
RIGHT-OF-WAY
A public way dedicated to the public for its intended use.
SHORELANDS
Those lands within 500 feet, horizontally, from the high-water elevation of navigable lakes, ponds and flowages.
STREET
A public way for pedestrians and vehicular traffic and utility access, including but not limited to highways, thoroughfares, parkways, through highways, roads, avenues, boulevards, lanes, places and courts, and any pavements, turf, fixtures, facilities, structures, plantings, signs and other elements of the right-of-way.
STRUCTURE
Anything constructed or erected the use of which requires more or less permanent location on the ground or attached to something having permanent location on the ground, excepting public utility fixtures and appurtenances.
SUBDIVIDER
Any person or entity of any sort which divides or proposes to divide, by plat, certified survey or replat land in any manner including such heirs and assigns as may be responsible for the obligations of the subdivider under the provisions of this chapter. In those sections that apply to condominiums, the term "subdivider" shall include condominium developers.
SUBDIVISION
A division of a lot, parcel, or tract of land by the owner thereof, or the owner's agent, for the purpose of sale or of building development where:
A. 
The act of division creates five or more parcels or building sites of 1 1/2 acres each or less in area; or
B. 
Five or more parcels or building sites of 1 1/2 acres each or less in area are created by successive divisions within a period of five years.
URBAN SERVICE AREA
That portion of the Village and that area within its extraterritorial jurisdiction which has been designated by the Village Board (or other governmental body having appropriate jurisdiction thereof) as the area to which services required in urban areas shall be provided in a planned and orderly process, particularly those facilities which are placed on or in the land as part of the urban development process. Such services include but are not limited to public sanitary and storm sewers, water supply and distribution system, and streets and highways.
VILLAGE
As used throughout this chapter, refers to the Village of Cambria. The Village of Cambria is a municipal corporation organized under the laws of Wisconsin with a defined territory and the power to regulate the local or internal affairs of its territory. "Village" may be used to refer to a defined territory or the body politic.
ZERO LOT LINE
The term "zero lot line" or "zero lot line parcel" shall refer to a parcel that has been subdivided into two lots with a two-unit dwelling located on the parcel such that there is a common sidewall between the two units that is congruent or coincidental with the side lot line created by the subdivision.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
A. 
Compliance. No person shall divide any land located within the jurisdictional limits of this chapter which results in a subdivision, land division or a replat, as defined herein; no such subdivision, land division or replat shall be entitled to record; and no street shall be laid out or improvements made to land without compliance with all requirements of this chapter and the following:
(1) 
The provisions of Ch. 236 and § 82.18, Wis. Stats.
(2) 
The rules of the Department of Commerce contained in Ch. Comm 83, Wis. Adm. Code, for subdivisions not served by public sewer.
(3) 
The rules of the Division of Highways, Wisconsin Department of Transportation, contained in Ch. Trans 233, Wis. Adm. Code, for subdivisions which abut a state trunk highway or connecting street.
(4) 
The rules of the Wisconsin Department of Natural Resources contained in the Wisconsin Administrative Code for floodplain management program.
(5) 
Comprehensive plans or components of such plans prepared by state, regional, county or municipal agencies duly adopted by the Village Board.
(6) 
All applicable local and county regulations, including zoning, sanitary, building and official mapping ordinances.
B. 
Jurisdiction. Jurisdiction of this chapter shall include all lands within the corporate limits of the Village as well as the unincorporated area within 1 1/2 miles of the corporate limits as provided in §§ 236.10 and 62.23, Wis. Stats. The provisions of this chapter, as they apply to divisions of tracts of land into less than five parcels, shall not apply to:
(1) 
Transfers of interests in land by will or pursuant to court order;
(2) 
Leases for a term not to exceed 10 years, mortgages or easements;
(3) 
The sale or exchange of parcels of land between owners of adjoining property if additional lots are not thereby created and the lots resulting are not reduced below the minimum sizes required by this chapter or other applicable laws or ordinances.
(4) 
Cemetery plats (§ 157.07, Wis. Stats.) and assessor's plats (§ 70.27, Wis. Stats.).[1]
[1]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
C. 
Certified survey. Any division of land other than a subdivision as defined in § 236.02(12), Wis. Stats., shall be surveyed and a certified survey map prepared as provided in § 236.34, Wis. Stats.
D. 
Permits. No building permit shall be issued by the Village authorizing the building on or improvement of any parcel of land not on record as of the effective date of this chapter until the provisions and requirements of this chapter have been met.
E. 
Warning and disclaimer of liability. The degree of protection provided by this chapter is considered reasonable for regulatory purposes only and is based on engineering experience and study. This chapter, however, does not imply that land division permitted by this chapter will be totally free of problems nor shall this chapter create a liability on the part of or because of action against the Village or any office or employee thereof for any problems that may result from reliance on this chapter.
F. 
Unsuitable topography. No land shall be subdivided or split which is held unsuitable for the proposed use by the Village Board for reason of flooding, inadequate drainage, rock formation, unfavorable topography, inadequate sewage disposal capabilities, or any other factor likely to be harmful to the health, safety or welfare of the future residents of the subdivision. The Village Board in applying the provisions of this subsection shall, in writing, indicate the particular facts upon which is based its conclusion that the land is not suitable for development and afford the subdivider an opportunity to present evidence regarding such suitability, if he so desires at a public hearing called by the Board. Thereafter, the Village Board may affirm, modify or withdraw its determination of unsuitability.
G. 
Compliance with Official Map. The subdivision layout shall conform with the Official Map of the Village; however, where necessary and practical, a variance from the exact design shown on the Official Map may be permitted, if such variance is not detrimental to the public interest, the intent of this chapter or the integrity of the Official Map.
H. 
Condominium developments.[2]
(1) 
Applicability to condominiums.
(a) 
General rule. Pursuant to § 703.27(1), Wis. Stats., this chapter is made expressly applicable to condominium developments within the Village's jurisdiction. For purposes of this chapter, a condominium unit and any associated limited or general common elements shall be deemed to be equivalent to a lot or parcel created by the act of subdivision.
(b) 
Certain condominiums excluded from general rule. The provisions of this chapter shall not apply to:
[1] 
A single principal building located on a single lot or parcel which is in compliance with the current zoning and land use ordinances and which is subsequently transformed into a condominium without resulting in a land division.
[2] 
A condominium consisting of a single principal building which is constructed after adoption of this subsection, is situated on a single lot or parcel, and which does not involve a division of land.
[3] 
Condominiums that exist as of the date of enactment of this subsection, except to the extent such condominiums are expandable pursuant to § 703.26, Wis. Stats., in which event, the expansion is subject to the provisions of this subsection.
(2) 
Purpose.
(a) 
The Village Board finds that certain issues arise in condominium developments that require limited applicability of this chapter. The State Legislature has recognized that subdivision ordinances may apply to condominiums but that subdivision ordinances shall not impose requirements upon condominiums that are different from those imposed on other property that is physically identical but under a different form of ownership.
(b) 
This chapter applies to condominium developments since condominiums involve the creation of multiple, distinct property entities or units at or near the ground surface, subject to property taxation as separate parcels, each of which may have different ownership and management. The Village Board determines that this makes a condominium development dissimilar, both physically and in ownership, from developments in which the land and improvements are under unitary ownership, management and control.
(c) 
The Village Board finds that condominium developments can place impacts on community resources in the same manner as other new developments which are characterized by the division of land into lots. These impacts include:
[1] 
Additional population density.
[2] 
Possibility of use of particular land in a manner unsuitable to the land's characteristics.
[3] 
Additional demands upon the Village's parks, recreation areas, utilities and schools.
[4] 
Additional traffic and street use.
(d) 
A condominium development plat shall be procedurally treated as a CSM for purposes of the portions of this chapter applicable to condominium developments.
(3) 
The following sections of this chapter shall apply to condominium developments:
(a) 
Section 405-1, Adoption and introduction.
(b) 
Section 405-2, Definitions.
(c) 
Section 405-3, General provisions.
(d) 
Section 405-3I, relating to the preapplication procedure.
(e) 
Section 405-6, relating to CSM approval. This stage of approval shall be the only approval required for a condominium development.
(f) 
Sections 405-16 and 405-17, pertaining to required improvements.
(g) 
Section 405-20, pertaining to park and public land dedications.
(h) 
Section 405-18, Fees.
(4) 
Additional requirements applicable to condominium developments. Proposed condominium developments shall include the following provisions in addition to those specified in Subsection H(3):
(a) 
Condominium developments consisting of even-numbered unit members must include a mandatory third-party arbitration provision for conflict resolution.
(b) 
Condominium declarations shall include a voluntary termination provision that requires Cambria Village Board consent prior to termination.
(c) 
All condominium developments shall include a provision for the establishment of a mandatory escrow account with sufficient funding for purposes of maintenance, repair and/or replacement of common elements.
(d) 
All condominium developments shall establish a declaration of easements, restrictions, covenants and conditions for operation and maintenance of said units, which shall be approved by the Village Board and recorded with the County Register of Deeds.
[2]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
I. 
Preapplication procedure.[3]
(1) 
Conference with Plan Commission. Before submitting the original preliminary plat or CSM to the Department of Administration and before filing an application for approval of a preliminary plat or CSM with the Village Clerk/Treasurer, the subdivider shall confer with the Plan Commission. The purposes of this preapplication conference are to allow the subdivider to describe the proposed division of land in general terms; to allow the Plan Commission to inform the subdivider of the purposes, objectives, and requirements of this chapter and of the components of the Village's Comprehensive Plan; to identify, at the earliest possible time, whether or not the division of land may involve a phased project; to identify any problems or potential adverse impacts that will need to be addressed in the planning and approval process; and to otherwise assist the subdivider and the Village in making sound land division decisions.
(2) 
Location map. At least 14 days prior to the initial conference with the Plan Commission, the subdivider shall provide to the Village Clerk/Treasurer a location map, which includes the following information:
(a) 
Public street layout, existing and proposed;
(b) 
Lot or parcel layout, existing and proposed;
(c) 
Zoning, existing and proposed;
(d) 
Lands reserved or dedicated for streets, parks, playgrounds, schools and other public purposes, existing or proposed; and
(e) 
Any other information the subdivider believes will be helpful in conducting the preapplication conference.
(3) 
Phased projects. The preapplication conference shall address the potential or likelihood of a phased project. The subdivider shall inform the Plan Commission if he/she is planning, contemplating, or if there is a possibility of the land division involving a phased project. Any land division involving a phased project shall be subject to the roles and procedures delineated by this chapter, the Village Board and/or Plan Commission.
[3]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
A. 
Preliminary meetings. Before filing a preliminary plat or certified survey, the subdivider is encouraged to consult with the Village Board and/or its consulting staff for advice regarding general requirements affecting the proposed development. A sketch of the proposed subdivision drawn on a topographic survey map should be submitted. The subdivider shall also submit a location map showing the relationship of the proposed subdivision to traffic arteries and existing community facilities. This consultation is neither formal nor mandatory but is intended to inform the subdivider of the purpose and objectives of this chapter, the Comprehensive Plan, Comprehensive Plan components, and duly adopted Plan implementation devices of the Village and to otherwise assist the subdivider in planning his development. In so doing, both the subdivider and Village Board may reach mutual conclusions regarding the general program and objectives of the proposed development and its possible effects on the neighborhood and community. The subdivider will gain a better understanding of the subsequent required procedures.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
B. 
Preliminary plat review within the Village.
(1) 
Before submitting a final plat for approval, the subdivider shall prepare a preliminary plat and a letter of application. The preliminary plat shall be prepared in accordance with § 405-7, and the subdivider shall file an adequate number of copies of the plat and the application with the Village Clerk/Treasurer at least 10 days prior to the meeting of the Village Board at which action is desired.
(2) 
The Village Clerk/Treasurer shall, within two days after filing, transmit a copy to the county planning agency; two copies to the Department of Administration; additional copies to the Department of Administration for retransmission of two copies each to the Wisconsin Department of Transportation if the subdivision abuts or adjoins a state trunk highway or a connecting street and the Wisconsin Department of Commerce if the subdivision is not served by a public sewer and provision for such service has not been made; and an adequate number of copies to the Village Board. The county planning agency, the Wisconsin Department of Administration, the Wisconsin Department of Transportation and the Wisconsin Department of Commerce shall be hereinafter referred to as "objecting agencies."
(3) 
The Village Board shall transmit a copy of the preliminary plat to all affected boards, commissions or departments and all affected local utility companies for their review and recommendations concerning matters within their jurisdiction. Their recommendations shall be transmitted to the Board within 10 days from the date the plat is filed. The preliminary plat shall then be reviewed by the Board for conformance with this chapter and all ordinances, rules, regulations, Comprehensive Plan and Comprehensive Plan components which affect it.
C. 
Preliminary plat approval within the Village.
(1) 
The objecting agencies shall, within 20 days of the date of receiving their copies of the preliminary plat, notify the subdivider and all other approving and objecting agencies of any objections. If there are no objections, they shall so certify on the face of the copy of the plat and shall return that copy to the Village Board. If an objecting agency fails to act within 20 days, and the Department of Administration fails to act within 30 days of receipt of the original plat, it shall be deemed to have no objection to the plat.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(2) 
Within 90 days of the filing of the preliminary plat, the Village Board shall grant approval, grant conditional approval with explanation, or reject the plat, giving the reasons or conditions for such approval or rejection, unless the time is extended by agreement with the subdivider. Failure of the Village Board to act within the 90 days or extension thereof constitutes approval of the preliminary plat.
(3) 
If the final plat conforms substantially to the preliminary plat as approved, including any conditions of that approval, and to local plans and ordinances adopted as authorized by law, it is entitled to approval. If, however, the final plat is not submitted within 24 months of the last required approval of the preliminary plat, the Village Board may refuse to approve the final plat. The final plat may, if permitted by the Village Board, constitute only that portion of the approved preliminary plat which the subdivider proposes to record at that time.[3]
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
D. 
Improvement and engineering plans. Prior to submission of a final plat, the subdivider shall have provided three copies of the improvement plans, profiles and other necessary engineering detail for streets, sanitary sewage system, stormwater drainage system, water distribution system, and other improvements prepared by a registered professional engineer in accordance with the requirements of this chapter. Plans and profiles for sanitary and storm sewers shall be at a scale of not less than one inch equals 40 feet. The improvement plans shall conform to the preliminary plat and the specifications of this chapter. If the plans are satisfactory, the Clerk/Treasurer shall transmit one copy to the subdivider with a notation of approval placed on the plans; if unsatisfactory, the Clerk/Treasurer shall notify the subdivider of the modifications required or the reason for disapproval.
E. 
Final plat review within the Village.
(1) 
The subdivider shall prepare a final plat and a letter of application in accordance with this chapter and shall file an adequate number of copies of the plat and the application with the Village Clerk/Treasurer at least 10 days prior to the meeting of the Village Board at which action is desired.
(2) 
The Village Clerk/Treasurer shall, within two days after filing, transmit two copies to the county planning agency; two copies to the Department of Administration; additional copies to the Department of Administration for retransmission of two copies each to the Wisconsin Department of Transportation if the subdivision abuts or adjoins a state trunk highway or a connecting street and the Wisconsin Department of Commerce if the subdivision is not served by a public sewer and provision for service has not been made; and the original final plat and adequate copies to the Village Board. The county planning agency, the Wisconsin Department of Local Affairs and Development, the Wisconsin Department of Transportation, and the Wisconsin Department of Commerce shall be hereinafter referred to as "objecting agencies."
F. 
Final plat approval within the Village.
(1) 
The objecting agencies shall, within 20 days of the date of receiving their copies of the final plat, notify the subdivider and all other approving and objecting agencies of any objections. If there are no objections, they shall so certify on the face of the copy of the plat and shall return that copy to the Village Board. If an objecting agency fails to act within 20 days, and the Department of Administration fails to act within 30 days of receipt of the original plat, it shall be deemed to have no objection to the plat.[4]
[4]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(2) 
If the final plat is not submitted within 24 months of the last required approval of the preliminary plat, the Village Board may refuse to approve the final plat.[5]
[5]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(3) 
The Village Board shall, within 60 days of the date of filing the original final plat with the Village Clerk/Treasurer, approve or reject such plat unless the time is extended by agreement with the subdivider. If the plat is rejected, the reasons shall be stated in the minutes of the meeting and a written statement of the reasons forwarded to the subdivider. The Village Board may not inscribe its approval on the final plat unless the Village Clerk/Treasurer certifies on the face of the plat that the copies were forwarded to objecting agencies as required herein, the date thereof, and that no objections have been filed within 20 days or, if filed, have been met.
(4) 
Failure of the Village Board to act within 60 days, the time having not been extended and no unsatisfied objections having been filed, the plat shall be deemed approved.
(5) 
Recordation. After the final plat has been approved by the Village Board and required improvements either installed or a contract and sureties ensuring their installation is filed, the Village Clerk/Treasurer shall cause the certificate inscribed upon the plat attesting to such approval to be duly executed and the plat returned to the subdivider for recording with the County Register of Deeds. The Register of Deeds cannot record the plat unless it is offered within six months from the date of last approval.[6]
[6]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(6) 
Copies. The subdivider shall file 10 copies of the final plat with the Village Clerk/Treasurer for distribution to the approving agencies and other affected agencies for their files.
G. 
Partial platting. The final plat may, if permitted by the Plan Commission and Village Board, constitute only that portion of the approved preliminary plat which the subdivider proposes to record at the time. Approval of a final plat for only a portion of the preliminary plat for one year from the date of such final plat approval.
H. 
Plats within the extraterritorial plat approval jurisdiction. When the land to be subdivided lies within 1 1/2 miles of the corporate limits of the Village, the subdivider shall proceed as specified in Subsections A through G, except:
(1) 
Transmittal responsibility lies with the Village Clerk/Treasurer, town clerk or county planning agency to whomever the plat is first submitted; and the subdivider shall indicate which one in his application.
(2) 
Approving agencies include the Village Board, town board and the county planning agency, and the subdivider must comply with the land division ordinances of these agencies.[7]
[7]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(3) 
Subdivider may proceed with the installation of such improvements and under such regulations as the town board of the town within whose limits the plat lies may require. Wherever connection to any Village utility is desired, permission for such connection shall be approved by the Village Board.
(4) 
All improvement requirements specified by the town board or any special improvement district in matters over which they have jurisdiction shall be met before filing of the final plat.
A. 
When it is proposed to replat a recorded subdivision, or part thereof, so as to change the boundaries of a recorded subdivision, or part thereof, the subdivider or person wishing to replat shall vacate or alter the recorded plat as provided in §§ 236.40 through 236.44, Wis. Stats. The subdivider, or person wishing to replat, shall then proceed as specified in Subsections A through H of § 405-4.
B. 
The Village Clerk/Treasurer shall schedule a public hearing before the Village Board when a preliminary plat of a replat of lands within the Village is filed and shall cause notices of the proposed replat and public hearing to be mailed to the owners of all properties within the limits of the exterior boundaries of the proposed replat and to the owners of all properties within 200 feet of the exterior boundaries of the proposed replat.
A. 
Certified survey required.
(1) 
When it is proposed to divide land into not more than four parcels or building sites, the subdivider may subdivide by use of a certified survey map (CSM).
(2) 
To the extent reasonably practicable, the minor land division shall comply with the provisions of this chapter relating to general requirements and design standards and required improvements. All required improvements shall be designed, furnished and installed at the expense of the applicant before a certified survey map will be considered for approval or, in lieu of construction, a surety bond, certified check, escrow account, or other financial assurance may be provided in accordance with this chapter.
(3) 
The survey shall be performed and the map prepared by a land surveyor registered in the state.
(4) 
All corners shall be monumented in accordance with § 236.15(1)(c) and (d), Wis. Stats.
B. 
Letter of intent. The subdivider shall submit to the Village Clerk/Treasurer a letter of intent. The letter of intent shall specify:
(1) 
The name and address of the owner of the property under consideration.
(2) 
The name and address of the subdivider.
(3) 
The name and address of the surveyor who will be doing the work.
(4) 
The names and addresses of all prospective buyers.
C. 
Consolidations are required to be submitted under a certified survey map (CSM).
D. 
Owner's certificate shall be signed by the owner, his wife and all persons holding an interest in fee or record or by being in possession and, if the land is mortgaged, by the mortgagees of record.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
E. 
Floodplain areas. The Commission may require that two-foot contour maps prepared by a registered surveyor or engineer be the basis of the sketch in floodplain areas. In addition, the information required above will also be required.
F. 
Proposed layout. The Village Board may require a proposed subdivision layout of all or part of the contiguously owned land even though division is not planned at the time.
G. 
Additional information. The Village Board may grant tentative approval based on individual lot percolation tests and soil borings prior to tentative approval where limiting conditions are suspected.
H. 
Tentative approval. The Village Board may grant tentative approval based on the letter of intent and sketch map pending submission of the certified survey map. Tentative approval shall assure final approval if the certified survey submitted within the six months is substantially the same plan and all requirements for division are met.
I. 
Certified survey. The subdivider shall cause a certified survey map to be prepared in accordance with § 405-9 of this chapter and submit 10 copies along with the individual lot percolation tests and soil borings (for lots not served by public sewer) to the Village Clerk/Treasurer. The map shall be reviewed by the Village Board for conformance with this chapter and all ordinances, rules, regulations, comprehensive plans, and comprehensive plan components which affect it. The Board shall approve, approve conditionally, or reject such map within 90 days from the date of filing of the map unless the time is extended by agreement with the subdivider. If the map is rejected, the reason shall be stated in the minutes of the meeting and a written statement forwarded to the subdivider. If the map is approved, the Commission shall cause the Village Clerk/Treasurer to so certify on the face of a copy of the map and return it to the submitter.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
J. 
Recordation. This certified survey map shall be filed by the divider, subdivider or owner for record with the County Register of Deeds, and a copy of said map shall be filed with the Village Clerk/Treasurer.
A. 
General. A preliminary plat shall be required for all subdivisions and shall be based upon a survey by a registered land surveyor and the plat prepared on tracing cloth or paper of good quality at a scale of not more than 100 feet to the inch and shall show correctly on its face the following information:
(1) 
Title under which the proposed subdivision is to be recorded.
(2) 
Location of proposed subdivision by government lot, quarter section, township, range, county and state.
(3) 
Date, scale and North point.
(4) 
Names and addresses of the owner, subdivider and land surveyor preparing the plat.
(5) 
Entire area contiguous to the proposed plat owned or controlled by the subdivider shall be included on the preliminary plat even though only a portion of said area is proposed for immediate development. The Village Board may waive this requirement where it is unnecessary to fulfill the purposes and intent of this chapter and undue hardship would result from strict application thereof.
B. 
Plat data. All preliminary plats shall show the following:
(1) 
Exact length and bearing of the exterior boundaries of the proposed subdivision referenced to a corner established in the U.S. Public Land Survey and the total acreage encompassed thereby.
(2) 
Locations of all existing property boundary lines, structures, drives, streams and watercourses, marshes, rock outcrops, wooded areas, railroad tracks and other significant features within the tract being subdivided or immediately adjacent thereto.
(3) 
Location, right-of-way width and names of all existing streets, alleys or other public ways, easements, railroad and utility rights-of-way and all section and quarter-section lines within the exterior boundaries of the plat or immediately adjacent thereto.
(4) 
Location and names of any adjacent subdivisions, parks and cemeteries, and owners of record of abutting unplatted lands.
(5) 
Type, width and elevation of any existing street pavements within the exterior boundaries of the plat or immediately adjacent thereto together with any legally established center line elevations.
(6) 
Location, size and invert elevation of any existing sanitary or storm sewers, culverts and drain pipes, the location of manholes, catchbasins, hydrants, electric and communication facilities, whether overhead or underground, and the location and size of any existing water and gas mains within the exterior boundaries of the plat or immediately adjacent thereto. If no sewers or water mains are located on or immediately adjacent to the tract, the nearest such sewers or water mains which might be extended to serve the tract shall be indicated by the direction and distance from the tract, size and invert.
(7) 
Corporate limit lines within the exterior boundaries of the plat or immediately adjacent thereto.
(8) 
Existing zoning on and adjacent to the proposed subdivision.
(9) 
Contours within the exterior of the plat and extending to the center line of adjacent public streets to national map accuracy standards based upon mean sea level datum at vertical intervals of not more than two feet. At least two permanent bench marks shall be located in the immediate vicinity of the plat; the location of the bench marks shall be indicated on the plat, together with their elevations referenced to Mean sea level datum and the monumentation of the bench marks clearly and completely described. Where in the judgment of the Board undue hardship would result because of the remoteness of the parcel from a mean sea level reference elevation, another datum may be used.
(10) 
High-water elevation of all ponds, streams, lakes, flowages and wetlands within the exterior boundaries of the plat or located within 100 feet therefrom.
(11) 
Water elevation of all ponds, streams, lakes, flowages and wetlands within the exterior boundaries of the plat or located within 100 feet therefrom at the date of the survey.
(12) 
Floodland and shoreland boundaries and the contour line lying a vertical distance of two feet above the elevation of the one-hundred-year recurrence interval flood or, where such data is not available, two feet above the elevation of the maximum flood of record within the exterior boundaries of the plat or within 100 feet therefrom.
(13) 
Soil types and their boundaries, as shown on the operational soil survey maps prepared by the U.S. Department of Agriculture, Natural Resources Conservation Service.
(14) 
Location and results of soil boring tests within the exterior boundaries of the plat conducted in accordance with Ch. Comm 85, Wis. Adm. Code, and delineation of areas with three-foot and six-foot groundwater and bedrock levels where the subdivision will not be served by public sanitary sewer service.
(15) 
Location and results of percolation tests within the exterior boundaries of the plat conducted in accordance with Ch. Comm 85, Wis. Adm. Code, where the subdivision will not be served by public sanitary sewer service.
(16) 
Location, width and names of all proposed streets and public rights-of-ways such as alleys and easements.
(17) 
Approximate dimensions of all lots together with proposed lot and block numbers.
(18) 
Location and approximate dimensions of any sites to be reserved or dedicated for parks, playgrounds, drainageways or other public use or which are to be used for group housing, shopping centers, church sites, or other nonpublic uses not requiring lotting.
(19) 
Approximate radii of all curves.
(20) 
Any proposed lake and stream access with a small drawing clearly indicating the location of the proposed subdivision in relation to access.
(21) 
Any proposed lake and stream improvement or relocation, and notice of application for approval by the Division of Environmental Protection, Department of Natural Resources, when applicable.
(22) 
Where the Board finds that it requires additional information relative to a particular problem presented by a proposed development in order to review the preliminary plat, it shall have the authority to request in writing such information from the subdivider.
C. 
Soil and water conservation.
(1) 
Erosion control. The Village Board, upon determining from a review of the preliminary plat that the soil, slope, vegetation and drainage characteristics of the site are such as to require substantial cutting, clearing, grading and other earthmoving operations in the development of the subdivision or otherwise entail a severe erosion hazard, may require the subdivider to provide soil erosion and sedimentation control plans and specifications.
(2) 
Tree cutting. Tree cutting and shrubbery clearing shall not exceed 30% of the lot or tract and shall be so conducted as to prevent erosion and sedimentation; preserve the improve scenic qualities; and during foliation, substantially screen any development from stream or lake users.
(3) 
Paths and trails. Paths and trails shall not exceed 10 feet in width 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.
(4) 
Earth movements. Earth movements, 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 lagooning, shall be so conducted as to prevent erosion and sedimentation and to least disturb the natural fauna, flora, watercourse, water regimen and topography.
(5) 
Review. Review of such cutting, clearing and movement may be requested of the county soil and water conservation district supervisors, the state area fish and game managers, and the state area forester by the Board as it deems appropriate.
D. 
Street plans and profiles. The Village Board may require that the subdivider provide street plans and profiles showing existing ground surface, proposed and established street grades, including extensions for a reasonable distance beyond the limits of the proposed subdivision when requested. All elevations shall be based upon the same datum as above, and plans and profiles shall meet the approval of the Plan Commission.
E. 
Covenants. The Village Board may require submission of a draft of protective covenants whereby the subdivider intends to regulate land use in the proposed subdivision and otherwise protect the proposed development.
F. 
Affidavit. The surveyor preparing the preliminary plat shall certify on the face of the plat that is a correct representation of all existing land divisions and features and that he has fully complied with the provisions of this chapter.
A. 
General. A final plat prepared by a registered land surveyor shall be required for all subdivisions. It shall comply in all respects with the requirements of § 236.20, Wis. Stats.
B. 
Additional information. The plat shall show correctly on its face, in addition to the information required by § 236.20, Wis. Stats., the following:
(1) 
Exact street width along the line of any obliquely intersecting street.
(2) 
Floodland and shoreland boundaries and the contour line lying a vertical distance of two feet above the elevation of the one-hundred-year recurrence interval flood or, where such data is not available, a vertical distance of two feet above the elevation of the maximum flood of record.
(3) 
Location of individual lot soil boring and percolation tests as required by Ch. Comm 83, Wis. Adm. Code, for all lots not served by public sewer. The results of the tests shall be submitted with the plat.
(4) 
Railroad rights-of-way within and abutting the plat.
(5) 
Setbacks or building lines required by any approving or reviewing agency.
(6) 
All lands reserved for future public acquisition or reserved for the common use of property owners within the plat. If property reserved for common use is located within the subdivision, provisions and plans for its use and maintenance shall be submitted with the plat.
(7) 
Special restrictions required by the Village Board and other approving or objecting agency relating to access control along public ways, the provision of planting strips, or shorelands or floodlands.
(8) 
Where the Board finds that it requires additional information relative to a particular problem presented by a proposed development to review the final plat, it shall have the authority to request in writing such information from the subdivider.
C. 
Deed restrictions. The Village Board may require the deed restrictions be filed with the final plat.
D. 
Survey accuracy. A qualified person shall examine all final plats within the Village's jurisdiction and make field checks for the accuracy and closure of survey, proper kind and location of monuments and legibility and completeness of the drawing.
E. 
Surveying and monumenting. All final plats shall meet all the surveying and monumenting requirements of § 236.15, Wis. Stats.
F. 
State plane coordinate system. Where the plat is located within a quarter section, the corners of which have been relocated, monumented and coordinated by the Village, the plat shall be tied directly to one of the section or quarter corners so relocated, monumented and coordinated. The exact grid bearing and distance of such tie shall be determined by field measurements, and the material and Wisconsin state plane coordinates of the monument marking the relocated section or quarter corner to which the plat is tied shall be indicated on the plat. All distances and bearings shall be referenced to the Wisconsin Coordinate System, South Zone, and adjusted to the Village's control survey.
G. 
Certificates. All final plats shall provide all the certificates required by § 236.21, Wis. Stats., and, in addition, the surveyor shall certify that he has fully complied with all the provisions of this chapter.
A. 
General. A certified survey map prepared by a registered land surveyor shall be required for all minor subdivisions. It shall comply in all respects with the requirements of § 236.34, Wis. Stats., and § 405-6 of this chapter. The minor subdivision shall be excepted from the improvements requirements set forth in § 405-16 of this chapter but shall comply with the design standards set forth in §§ 405-10 through 405-15 of this chapter.
B. 
Additional information. The map shall show correctly on its face, in addition to the information required by § 236.34, Wis. Stats., the following:
(1) 
Date of map.
(2) 
Graphic scale.
(3) 
Name and address of the owner, subdivider and surveyor.
(4) 
All existing buildings, watercourses, drainage ditches and other features pertinent to proper division.
(5) 
Names of adjoining streets, highways, parkways, cemeteries, subdivisions, ponds, streams, lakes, flowages and wetlands.
(6) 
Acreage included in each parcel.
(7) 
Floodland and shoreland boundaries and the contour line lying a vertical distance of two feet above the elevation of the one-hundred-year recurrence interval flood or, where such date is not available, a vertical distance of two feet above the elevation of the maximum flood of record.
(8) 
Location of individual lot soil boring and percolation tests, as required by Ch. Comm 83, Wis. Adm. Code, for all lots not served by public sewer. The results of the tests shall be submitted with the map.
(9) 
Setbacks or building lines required by any approving or reviewing agency.
(10) 
All lands reserved for future public acquisition.
(11) 
Where the Board finds that it requires additional information relative to a particular problem presented by a proposed development to review the certified survey map, it shall have the authority to request in writing such information from the subdivider as information on shoreline and bottom characteristics.
C. 
State plane coordinate system. Where the map is located within a quarter section, the corners of which have been relocated, monumented and coordinated by the Village, the map shall be tied directly to one of the section or quarter corners so relocated, monumented and coordinated. The exact grid bearing and distance of such tie shall be determined by field measurements, and the material and Wisconsin state plane coordinate of the monument marking the relocated section or quarter corner to which the map is tied shall be indicated on the map. All distances and bearings shall be referenced to the Wisconsin Coordinate System, South Zone, and adjusted to the Village's control survey.
D. 
Certificates. The surveyor shall certify on the face of the map that he has fully complied with all the provisions of this chapter. The Board, after a recommendation by the reviewing agencies, shall certify its approval on the face of the map.
E. 
Recordation. The certified survey map shall only be recorded with the County Register of Deeds after the certificates of the Village Board and the surveyor are placed on the face of the map.
A. 
Compliance with statutes. In laying out a subdivision, the owner shall conform to the provisions of Ch. 236, Wis. Stats., and all applicable Code sections. In all cases where the requirements of the Code section are different from the requirements of Chapter 236, the more restrictive provision shall apply.
B. 
Dedication. The subdivider shall dedicate land and improve streets as provided herein. Streets shall be located with due regard for topographical conditions, natural features, existing and proposed streets, utilities and land uses, and public convenience and safety. Streets shall conform to the Official Map of the Village.
C. 
Sufficient frontage. All lots shall have sufficient frontage on a public street to allow access by emergency and service motor vehicles.
D. 
Compliance with Official Map/plan. The arrangement, character, extent, width, grade and location of all streets shall conform to all applicable plans officially adopted by the Village Board and shall be contiguous in alignment with existing or platted streets to which they will connect.
E. 
Area not covered by Official Map. In areas not covered by the Official Map, the layout of streets shall conform to the plan for most advantageous development of adjoining areas of the neighborhood. Streets shall be designed and located in relation to existing and officially planned streets, topography and natural terrain, streams and lakes, and existing tree growth, public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets.
F. 
Street classification. Streets shall be classified as indicated below.
(1) 
Collector streets. Collector streets shall be arranged so as to provide ready collection of traffic from residential areas and conveyance of this traffic to the major street and highway system and shall be properly related to special traffic generators such as schools, churches and shopping centers and other concentrations of population and to the major streets into which they feed.
(2) 
Minor streets. Minor streets shall be arranged to conform to the topography, to discourage use by through traffic, to permit the design of efficient storm and sanitary sewerage systems, and to require the minimum street area necessary to provide safe and convenient access to abutting property.
(3) 
Proposed streets. Proposed streets shall extend to the boundary lines of the tract being subdivided unless prevented by topography or other physical conditions or unless, in the opinion of the Village Board, such extension is not necessary or desirable for the coordination of the layout of the subdivision or land division or for the advantageous development of the adjacent tracts.
(4) 
Reserve strips. Reserve strips shall not be provided on any plat to control access to streets or alley, except where control of such strips is placed with the Village under conditions approved by the Village Board.
(5) 
Alleys. Alleys shall be provided in commercial and industrial districts for off-street loading and service access but shall not be approved in residential districts. Dead-end alleys shall not be approved and alleys shall not connect to a major thoroughfare.
(6) 
Arterial streets. Arterial streets shall be arranged so as to provide ready access to centers of employment, centers of governmental activity, community shopping areas, community recreation, and points beyond the boundaries of the community. They shall also be properly integrated with and related to the existing and proposed system of major streets and highways and shall be, insofar as practical, continuous and in alignment with existing or planned streets with which they are to connect.
G. 
Extraterritorial streets. Streets located in the extraterritorial plat jurisdiction of the Village must also comply with the minimum town road standards of § 82.50, Wis. Stats.
H. 
Continuation. Streets shall be laid out to provide for possible continuation wherever topographic and other physical conditions permit. Provision shall be made so that all proposed streets shall have a direct connection with, or be continuous and in line with, existing, planned or platted streets with which they are to connect. Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions or unless, in the opinion of the Village Board, such extension is not necessary or desirable for the coordination of the layout of the subdivision with existing layout or the most advantageous future development of adjacent tracts. Dead-end streets not over 500 feet in length will be approved when necessitated by the topography.
I. 
Minor streets. Minor streets shall be so laid out as to discourage their use by through traffic.
J. 
Number of intersections. The number of intersections of minor streets with major streets shall be reduced to the practical minimum consistent with circulation needs and safety requirements.
K. 
Frontage roads. Where a subdivision abuts or contains an existing or proposed arterial highway, the Village Board may require a frontage road, nonaccess reservation along the rear of the property contiguous to such highway, or such other treatment as may be necessary to ensure safe, efficient traffic flow and adequate protection of residential properties.
L. 
Arterial street and highway protection. Whenever the proposed subdivision contains or is adjacent to a major street or highway, adequate protection of residential properties, limitation of access and separation of through and local traffic shall be provided by reversed frontage, with screen planting contained in a nonaccess reservation along the rear property line or by the use of frontage streets.
M. 
Tangents. A tangent at least 100 feet long shall be required between reverse curves on arterial and collector streets.
N. 
Visibility. Streets shall afford maximum visibility and safety and shall intersect at right angles, where practicable.
O. 
Street grades.
(1) 
Maximum grade.
(a) 
Unless necessitated by exceptional topography, subject to the approval of the Village Board, the maximum center line grade of any street or public way shall not exceed the following:
[1] 
Arterial streets: 6%.
[2] 
Collector streets: 7%.
[3] 
Minor streets, alleys and frontage streets: 10%.
(b) 
Pedestrianways: 12% unless steps of acceptable design are provided.
(c) 
The grade of any street shall in no case exceed 12% or be less than 0.5%.
(2) 
Street grades shall be established wherever practicable so as to avoid excessive grading, the promiscuous removal of ground cover and tree growth, and general leveling of the topography. All changes in street grades shall be connected by vertical curves of a minimum length equivalent in feet to 15 times the algebraic difference in the rates of grade for major streets, and 1/2 this minimum for all other streets.
P. 
Radii of curvature. When a continuous street center line deflects at any one point by more than 10°, a circular curve shall be introduced having a radius of curvature on said center line of not less than the following:
(1) 
Arterial streets and highways: 500 feet.
(2) 
Collector streets: 300 feet.
(3) 
Minor streets: 100 feet.
Q. 
Vertical curves. All changes in street grades shall be connected by vertical curves of a minimum length in feet equivalent to 30 times the algebraic difference in grade for major thoroughfares and 20 times this algebraic difference for all other streets.
R. 
Half streets. Where a half street is adjacent to the subdivision, the other half street shall be dedicated by the subdivider. The platting of half streets should be avoided where possible.
S. 
Street intersections.
(1) 
Wherever possible, streets shall intersect at right angles with no street intersecting any other at an angle of less than 60° and, where they cross-jog, offsets of less than 130 feet center line shall be avoided.
(2) 
Number of streets converging at one intersection shall be reduced to a minimum, preferably not more than two.
(3) 
Number of intersections along major streets and highways shall be held to a minimum. Wherever practicable, the distance between such intersections shall not be less than 1,200 feet.
(4) 
Property lines at street intersections shall be rounded with a minimum radius of 15 feet or of a greater radius when required by the Village Board or shall be cut off by a straight line through the points of tangency of an arc having a radius of 15 feet.
(5) 
Minor streets shall not necessarily continue across arterial or collector streets, but if the center lines of such minor streets approach the major streets from opposite sides within 300 feet of each other, measured along the center line of the arterial or collector street, then the location shall be so adjusted that the adjoinment across the major or collector street is continuous and a jog is avoided.
T. 
Limited access highway and railroad right-of-way treatment. Whenever the proposed subdivision contains or is adjacent to a limited access highway or railroad right-of-way, the design shall provide the following treatment:
(1) 
Subdivision lots. When lots within the proposed subdivision back upon the right-of-way of an existing or proposed limited access highway or a railroad, a planting strip at least 30 feet in depth shall be provided adjacent to the highway or railroad in addition to the normal lot depth. This strip shall be part of the platted lots but shall have the following restriction lettered on the face of the plat: "This strip reserved for the planting of trees and shrubs, the building of structures hereon prohibited."
(2) 
Commercial and industrial districts. Commercial and industrial districts shall have provided, on each side of the limited access highway or railroad, streets approximately parallel to and at a suitable distance from such highway or railroad for the appropriate use of the land between such streets and highway or railroad but not less than 150 feet.
(3) 
Streets parallel to a limited access highway. Streets parallel to a limited access highway or railroad right-of-way, when intersecting a major street and highway or collector street which crosses said railroad or highway, shall be located at a minimum distance of 250 feet from said highway or railroad right-of-way. Such distance, where desirable and practicable, shall be determined with due consideration of the minimum distance required for the future separation of grades by means of appropriate approach gradients.
(4) 
Minor streets immediately adjacent and parallel to railroad rights-of-way shall be avoided, and location of minor streets immediately adjacent to arterial streets and highways and to railroad rights-of-way shall be avoided in residential areas.
(5) 
Sales of land abutting on private way. No person shall sell any parcel of land of five acres or less in size if it abuts on a road which has not been accepted as a public road unless the seller informs the purchaser, in writing, of the fact that the road is not a public road and is not required to be maintained by town, county or Village.
U. 
Street names. New street names shall not duplicate the names of streets in existence, and those that are continuations of others already in existence and named shall bear the names of the existing streets. Street names shall be subject to approval by the Village Board.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
V. 
Street design standards.
(1) 
The minimum right-of-way and roadway width of all proposed streets and alleys shall be as specified by the Comprehensive Plan, Comprehensive Plan component, Official Map or neighborhood development study or, if no width is specified therein, the minimum widths shall be as follows:
Street Type
Minimum Width
(feet)
Arterial
100
Collector
80
Local or minor
60
(2) 
Both urban and rural street sections are for standard arterial streets only. Cross sections for freeways, expressways and parkways should be based upon detailed engineering studies. The Village Board may require the subdivider to conform to urban section standards if the average lot width in the proposed subdivision is less than 150 feet (measured at the street setback line). If the average lot width is in excess of 150 feet, the subdivider may conform to the rural street section standards.
(3) 
Culs-de-sac. Cul-de-sac streets designed to have one end permanently closed shall not exceed 500 feet in length. All cul-de-sac streets designed to have one end permanently closed shall terminate in a circular turnaround having a minimum right-of-way radius of 60 feet and a minimum inside curb radius of 40 feet.
(4) 
Temporary dead-ends or culs-de-sac. All temporary dead ends shall have a maximum length of 800 feet and a temporary cul-de-sac shall have a minimum right-of-way radius of 50 feet and a minimum inside curb radius of 40 feet.
W. 
Visibility. Clear visibility, measured along the center line, shall not be less than specified as follows:
Street Type
Minimum Sight Distance
(feet)
Arterial
500
Collector
250
Local or minor
200
A. 
Length. The lengths, widths and shapes of blocks shall be appropriate for the topography and the type of development contemplated, but block length in residential areas shall not exceed 1,350 feet nor have less than sufficient width to provide for two tiers of lots of appropriate depth between street lines. As a general rule, blocks shall not be less than 600 feet in length.
B. 
Width. Blocks shall have sufficient width to provide for two tiers of lots of appropriate depth except where otherwise required to separate residential development from through traffic. Width of lots or parcels reserved or laid out for commercial or industrial use shall be adequate to provide for off-street service and parking required by the use contemplated and the area zoning restrictions for such use.
C. 
Pedestrian pathways. Pedestrian pathways, not less than 10 feet wide, shall be required by the Village Board through the center of a block more than 900 feet long, where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
D. 
Trees. The Village Board may require that certain species of trees be planted on both sides of all streets.
A. 
Size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development contemplated, provided that no residential lot shall be smaller in area than the minimum lot size for the appropriate zone as established by the Zoning Code.[1]
[1]
Editor's Note: See Ch. 485, Zoning.
B. 
Area and dimensions of lots shall conform to the requirements of the zoning ordinance and, in areas not served by sewer, shall in addition conform to the requirements of the State Department of Commerce and the County Sanitary Ordinance. Whenever a tract is subdivided into large parcels, such parcels shall be arranged and dimensioned as to allow resubdivision of any such parcels into normal lots in accordance with the provisions of this chapter.
C. 
Lots shall have a minimum average depth of 100 feet. Excessive depth in relation to width shall be avoided, and a proportion of 2:1 shall be considered a desirable ratio under normal conditions. Depth of lots or parcels reserved or laid out for commercial or industrial use shall be adequate to provide for off-street service and parking required by the use contemplated and the area zoning restrictions for such use.
D. 
Residential lots fronting on major streets and highways shall be platted with extra depth or designed to alleviate the effect of major street traffic on residential occupancy.
E. 
Corner lots for residential use shall have extra width of 10 feet to permit building setback from both streets.
F. 
Every lot shall abut or face a public street for a distance of at least 30 feet at the property line on a public street.
G. 
Butt lots will be permitted by the Village Board only in exceptional cases.
H. 
Side lot lines shall be substantially at right angles to or radial to abutting curved street lines. Lot lines shall follow municipal boundary lines rather than cross them.
I. 
In case a tract is divided into parcels of more than 1 1/2 acres in area, such parcels shall be so arranged to permit redividing into parcels in accordance with this chapter and with the Zoning Code.
J. 
Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation.
K. 
Width of lots shall conform to the requirements of the zoning ordinance, and in no case shall a lot be less than 60 feet in width at the building setback line.
L. 
Lands lying between the meander line, established in accordance with § 236.20(2)(g), Wis. Stats., and the water's edge, and any otherwise unplatted lands which lie between a proposed subdivision and the water's edge shall be included as parts of lots, outlots or public dedications in any plat abutting a lake or stream. This requirement applies not only to lands proposed to be subdivided but also to all lands under option to the subdivider or in which he holds any interest and which are contiguous to the lands proposed to be subdivided and which abut a lake or stream as provided in § 236.16(4), Wis. Stats.
A. 
Drainage system required. A drainage system shall be designed and constructed by the subdivider to provide for the proper drainage of the surface water of the subdivision and the drainage area of which it is a part. A final plat shall not be approved until the subdivider shall submit plans, profiles and specifications as specified in this section which have been prepared by a registered professional engineer and approved by the Village Engineer. The final plat shall show drainage arrows along lot lines indicating the direction of water flow.
B. 
Drainage system plans.
(1) 
The subdivider shall submit to the Village Engineer and Village Board a report on the ability of existing watercourse channels, storm sewers, culverts and other improvements pertaining to drainage or flood control within the subdivision to handle the additional runoff which would be generated by the development of the land within the subdivision. Additional information shall be submitted to adequately indicate that provision has been made for disposal of surface water without any damage to the developed or undeveloped land downstream or below the proposed subdivision. The report shall also include:
(a) 
Estimates of the quantity of stormwater entering the subdivision naturally from areas outside the subdivision.
(b) 
Quantities of flow at each inlet or culvert.
(c) 
Location, sizes and grades of required culverts, storm drainage sewers and other required appurtenances.
(d) 
Stormwater estimates shall be based on a ten-year storm.
(2) 
A grading plan for the streets, blocks and lots shall be submitted by the subdivider for the area within the subdivision.
(3) 
The design criteria for storm drainage systems shall be based upon information provided by the Village Engineer.
(4) 
Material and construction specifications for all drainage projects (i.e., pipe, culverts, seed, sod, etc.) shall be in compliance with specifications provided by the Village Board or Village Engineer.
(5) 
All disturbed areas shall be protected from erosion as directed and approved by the Village Engineer and pursuant to applicable Village ordinances.
C. 
Grading. The subdivider shall grade each subdivision in order to establish street, block and lot grades in proper relation to each other and to topography as follows:
(1) 
The 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) 
A ridge may be constructed along the rear lot lines which provides for drainage onto the streets.
(b) 
Parts of all lots may be graded to provide for drainage to the street or to a ditch along the rear lot line.
(c) 
Draining across rear or side lot lines may be permitted, provided that drainage onto adjoining properties is skillfully controlled.
(3) 
Lot grading shall be completed so that water drains away from each proposed building at a minimum grade of 2%, and provisions shall be made to prevent excessive drainage onto adjacent properties.
(4) 
The topsoil stripped by grading shall not be removed from the site and shall be uniformly spread over the lots when rough grading is finished.
D. 
Drainage system requirements. The subdivider shall install all the storm drainage facilities indicated on the plans required in Subsection A of this section.
(1) 
Street drainage. All streets shall be provided with an adequate storm drainage system. 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 subdivision.
(2) 
Off-street drainage. The design of the off-street drainage system shall include the watershed affecting the 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 subdivider shall make provisions for dedicating an easement to the Village to provide for future maintenance of said system. Easements shall be a minimum of 20 feet, but the Village may require larger easements if more area is needed due to topography, size of watercourse, etc.
E. 
Protection of drainage systems. The subdivider shall adequately protect all ditches to the satisfaction of the Village Board and Village Engineer. Ditches and open channels shall be seeded, sodded or paved depending upon grades and soil types. (Generally ditches or channels with grades up to 1% shall be seeded, those with grades up to 4% shall be sodded, and those with grades over 4% shall be paved.)
A. 
Design capacity. All improvements shall be installed to satisfy the service requirements for the service or drainage area in which the subdivision is located, and the improvements shall be of sufficient capacity to handle the expected development of the overall service or drainage area involved.
B. 
Extra-size improvements. Where improvements in excess of the size needed to serve just the proposed subdivision are required, the subdivider shall pay for the total cost of improvements he is required to install to serve his subdivision. The additional costs which result from the extra-size improvement shall be paid for by the Village. Thus, when conditions within the whole drainage area will require an eighteen-inch sanitary sewer, for example, and a twelve-inch sewer will adequately serve the subdivision involved, the subdivider shall construct the eighteen-inch utility and bill the Village for the difference in material costs between a twelve-inch and eighteen-inch sewer pipe.
C. 
Off-site extensions. When streets or utilities are not available at the boundary of proposed subdivisions, the Village or its duly authorized representative shall require, as a prerequisite to approval of a final plat, assurances that such improvement extension shall be provided as follows:
(1) 
Extensions of utilities onto the property involved shall be adequate to serve total development requirements of the service or drainage area. Utilities leaving the property shall be constructed in such a manner as to make their extension practical for servicing the adjacent areas of the service or drainage area.
(2) 
If the Village or its duly authorized representative finds that extensions across undeveloped areas would not be warranted as a special assessment to the intervening properties or as a governmental expense until some future time, the developer shall be required, if he wishes to proceed with the development, to obtain necessary easements or rights-of-way and construct and pay for such extensions. Such improvements shall be available for connections by subdividers of adjoining land, and the subdivider may contract with adjacent property owners and/or subdividers of adjacent land for reimbursement of the oversize and/or off-site improvements constructed.
D. 
Where sanitary sewer lift stations and force mains are required to lift sewage to the gravity system, the subdivider shall have plans, profiles and specifications prepared for the installation of such facilities. The installation, inspection, supervision and engineering fees for lift stations and/or force mains shall be paid for by the subdivider unless otherwise determined and agreed upon by the Village Board.
A. 
General.
(1) 
If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout of the subdivision with respect to such land shall make such provisions as the Village may require.
(2) 
A nonresidential subdivision shall also be subject to all the requirements of site plan approval set forth in the Zoning Code. A nonresidential subdivision shall be subject to all the requirements of this chapter as well as such additional standards required by the Village and shall conform to the proposed land use standards established in the Comprehensive Plan, Official Map, and Zoning Ordinance.
B. 
Standards. In addition to the principles and standards in this chapter, which are appropriate to the planning of all subdivisions, the applicant shall demonstrate to the satisfaction of the Village that the street, parcel, and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:
(1) 
Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.
(2) 
Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereupon.
(3) 
Special requirements may be imposed by the Village with respect to street, curb, gutter and sidewalk design and construction.
(4) 
Special requirements may be imposed by the Village with respect to the installation of public utilities, including water sewer and stormwater drainage.
(5) 
Every effort shall be made to protect adjacent residential areas from potential nuisance from a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for permanently landscaped buffer strip when necessary.
(6) 
Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas.
A. 
Improvements completed. All improvements required under this chapter shall be constructed in accordance with its provisions prior to filing the final plat with the Village Clerk/Treasurer for approval by the Village Board. In lieu of construction of any of the public improvements, the owner may furnish a surety bond as provided in Subsection B of this section.
B. 
Financing. Before a final plat is approved by the Village Board, the subdivider shall submit an agreement and performance bond or cash escrow agreement. The subdivider/Village agreement shall contain the following:
(1) 
The subdivider shall pay for the cost of all improvements required in the subdivision by the Village Board.
(2) 
Guaranteed completion of the required improvements within a two-year period.
(3) 
Payment by the subdivider for all costs incurred by the Village 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 Village 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 1 1/4 times the Engineer's estimated cost of the required improvements.
(6) 
If the required improvements are not complete within the two-year period, all amounts held under the escrow agreement or performance bond shall be turned over and delivered to the Village 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. The Village Board, at its option, may extend the bond period for an additional period not to exceed two years.
(7) 
Cost estimates of all improvements.
(8) 
Any other items as may be required by the Village Board.
C. 
Survey monuments. The subdivider shall install survey monuments placed in accordance with the requirements of § 236.15, Wis. Stats.
D. 
Grading.
(1) 
Cut and filled lands shall be graded by the subdivider to a maximum slope of one on four or the soil's angle of repose, whichever is the lesser, and covered with permanent vegetation.
(2) 
Where electric and communications facilities are to be installed underground, the utility easements shall be graded to within six inches of final grade by the subdivider prior to the installation of such facilities, and earth fill piles or mounds of dirt or construction materials shall not be stored on such easement areas.
E. 
Street system.
(1) 
Design. A street system shall be designed and constructed by the subdivider in accordance with this chapter and specifications of the Village so as to provide all lots in the subdivision with adequate frontage on or access to a public street.
(2) 
Street system plans. The subdivider shall submit to the Village Engineer, a report including plan, profiles, typical cross sections and specifications for the proposed street system throughout the subdivision with additional data supplied to indicate how all the streets in the subdivision which connect to surrounding streets will be designed. The street plans shall show the proposed right-of-way, pavement width, location and proposed alignment grade, geometric details, cross sections as well as base course and thickness. No final plat will be approved unless all streets in the subdivision have been constructed in accordance with approved plans or an improvement guarantee in the form of a bond, letter of credit, etc., has been provided by the subdivider.
(3) 
Specifications. The proposed street system shall be constructed to conform with the design standards of § 405-10 of this chapter and other Village street specifications.
(a) 
Local streets shall be surfaced for a minimum width of 36 feet, or as otherwise specified by the Village Board.
(b) 
A minimum of nine inches of gravel base course shall be provided. Precise amount of base course shall be determined by the Village Engineer after an examination of soil and topography.
(c) 
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 this chapter and the Comprehensive Plan or Comprehensive Plan components of the Village. Said surfacing shall be done in accordance with plans and standard specifications approved by the Village Engineer.
F. 
Curb and gutter. After the installation of all utility and stormwater drainage improvements, the subdivider may be required to construct concrete curbs and gutters in accordance with plans and standard specifications approved by the Village Engineer. Whenever possible, provision shall be made at the time of construction for driveway access curb cuts.
G. 
Sanitary sewer system.
(1) 
General design. A sanitary sewer system shall be designed and constructed in accordance with state codes, this chapter and specifications of the Village Engineer to adequately serve all lots in the subdivision. In addition, pipe sizes, lift stations, force mains or other appurtenances shall be sized or provided to accommodate the orderly development of nearby land which is an integral part of the neighborhood service or drainage area. The subdivision collection system shall be connected to the Village sewer system.
(2) 
Sanitary system plans.
(a) 
The subdivider shall submit to the Village Engineer a report including plans, profiles and specifications for the proposed sanitary sewer system which shall show pipe sizes, gradients, types of pipe, invert and finished grade elevations, location, type and size of all lift stations or force mains for all sanitary facilities, including house laterals to each lot line. No final plat will be approved until sanitary sewer plans have been approved by the Village Engineer and installed by the subdivider in accordance with said plans. Improvement guarantee in lieu of construction may be permitted by the Village Board.
(b) 
The sanitary sewer system shall be designed to serve the estimated future tributary area that can reasonably be expected to be developed within 40 years of plat approval. The Village Board will make this determination. Sewer capacities should be adequate to handle the anticipated maximum hourly quantity of sewage and nonresidential waste with an allowance for infiltration and other extraneous flow. Generally, a unit design flow of 0.02 cubic foot per second per acre may be used to compute tributary area flows from undeveloped upstream areas.
(c) 
No sewer pipe shall be less than eight inches in diameter.
(d) 
House laterals up to each lot line of the subdivision shall be provided.
(e) 
All sewers shall be designed to give mean velocities, when flowing full, of not less than 2.0 feet per second. Maximum slope shall provide velocity of from 12 feet to 15 feet per second at average flow. The following table may be used for minimum slopes.
Dead-End Sewers
Other Sewers
8-inch sewer
0.60 feet/100 feet
0.40 feet/100 feet
10-inch sewer
0.44 feet/100 feet
0.28 feet/100 feet
12-inch sewer
0.36 feet/100 feet
0.22 feet/100 feet
All other
In accordance with Village Engineer's specifications
(f) 
Manholes shall be provided at least at four-hundred-foot intervals at the end of each line and at all changes in grade, size or alignment.
(g) 
Not less than six feet of cover shall be provided over top of pipe in street right-of-way or four feet in all other areas.
(h) 
A minimum horizontal distance of eight feet shall be maintained between parallel water and sewer lines, except where same trench burial of sanitary sewers and water mains is permitted in accordance with Subsection G(2)(i) below. Where sewers cross water mains, the separation distance and pipe material shall be as specified by the Village Engineer.
(i) 
Same trench burial of sewer mains and waterlines may be permitted by the Village Board after receiving a report and recommendation from the Village Engineer where excavation is especially difficult due to the presence of rock near the surface or unstable soil. Where the waterlines are permitted to be laid in the same trench with the sewer mains, the sewer and water lines shall be laid in accordance with instructions provided by the Village Engineer. Backfill material shall be thoroughly tamped around and above the sewer until it forms a solid bed for the water main.
(j) 
All sewers shall be laid with straight alignment between manholes unless otherwise directed or approved by the Village Engineer.
H. 
Stormwater drainage facilities.
(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 required by the Village Board. All such facilities shall be of adequate size and grade to hydraulically accommodate the maximum potential volumes of flow. The type of facilities required, the design criteria, and the sizes and grades shall be determined by the Board.
(2) 
Storm drainage facilities shall be so designed as to prevent and control soil erosion and sedimentation and 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 the plans and standard specifications approved by the Village Board. Such facilities may, at the request of the Board, include water retention structures and settling basins so as to prevent erosion and sedimentation.
(3) 
Unpaved road ditches and street gutters shall be shaped and seeded or sodded as grassed waterways. Where the velocity of flow is in excess of four feet per second on soils having a severe or very severe erosion hazard and in excess of six feet per second on soils having moderate, slight or very slight erosion hazard the subdivider shall install a paved invert or check dams, flumes or other energy-dissipating devices in accordance with plans approved by the Village Board.
(4) 
The subdivider shall assume the cost of installing all storm sewers within the proposed subdivision, except for the added cost of installing storm sewers greater than 24 inches in diameter which are necessary to serve tributary drainage areas lying outside of the proposed subdivision.
I. 
Public water supply facilities.
(1) 
Design. A water system shall be designed and constructed in accordance with state codes, this chapter and specifications of the Village Engineer to adequately serve all lots in the subdivision with water at sufficient pressure for fire-fighting needs. The subdivision water system shall be connected to the Village water system. Elevated storage tank, ground reservoirs, treatment works, booster pumps, hydrants and oversized waterlines will be provided by the Village as needed.
(2) 
Plans. The subdivider shall submit to the Village Engineer a report including plans and specifications for the proposed water system which shall show pipe sizes, hydrant locations and specifications, valve locations and specifications, cross connectors, booster pumps with house lines provided to the lot line of each lot in the subdivision. No final plat will be approved until the water system plan has been approved by the Village Engineer and installed by the subdivider in accordance with said plans. Improvement guarantee in lieu of construction may be permitted by the Village Board.
(3) 
Water system requirements. The design criteria for the water distribution system shall be based on the specifications or standards of this chapter, state codes and other Village requirements. The following is a partial summary of the more general minimum requirements:
(a) 
No water mains shall be less than six inches in diameter.
(b) 
Fire hydrants which will be provided by the Village must be installed by the subdivider at locations no more than 1,000 feet apart and within 500 feet of every proposed structure.
(c) 
Gate valves on cross-connection water mains shall be so located that no single break in the distribution system shall require more than 800 feet to be out of service in a residential district.
J. 
Other utilities.
(1) 
The subdivider shall cause gas, electrical power 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 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 service the plat shall be approved by the Village Board with the preliminary plat.
K. 
Street lamps. The subdivider shall install street lamps along all streets proposed to be dedicated of a design compatible with the neighborhood and type of development proposed. Such lamps shall be placed at each street intersection and at such interior block spacing as may be required by the Village Board.
L. 
Street signs. The subdivider shall install at the intersections of all streets proposed to be dedicated a street sign of a design specified by the Village Board.
M. 
Phased or partial improvements. In all instances where it shall appear to the satisfaction of the Village Board that all of a platted subdivision cannot immediately be improved with respect to the installation of streets, storm sewers, sanitary sewers and related facilities, the Village Board may authorize the subdivider to proceed with the installation of improvements required under this chapter on one or a portion of the total number of lots covered by the plat.
N. 
Cost. The cost of installing all improvements specified in this chapter, shall be paid for and borne by the subdivider, except as noted in § 405-14. In addition, the cost of all grading, supervision, certification, inspection and engineering shall be paid for by the subdivider.
O. 
Modification of improvements required. The Village Board may waive or modify any requirement in this section in accordance with the provisions of § 405-21 of this chapter.
A. 
Commencement. No construction or installation of improvements shall commence in a proposed subdivision until the preliminary plat has been approved.
B. 
Building permits. No building permits shall be issued for erection of a structure on any lot not of record until all the requirements of this chapter have been met.
C. 
Plans. The following plans and accompanying construction specifications may be required by the Village Board before construction or installation of improvements is authorized:
(1) 
Street plans and profiles showing existing and proposed grades, elevations and cross sections of required improvements.
(2) 
Sanitary sewer plans and profiles showing the locations, grades, sizes, elevations and materials of required facilities.
(3) 
Storm sewer and open channel plans and profiles showing the locations, grades, sizes, cross section, elevations and materials of required facilities.
(4) 
Water main plans and profiles showing the locations, sizes, elevations and materials of required facilities.
(5) 
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.
(6) 
Planting plans showing the locations, age, caliper, species, and time of planting of any required grasses, vines, shrubs and trees.
(7) 
Additional special plans or information as required.
D. 
Inspection.
(1) 
The Village or its duly authorized representative may inspect all improvements.
(2) 
Inspectors employed by the Village shall be authorized to inspect all work done and all materials furnished. Such inspection may extend to all or any part of the work and to the preparation, fabrication or manufacture of the materials to be used. The inspector shall not be authorized to revoke, alter or waive any requirements of the specifications or plans. He shall be authorized to call the attention of the contractor to any failure of the work or materials to conform to the specifications and contract. He shall have the authority to reject materials which do not meet specifications requirements or suspend the portion of the work involved until any question at issue can be referred to and decided by the Village or its duly authorized representative.
(3) 
Upon completion of all the improvements, the subdivider shall request, in writing, a final inspection by the Village or its duly authorized representative. The Village or its duly authorized representative shall make final inspection of streets, sidewalks, curbs and gutters, sanitary and storm sewers, water mains and other improvements required in this chapter.
(4) 
The subdivider shall provide the permit issuer with as-built plans of the water, sanitary sewers and storm sewer systems.
E. 
Erosion control.
(1) 
The subdivider shall cause all grading, excavations, open cuts, side slopes, and other land surface disturbances to be mulched, seeded, sodded or otherwise protected that erosion, siltation, sedimentation and washing are prevented, in accordance with the plans and specifications approved by the Village Board.
(2) 
Sod shall be laid in strips at those intervals necessary to prevent erosion and at right angles to the direction of drainage.
(3) 
Temporary vegetation and mulching shall be used to protect critical areas, and permanent vegetation shall be installed as soon as practical.
(4) 
Construction at any given time shall be confined to the smallest practical area and for the shortest practical period of time.
(5) 
Sediment basins shall be installed and maintained at all drainageways to trap, remove and prevent sediment and debris from being washed outside the area being developed.
F. 
Existing flora.
(1) 
The subdivider shall make every effort to protect and retain all existing trees, shrubbery, vines and grasses not actually lying in public roadways, drainageways, soil absorption waste disposal areas, paths and trails.
(2) 
Such trees are to be protected and preserved during construction in accordance with sound conservation practices, including the preservation of trees by well islands or retaining walls whenever abutting grades are altered.
A. 
General. The subdivider shall pay the Village all fees as hereinafter required and at the times specified.
B. 
Application fee. The subdivider shall pay a fee as set by the Village Board for each lot or parcel within the preliminary plat or certified survey to the Village Clerk/Treasurer at the time of application for approval of any preliminary plat. This fee will assist in defraying the costs of review of the preliminary plat, final plat, and plans and specifications for improvements. This fee is nonrefundable. A reapplication of any preliminary plat or certified survey which has been previously reviewed will be subject to the original application fee requirements specified above.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
C. 
Inspection fee. The subdivider shall pay a fee to the Village Engineer equal to the actual cost incurred by the Village Engineer for such construction plan review and inspections as the Village Board deems necessary to assure that the construction of the required improvements is in compliance with the plans, specifications and ordinances of the Village or any other governmental authority.
D. 
Public site fee.
(1) 
If the Village Board waives the requirement for dedication of public lands as provided in § 405-20, a fee for the acquisition of public sites to serve the future inhabitants of the proposed subdivision shall be paid to the Village Clerk/Treasurer at the time of first application for approval of a final plat of said subdivision in the amount of the value of acre of developed land for each 26 dwelling units within the plat, determined by the Village Assessor based on representative market values.
(2) 
Public site fees shall be placed in a separate service district fund by the Village Clerk/Treasurer to be used only for the acquisition of park sites which will serve the proposed subdivision. Said fund shall be established on the basis of the service area of existing or proposed park facilities.
E. 
Engineering fee.
(1) 
The subdivider shall pay a fee to the Village Engineer equal to the actual cost incurred by the Village Engineer for all engineering work incurred by the Village in connection with the plat.
(2) 
Engineering work shall include the preparation of construction plans and standard specifications. The Village Board may permit the subdivider to furnish all, some or part of the required construction plans and specifications, in which case no engineering fees shall be levied for such plans and specifications.
(3) 
Inspection, checking and reviewing work has fees provided for in Subsection C above.
F. 
Administrative fee.
(1) 
The subdivider shall pay a fee equal to the cost of any legal, administrative or fiscal work which may be undertaken by the Village in connection with the plat.
(2) 
Legal work shall include the drafting of contracts between the Village and the subdivider.
G. 
Modification of fees. The Village Board may waive or modify any requirement in this section in accordance with the provisions of § 405-21 of this chapter.
A. 
Utility easements. The Plan Commission, on the recommendation of other appropriate agencies of the Village, shall require utility easements for poles, wires, conduits, storm and sanitary sewers, gas, water and head mains or other utility lines. It is the interest of this chapter to protect all established easements so as to assure proper grade, assure maintenance of the established grade, prohibit construction of permanent fences or retaining walls over underground installation and prevent the planting of trees in the easement area.
B. 
Drainage easements. Where a subdivision is traversed by a watercourse, drainageway, channel or stream:
(1) 
There shall be provided in a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse and such further width or construction, or both, as will be adequate for the purpose and as may be necessary to comply with this section; or
(2) 
The watercourse, drainageway, channel or stream may be relocated in such a manner that the maintenance of adequate drainage will be assured and the same provided with a stormwater easement or drainage right-of-way conforming to the lines of the relocated watercourse and such further width or construction, or both, as will be adequate for the purpose and may be necessary to comply with this section.
(3) 
Wherever possible, it is desirable that drainage be maintained by an open channel with landscaped banks and adequate width for maximum potential volume of flow. In all cases, such watercourse shall be of a minimum width established at the high-water mark or, in the absence of such specification, not less than 30 feet.
C. 
Easement locations. Such easements shall be at least 20 feet wide and may run across lots or along side of rear lot lines; where easements are located along lot lines, 1/2 the width shall be taken from each lot. Such easements should preferably be located along rear lot lines. Evidence shall be furnished the Village Board that easements and any easement provisions to be incorporated in the plat or in deeds have been reviewed by the individual utility companies or the organization responsible for furnishing the services involved.
A. 
Purpose. The requirements of this section are established to ensure that adequate parks, open spaces and sites for other public uses are properly located and preserved as the Village grows. It has also been established to ensure that the cost of providing the park and recreation sites and facilities necessary to serve the additional people brought into the community by land development may be equitably apportioned on the basis of the additional needs created by the development. The requirements shall apply to all lands proposed for all residential development.
B. 
Design. In the design of a subdivision, land division, planned unit development or development project, provision shall be made for suitable sites of adequate area for schools, parks, playgrounds, open spaces, drainageways and other public purposes. Such sites as are shown on the Official Map, Comprehensive Plan or Parks and Open Space Plan, if applicable, shall be made a part of the design. Consideration shall be given to the preservation of scenic and historic sites, stands of trees, marshes, lakes, ponds, streams, watercourses, watersheds and ravines and woodland, prairie and wetland plant and animal communities.
C. 
Dedication of lands for streets and public ways. Whenever a tract of land to be subdivided embraces all or any part of an arterial street, drainageway or other public way which has been designated in the Comprehensive Plan, Comprehensive Plan component, or on the Official Map of the Village, said public way shall be made a part of the plat and dedicated or reserved by the subdivider in the locations and dimensions indicated on said plan or map and as set forth in § 405-10 of this chapter.
D. 
Dedication of lands for playgrounds, parks, public lands.
(1) 
The subdivider shall designate on every new preliminary plat an area of land suitable for playground, park or school purposes and shall dedicate said lands to the public at the rate of one acre for each 26 proposed dwelling units, or the Village Board may waive the requirement for dedication of land, except when said dedication involves lands designated in the Comprehensive Plan, Comprehensive Plan component, or on the Official Map of the Village. In lieu of dedication, the Village shall levy a public site fee against the subdivider at the time of application for final plat approval at the rate and according to the procedures established in § 405-18.
(2) 
Whenever proposed public lands other than streets or drainageways designated in the Comprehensive Plan, Comprehensive Plan component, or on the Official Map of the Village is embraced, all or part, in a tract of land to be subdivided, these proposed public lands shall be made a part of the plat and shall be dedicated to the public by the subdivider at the rate of one acre for each 26 proposed dwelling units, and said proposed public lands, other than streets or drainageways, in excess of the rate established shall be reserved for a period not to exceed two years unless extended by mutual agreement for purchase by the public agency having jurisdiction, or all said proposed public lands, other than streets or drainageways, shall be reserved by the subdivider for a period not to exceed two years unless extended by mutual agreement for acquisition by the Village at undeveloped land costs, and a public site fee shall be levied against the subdivider at the time of application for final plat approval at the rate and according to the procedures established in § 405-18 of this chapter.
(3) 
Proposed public lands designated in the Comprehensive Plan, Comprehensive Plan component, or on the Official Map of the Village, lying outside the corporate limits of the Village but within the jurisdictional area of this chapter, shall be reserved for acquisition by the town or county at undeveloped land costs.
E. 
Development of area.
(1) 
When parkland is dedicated, the subdivider is required to bring the dedicated land up to the contours established in the approved street and utility plans, topsoiled with a minimum of four inches of quality topsoil, seeded as specified by the Village Board, fertilized with 16-6-6 fertilizer at the rate of seven pounds per 1,000 square feet and mulched as specified in the Standard Specifications for Road and Bridge Construction Sections 627 and 629. The topsoil furnished for the park site shall consist of the natural loam, sandy loam, silt loam, silt clay loam or clay loam humus-bearing soils adapted to the sustenance of plant life, and such topsoil shall be neither excessively acid nor excessively alkaline. Fine grading and seeding must occur within one year following issuance of the first building permit within that subdivision unless otherwise authorized by the Village Board.
(2) 
It shall be the duty of the Village to maintain the dedicated areas, and the owner who dedicated said land shall in no way be responsible for its maintenance or liability thereon except that said owner shall not develop the surrounding area in a manner which would unduly depreciate the purpose, use or value of the dedicated property and except if such owner shall reside on one of the subdivided parcels, in which case he shall be responsible for the maintenance of adjacent public property as may be required in other laws of the Village.
A. 
Where, in the judgment of the Village Board, it would be inappropriate to apply literally the provisions of this chapter because of the proposed subdivision being located outside of the corporate limits or because exceptional or undue hardship would result, the Board may waive or modify any requirements to the extent deemed just and proper.
B. 
The Village Board shall not grant variations or exceptions to the regulations of this chapter unless it shall make findings based upon the evidence presented to it in each specific case that:
(1) 
The granting of the variation will not be detrimental to the public safety, health or welfare or injurious to other property or improvements in the neighborhood in which the property is located;
(2) 
The conditions upon which the request for a variation is based are unique to the property for which the variation is sought and are not applicable generally to other property; and
(3) 
Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulation were carried out.
C. 
A development plan shall include all of the owner's or applicant's land, without impairing the intent and purpose of this chapter or the desirable general development of the community in accordance with the Comprehensive Plan or Comprehensive Plan component of the Village. In granting any modification of this chapter, the reasons shall be entered in the minutes of the Board.
A. 
A development plan shall be submitted to the Village Board after any division of a lot, parcel or tract of land by the owner thereof or his agent for other than a subdivision where the act of division creates five or more parcels which are greater than 1 1/2 acres but less than five acres in size or less or where five or more such parcels are created by successive division within a period of five years.
B. 
The development plan map and supporting data shall provide such information as required by the Village, except certain map and data requirements may be waived by the Village Board for land division which involves 10 lots or less.
C. 
A development plan shall include all of the owner's or applicant's lands which are contiguous and which are bounded by private property lines, public rights-of-way, navigable streams, lakes, parks or other watercourses which serve to define the contiguous area.
D. 
Development shall, to the extent reasonably practicable, conform to the requirements of this chapter and to all other related ordinances and regulations.
Where it is not practicable to require that a final plat of a subdivision created by successive divisions be filed in accordance with this chapter, the Village Board of the Village of Cambria may, in lieu thereof, order an assessor's plat to be made under § 70.27, Wis. Stats., as amended.
A. 
Violations. It shall be unlawful to build upon, divide, convey, record or monument any land in violation of this chapter or the Wisconsin Statutes, and no person shall be issued a building permit by the Village authorizing the building on or improvement of any subdivision, land division or replat within the jurisdiction of this chapter not of record as of the effective date of this Code until the provisions and requirements of this chapter have been fully met. The Village may institute appropriate action or proceeding to enjoin violations of this chapter or the applicable Wisconsin Statutes.
B. 
Penalties.
(1) 
Any person, firm or corporation who fails to comply with the provisions of this chapter shall, upon conviction thereof, be subject to a penalty as provided in § 1-5 of this Code.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(2) 
Recordation improperly made has penalties provided in § 236.30, Wis. Stats.
(3) 
Conveyance of lots in unrecorded plats has penalties provided in § 236.31, Wis. Stats.
(4) 
Monuments disturbed or not placed has penalties as provided for in § 236.32, Wis. Stats.
(5) 
Assessor's plat made under § 70.27, Wis. Stats., may be ordered by the Village at the expense of the subdivider when a subdivision is created by successive divisions.
C. 
Appeals.
(1) 
Administrative determination and the reasons therefor shall be reduced to writing at the written request of a party who is adversely affected by an administrative determination and such information shall be mailed or delivered to the affected person.
(2) 
Decisions on state-defined plats by the Village Board are also subject to further review in accordance with the provisions of § 236.13(5), Wis. Stats., as amended.
(3) 
Decisions on non-state plats or certified surveys are subject to review in accordance with the procedures and provisions of Ch. 68, Wis. Stats., as amended.
(a) 
The permit issuer shall, upon written request of any person aggrieved by a determination, reduce the determination and the reasons therefor to writing in accordance with § 68.07 Wis. Stats., as amended.
(b) 
The Village Board shall, upon written request of any person aggrieved by a determination of the permit issuer, provide for a review of that determination at a hearing conducted substantially in compliance with § 68.11, Wis. Stats., as amended, and in accordance with the procedures of §§ 68.09 and 68.11, Wis. Stats., as amended.
(c) 
Any party to a proceeding under Subsection C(3)(b) above may seek judicial review of the determination of the Village Board by a writ of certiorari in accordance with § 68.13, Wis. Stats., as amended.
(d) 
Nothing in this section shall preclude the Village or aggrieved person from employing other methods of resolving disputes nor is an aggrieved person precluded from seeking relief from the Village Board according to § 68.14, Wis. Stats., as amended.