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 mylar 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 the 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 Plan Commission 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 US 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, catch
basins, 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 elevations.
(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 boundaries 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 Public Works Director, 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)
Location and results of percolation tests within the
exterior boundaries of the plat conducted in accordance with § Comm
85.20, Wis. Adm. Code, where the subdivision will not be served by public
sanitary sewer service.
(14)
Location, width and names of all proposed streets and
public rights-of-way such as alleys and easements.
(15)
Approximate dimensions of all lots together with proposed
lot and block numbers. The area in square feet of each lot shall be provided.
(16)
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.
(17)
Approximate radii of all curves.
(18)
Any proposed lake and stream access with a small drawing
clearly indicating the location of the proposed subdivision in relation to
access.
(19)
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.
(20)
Where the Plan Commission or Public Works Director 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.
Additional information. The Plan Commission and/or City
officials may require a proposed subdivision layout of all or part of the
contiguously owned land even though division is not planned at the time.
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., and this chapter.
B.
Additional information. The final plat shall show correctly
on its face, in addition to the information required by § 236.20,
Wis. Stats., the following:
(1)
Exact length and bearing of the center line of all streets.
(2)
Exact street width along the line of any obliquely intersecting
street.
(3)
Exact location and description of streetlighting and
lighting utility easements.
(4)
Railroad rights-of-way within and abutting the plat.
(5)
All lands reserved for future public acquisition or reserved
for the common use of property owners within the plat.
(6)
Special restrictions required by the Common Council,
upon the recommendation of the Plan Commission, relating to access control
along public ways or to the provision of planting strips.
(7)
Taxes. Certifications by attached information showing
that all taxes and special assessments currently due on the property to be
subdivided have been paid in full.
(8)
Drainage flows. The subdivider shall cause to be set
upon the final plat arrows indicating the directions of drainage flows for
each property line not fronting on a street on all parcels and along each
street as will result from the grading of the site, the construction of the
required public improvements, or which are existing drainage flows and will
remain. The arrows indicating the directions of flows shall be appropriately
weighted so as to differentiate between the minor and major (one-hundred-year
event) drainage components. The arrows shall be accompanied on the plat with
the following note:
|
Arrows indicate the direction of drainage flows in various components
resulting from site grading and the construction of required public improvements.
The drainage flow components located in easements shall be maintained and
preserved by the property owner unless approved by the Public Works Director.
|
(9)
Groundwater presence.
(a)
Where the groundwater table is equal to or less than nine feet
from the proposed street center line elevation, the subdivider shall place
the following note on the plat:
|
Subsoil information indicates the presence of groundwater conditions
that may require basement elevations on Lot(s) ______________ to be at elevation
______________ or higher, or that a modified structural plan of the structure's
foundation shall be submitted.
|
(b)
The elevation of the basement as described in the paragraph to
be placed on the plat shall be a minimum of two feet higher than the elevation
of the groundwater table as determined by the Public Works Director from the
soils information.
C.
Deed restrictions. Restrictive covenants and deed registrations
for the proposed subdivision shall be filed with the final plat.
D.
Property owners' association. The legal instruments creating
a property owners' association for the ownership and/or maintenance of common
lands in the subdivision shall be filed with the final plat.
E.
Survey accuracy.
(1)
Examination. The Common Council and Plan Commission,
or their designees, shall examine all final plats within the City of Bayfield
and may check for the accuracy and closure of the survey, the proper kind
and location of monuments, and legibility and completeness of the drawing.
(2)
Maximum error of closure. Maximum error of closure before
adjustment of the survey of the exterior boundaries of the subdivision shall
not exceed, in horizontal distance or position, the ratio of 1:5,000, nor
in azimuth, four seconds of arc per interior angle. If field measurements
exceed this maximum, new field measurements shall be made until a satisfactory
closure of the field measurements has been obtained; the survey of the exterior
boundary shall be adjusted to form a closed geometric figure.
(3)
Street, block and lot dimensions. All street, block and
lot dimensions shall be computed as closed geometric figures based upon the
control provided by the closed exterior boundary survey. If checks disclose
an error for any interior line of the plat greater than the ratio of one part
in 1:3,000, or an error in measured angle greater than one minute of arc for
any angle where the shorter side forming the angle is 300 feet or longer,
necessary corrections shall be made. Where the shorter side of a measured
angle is less than 300 feet in length, the error shall not exceed the value
of one minute multiplied by the quotient of 300 divided by the length of the
shorter side; however, such error shall not in any case exceed five minutes
of arc.
(4)
Plat location. Where the plat is located within a quarter-section,
the corners of which have been relocated, monumented and coordinated by the
City, the tie required by § 236.20(3)(b), Wis. Stats., may be expressed
in terms of grid bearing and distance; 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. The grid
bearing and distance of the tie shall be determined by a closed survey meeting
the error of closure herein specified for the survey of the exterior boundaries
of the subdivision.
F.
Surveying and monumenting. All final plats shall meet
all the surveying and monumenting requirements of § 236.15, Wis.
Stats.
G.
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 City, 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 City's control
survey.
H.
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.
The certified survey requirements and procedures for submission, review and recordation for certified survey land divisions shall be as set forth in § 474-15 of this chapter. In addition, the following technical requirements shall apply:
A.
Additional information. The certified survey map shall
show correctly on its face, in addition to the information required by § 236.34,
Wis. Stats., the following;
(1)
All existing buildings, watercourses, drainage ditches
and other features pertinent to proper division.
(2)
Setbacks or building lines required by the Common Council and Chapter 500, Zoning, of the Code of the City of Bayfield.
(3)
All lands reserved for future acquisition.
(4)
Date of the map.
(5)
Graphic scale.
(6)
Name and address of the owner, subdivider and surveyor.
(7)
Square footage of each parcel.
(8)
Present zoning for the parcels.
B.
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 City, 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 City's control
survey.
C.
Certificates. The surveyor shall certify on the face
of the certified survey map that he has fully complied with all the provisions
of this chapter. The Common Council, after a recommendation by the reviewing
agencies, shall certify its approval on the face of the map.
D.
Street dedication. Dedication of streets and other public
areas shall require, in addition, the owner's certificate and the mortgagee's
certificate in substantially the same form as required by § 236.21(2)(a),
Wis. Stats.
E.
Requirements. To the extent reasonably practicable, the
certified survey shall comply with the provisions of this chapter relating
to general requirements, design standards and required improvements. Conveyance
by metes and bounds shall be prohibited where the lot(s) involved is less
than 1 1/2 acres or 300 feet in width.
