Before filing a preliminary plat or certified
survey map (minor subdivision), the subdivider is encouraged to consult
with the Plan Commission and City staff for advice regarding general
subdivision requirements. Information on meeting dates, agenda deadlines
and filing requirements may be obtained from the City Administrator.
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 these regulations, the Comprehensive Plan, Comprehensive Plan components
and duly adopted plan implementation devices of the City and to otherwise
assist the subdivider in planning his/her development. In so doing,
both the subdivider and planning agency 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.
In planning and developing a subdivision or
minor subdivision, the subdivider or agent shall, in every case, pursue
the following course:
A. Site assessment and concept plan procedure.
(1) Before filing an application for approval of a preliminary
plat or certified survey map, the subdivider shall consult with the
City's staff and shall prepare the following:
(a) A site assessment checklist per the requirements of Subsection
B below.
(b) A concept plan per the requirements of Subsection
D below.
(c) Written requests for any water main and sanitary sewer extensions
necessary to serve the proposed plat.
(d) A signed statement listing development projects for which the applicant
has received City approval in the last five years and indicating any
outstanding performance or financial obligations on such projects
which derive from application of City land use regulations. If this
statement is found to contain information which is contrary to fact
or to omit the listing of such projects or obligations or to describe
obligations on which performance or payment is delinquent, the application
may be dismissed without prejudice until the application is corrected
and/or the delinquency is cured.
(2) On completion of the above documents [Subsection
A(1)(a) to
(d)],
a preapplication meeting may be held with the Plan Commission and/or City staff to assist the subdivider in appraising the objectives of these regulations, the Comprehensive Plan, the Official Map and any pertinent ordinances and to reach conclusions regarding the objectives and general program for the development.
(3) The subdivider shall revise the submitted documents
per the direction of the Plan Commission. Ten copies of said revised
documents shall be submitted to City Administrator, who shall distribute
the copies for review and comment by the Plan Commission.
B. Site assessment checklist. A site assessment checklist shall be prepared by the subdivider
for review and approval by the Plan Commission.
(1) Purpose. The purpose of this site assessment checklist
is to provide the basis for an orderly, systematic review of the effects
of all new subdivisions upon the community environment in accordance
with the principles and procedures of § 236.45(1), Wis.
Stats. The Plan Commission will use these procedures in determining
land suitability. The goals of the community in requiring this checklist
are to eliminate or reduce pollution and siltation to an acceptable
standard, assume ample living space per capita, preserve open space
and parks for recreation, provide adequately for stormwater control,
maintain scenic beauty and aesthetic surroundings, administer to the
economic and cultural needs of the citizens and provide for the effective
and efficient flow of goods and services.
(2) Coverage. The site assessment checklist requirement
shall apply to all land divisions, including minor subdivisions.
C. Site assessment report.
(1) Determination of need for site assessment report. The site assessment checklist, concept plan, utility extension request and financial obligation report required in Subsection
A above shall be reviewed by the Plan Commission upon receipt of reports from the applicant. The Plan Commission may, at that time, for reasons stated in a written resolution setting forth specific questions on which it requires research, data and input from the developer and other affected persons, decide that the site assessment checklist raises unusually significant questions on the effects on the environment and/or that an unusually high level of citizen interest has resulted from questions raised in the site assessment checklist and that review by other City committees and commissions is required. The listing of questions can include items which this chapter already enables the Plan Commission to obtain or it may include additional information which is relevant to the questions specified in the resolution. The resolution may also request data on the specific impact questions from other governmental agencies or from the developer or applicant. The resolution shall set a reasonable date for the return of the requested data and information and it may specify the format in which the data is to be presented.
(2) Optional hearing on site assessment report. Following the return to the Plan Commission of the data required in the resolution adopted under Subsection
C(1) above, the Plan Commission shall make such report available for scrutiny by the applicant or petitioner, by City departments, commissions and committees and by other interested persons or agencies. The Plan Commission may schedule and hold a public hearing on the findings of the report. The hearing shall be preceded by a Class 1 notice under Ch. 985, Wis. Stats. Persons attending such hearing shall be afforded an opportunity to comment on the report.
(3) Review of site assessment report. The Plan Commission shall review the site assessment report, with supporting data, department and committee reviews and any other data required for determining the suitability of the land for the proposed development. Within 45 days after submission to the Plan Commission of the final expanded site assessment report, the Plan Commission shall decide whether said land is suitable for development and proceed as required by Subsection
D below.
D. Concept plan requirements. A concept plan shall be
prepared by the subdivider for review and approval by the Plan Commission.
(1) Purpose. The purpose of this concept plan is to depict
the general intent of the subdivider in terms of general layout of
the land division and its relationship to nearby properties, utilities
and other public facilities. In conjunction with the site assessment
checklist, the concept plan provides an opportunity to review the
general intent and impact of the proposed land division without the
need for detailed engineering, surveying and other time-consuming
and costly processes associated with the preliminary plat.
(2) Coverage. The concept plan requirement shall apply
to all land divisions, including minor subdivisions. The Plan Commission
may waive the requirement for the filing of a concept plan for minor
subdivisions of less than five acres in total area.
(3) Concept plan submission requirements. The concept
plan shall be submitted at a scale of not more than 200 feet to one
inch and shall show all lands under the control of the applicant which
are contiguous or separated only by existing public roads or railroad
rights-of-way. The concept plan shall show the following information:
(a)
Name of the proposed subdivision.
(b)
Name, address and telephone number of the owner,
subdivider, engineer, land surveyor and land planner.
(c)
Date, graphic scale and North point.
(d)
Location of the proposed subdivision by government
lot, quarter section, township, range and county, and a location map
showing the relationship between the plan and its surrounding area.
(e)
The exterior boundaries of the proposed subdivision
referenced to a corner established by the United States Public Land
Survey and the total acreage encompassed thereby.
(f)
The location of existing property lines, buildings,
drives, streams and watercourses, dry runs, lakes, marshes, rock outcrops,
wooded areas, environmental corridors, and other similar significant
features within the parcel being subdivided.
(g)
The location, right-of-way width and names of
any adjacent existing streets, alleys or other public ways, easements,
and railroad and utility rights-of-way within or adjacent to the proposed
subdivision.
(h)
The name and width of any adjacent existing
street pavements for streets located outside the City limits.
(i)
The location and size of any existing sanitary
and storm sewers, culverts, or drainpipes and the location and size
of any existing water and gas mains on or adjacent to the plat and
proposed for use in the development. If sewers and water mains are
not present on or adjacent to the preliminary plat, the distance and
the size of those to be connected to by the development shall be indicated.
(j)
Location and names of adjacent subdivisions,
parks and cemeteries.
(k)
Existing land use and zoning included within
or adjacent to the proposed subdivision.
(l)
General location and right-of-way width of all
proposed streets.
(m)
General layout and size of all lots.
(n)
General location and approximate area and dimensions
of any sites proposed to be reserved or dedicated for parks, playgrounds,
greenways or other public uses or which are to be used for group housing,
shopping centers, church sites or other nonpublic uses.
(o)
General location and area of stormwater drainage
facilities.
(p)
A preliminary listing of dwelling unit counts
by single-family, two-family, three-family, four-family and multifamily
types and the approximate area devoted to nonresidential uses.
(q)
The preliminary development schedule indicating
the approximate timing of the proposed development.