A preliminary plat shall be required for all subdivisions within
the Village and the Village's extraterritorial jurisdiction and
shall be based upon a survey by a registered land surveyor. The plat
shall be prepared on tracing cloth, reproducible drafting film, or
paper of good quality at a map scale of not more than 100 feet to
the inch and shall show correctly on its face the following information:
A.
Title or name under which the proposed subdivision is to be recorded;
B.
Proper location of the proposed subdivision by government lot, quarter-section,
section, township, range, county, and state;
C.
General location sketch at 2,000 feet to the inch showing the location
of the subdivision within the United States Public Land Survey section;
D.
Date, graphic scale and north point;
E.
Names and addresses of the owners, developer, land surveyor, and
any other professional staff involved in preparing the plat;
F.
The entire area contiguous to the proposed plat in which the developer
has a legal or equitable interest if such area is less than 100 acres
in size, even though only a portion of such area is proposed for immediate
development. If the legal or equitable contiguous ownership is 100
acres or more in size, the preliminary plat may include only that
area of such land which is proposed to be developed immediately, provided
that area has been included in an approved pre-preliminary sketch
plan; the land area is at least 65 acres in size; and the remnant
unplatted parcel is not less than 40 acres in size. The Village Board
may modify these requirements where it is determined unnecessary to
fulfill the purposes and intent of this chapter and undue hardship
would result from strict application thereof.
All preliminary plats shall show the following:
A.
Length and bearing of the exterior boundaries of the proposed subdivision
referenced to a corner established in the United States Public Land
Survey and the total acreage encompassed thereby;
B.
Existing contours at vertical intervals of not more than two feet
where the slope of the ground surface is less than 10%, and of not
more than four feet where the slope of the ground surface is 10% or
more. Elevations shall be marked on such contours based on National
Geodetic Datum of 1929 (mean sea level);
C.
Proposed street grade;
D.
Water elevations of adjoining lakes and streams at the date of the
survey and approximate high and low water elevations, all referred
to mean sea level (1929) datum;
E.
Floodplain limits 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, the limits of
and the contour line lying a vertical distance of five feet above
the elevation of the maximum flood of record;
F.
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;
G.
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, all
to mean sea level (1929) datum;
H.
Location and names of any adjacent subdivisions, parks and cemeteries,
and owners of record of abutting unplatted lands;
I.
Location, size and invert elevation of any existing or proposed retention
or detention basins, culverts, and drainpipes, the location of manholes,
catch basins, hydrants, electric power, and telephone poles, and the
location and size of any existing gas mains within the exterior boundaries
of the plat or immediately adjacent thereto. If no storm sewer mains
are located on or immediately adjacent to the lands being platted,
the nearest such mains which might feasibly be extended to serve such
lands shall be indicated by their direction and distance from the
nearest exterior boundary of the plat and their size, and invert elevations;
J.
Locations of all existing property boundary lines, structures, drives,
streams, watercourses, marshes, rock outcrops, wooded areas, railroad
tracks and other similar significant natural or man-made features
within the tract being subdivided or immediately adjacent thereto;
K.
Location, width and suggested names of all proposed streets and public
rights-of-way such as alleys and easements;
L.
Approximate dimensions of all lots, together with proposed lot and
block numbers;
M.
Location and approximate dimensions and size 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 private uses not requiring division into lots;
N.
Approximate proposed street grades or approximate slope in percent;
O.
Existing zoning on and adjacent to the proposed subdivision;
P.
Any proposed lake and stream access with a small drawing clearly
indicating the location of the proposed subdivision in relation to
the access;
Q.
Any proposed lake and stream improvement or relocation;
R.
Location of soil boring tests, where required by the Wisconsin Administrative
Code, made to a depth of six feet, unless bedrock is at a lesser depth.
The number of such tests shall be adequate to portray the character
of the soil and the depths of bedrock and groundwater from the natural
undisturbed surface. To accomplish this purpose, a minimum of one
per three acres shall be made initially. Two copies of all test results
shall accompany the preliminary plat;
S.
Location of soil monitoring or percolation tests where required by
Chapter SPS 385 Wis. Adm. Code taken at the location and depth in
which soil absorption waste disposal systems are proposed to be installed.
The number of such tests initially made shall not be less than one
test per three acres or one test per lot, whichever is greater. Two
copies of all test results shall accompany the preliminary plat;
T.
Special restrictions required by the Village Plan Commission such
as those relating to points or areas of access control along public
ways, provision of planting screen areas, areas of fill or earth moving
restrictions, or areas of land clearance restrictions.
A.
Street plans and profiles. Following preliminary plat approval, the
plans and profiles of all streets and public ways, as designed and
laid out by a registered Village Engineer, shall be submitted to the
Village Engineer 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 mean sea level (1929) datum, and plans and profiles
shall meet the approval of the Village Engineer.
B.
Testing. As a part of preliminary plat preparation the Village Plan
Commission may require the developer to provide that additional borings
and soundings be made in specified areas to ascertain subsurface soil,
rock, and water conditions, including depth to bedrock and depth to
groundwater table. Where the subdivision will not be served by public
sanitary sewer service, the provisions of Chapter SPS 385 Wis. Adm.
Code shall be complied with; and the appropriate data submitted with
the preliminary plat.
C.
Soil and water conservation. The Village Engineer, upon determining from a review of the preliminary plat that the soils, slope, vegetation, and drainage characteristics of the site are such as to require substantial cutting, clearing, grading, stormwater detention/retention and other earthmoving operations in the development of the subdivision or otherwise entail a severe erosion hazard, may require the developer to provide soil erosion and sedimentation control plans and specifications. Such plans shall comply with the Village required standards and shall be in accordance with standards set forth in Chapter 167, Article II, Construction Site Erosion Control, of this Code.
D.
Site grading plans. Site grading plans, including both existing and
proposed contours, building grades/elevations and any drainage systems,
may be required by the Village Engineer.
The registered engineer and/or registered surveyor preparing
the preliminary plat shall certify on the face of the plat that it
is a correct representation of all existing land divisions and features
and that he has fully complied with the provisions of this chapter.
The developer shall pay all fees applicable to the proposed
preliminary plat to the Village Clerk at the time the preliminary
plat is first submitted for Village Plan Commission review and approval,
and in an amount as set forth in the fee schedule adopted from time
to time by the Village Board.
