City of Princeton, WI Article V Technical Requirements for Plats and Certified Survey

§ 415-18 Technical requirements for preliminary plats.

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, which name shall not duplicate or be alike in pronunciation of the name of any plat heretofore recorded in the City unless considered an addition to the subdivision.

(2) Legal description/location of the proposed subdivision by government lot, quarter section, township, range, county and state.

(3) Date, scale and north point.

(4) Names, telephone numbers, and addresses of the owner, and any agent having control of the land, engineer, subdivider, land surveyor preparing the plat.

(5) Entire area contiguous to the proposed plat owned or controlled by the subdivider shall be required by the Common Council or Plan Commission to be included on the preliminary plat even though only a portion of said area is proposed for immediate development. Where a subdivider owns or controls adjacent lands in addition to those proposed for development at that time, he/she shall submit a concept plan for the development of the adjacent lands showing streets, utilities, zoning districts, and other information as may affect the review of the preliminary plat in question. The City Engineer may waive these requirements where adjacent development patterns have already been established.

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 United States 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.

(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, width and names of all proposed streets and public rights-of-way such as alleys and easements.

(14) Approximate dimensions of all lots together with proposed lot and block numbers. The area in square feet of each lot shall be provided.

(15) Location and approximate dimensions of any sites to be reserved or dedicated for parks, playgrounds, drainageways or other public use.

(16) Approximate radii of all curves.

(17) Any proposed lake and stream access with a small drawing clearly indicating the location of the proposed subdivision in relation to access.

(18) 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.

(19) Soil tests and reports as may be required by the City Engineer for the design of roadways, storm drainage facilities, on-site sewage disposal systems, erosion control facilities, and/or other subdivision improvements and features. The Plan Commission, upon the recommendation of the City Engineer, may require that 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. The City does not guarantee, warrant, or represent that only those soils tested and shown to be unsuited for specific uses are the only unsuited soils within the City and thereby asserts that there is no liability on the part of the Common Council, its agencies, or employees for sanitation problems or structural damages that may occur as a result of reliance upon, and conformance with, this chapter. Where the subdivision will not be served by public sanitary sewer service, the provisions of Ch. SPS 385, Wis. Adm. Code, shall be complied with, and the appropriate data submitted with the preliminary plat.

(20) Design features.

(a) Locations and widths of proposed streets, alleys, pedestrianways and utility easements. The Plan Commission, upon the recommendation of the City Engineer, 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 National Geodetic Vertical Datum (NGVD), and plans and profiles shall meet the approval of the City Engineer.

(b) Layout numbers and preliminary acreages and dimensions of lots and blocks.

(c) Minimum front, rear, side, and street yard building setback lines.

(d) Location and size of proposed sanitary sewer lines and water mains.

(e) Gradients of proposed streets, including center line profiles.

(f) Areas, other than streets, alleys, pedestrianways and utility easements, intended to be dedicated or reserved for public use, including the size of such area or areas in acres.

(g) Location and description of survey monuments.

(h) An identification system for the consecutive numbering of all blocks and lots within the subdivision.

(i) Sites, if any, to be reserved for parks or other public uses.

(j) Sites, if any, for multifamily dwellings, shopping centers, churches, industry or other nonpublic uses exclusive of single-family dwellings.

(k) Provisions for surface water management including both minor and major system components, detention/retention facilities, including existing and post development one-hundred-year flood elevations, etc.

(l) Potential resubdivision and use of excessively deep (over 200 feet) or oversized lots must be indicated in a satisfactory manner.

(m) Any wetlands, floodplains, or environmentally sensitive areas provided for by any local, state or federal law.

(21) Soil and water conservation. The Plan Commission, upon the recommendation of the City Engineer, after 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, shall require the subdivider to provide soil erosion and sedimentation control plans and specifications. Such plans shall generally follow the guidelines and standards set forth in the United States Conservation Service Technical Guide, and shall be in accordance with standards set forth in this chapter.

(22) Where the Plan Commission or City Engineer 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 Common Council, 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.

§ 415-19 Technical requirements for final plats.

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 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.

(9) Groundwater presence.

(a) Where the ground water 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 to the Building Inspector for approval with the application for a building permit as required information.

(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 ground water table.

(10) Dimensions of lot lines shall be shown in feet and hundredths; no ditto marks shall be permitted. When lot lines are not at right angles to the street right-of-way line, the width of the lot shall be indicated at the building setback line in addition to the width of the lot at the street right-of-way line.

(11) A numbered identification system for all lots and blocks.

(12) Railroad rights-of-way within and abutting the plat.

(13) Setbacks or building lines.

(14) Utility and/or drainage easements.

(15) Street addresses on each lot as determined by the City Administrator/Clerk-Treasurer.

C. Deed restrictions. Restrictive covenants and deed restrictions 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 Princeton 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 one part in 5,000 (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 3,000 (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 County or 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. Before final approval by the City of any plat or certified survey map located outside the corporate limits of the City, but within the plat approval jurisdiction of the City, the subdivider shall give evidence that he/she has compiled with all street and utility requirements of the town in which the land being platted is located.

G. State plane coordinate system. All distances and bearings shall be referenced to the Wisconsin Coordinate System, South Zone.

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/she has fully complied with all the provisions of this chapter.

§ 415-20 Technical requirements for certified survey land divisions; review and approval.

A. Certified survey requirements. A certified survey map prepared by a registered land surveyor shall be required for all minor land divisions. It shall comply in all respects with the requirements of § 236.34, Wis. Stats. The minor subdivision shall comply with the design standards and improvement requirements set forth in this chapter for plats.

B. Submission and review. The subdivider is encouraged to first consult with the Plan Commission regarding the requirements for certified surveys before submission of the final map. Following consultation, two copies of the final map in the form of a certified survey map shall be submitted to the City. The certified survey shall be reviewed, approved or disapproved by the Plan Commission and Common Council pursuant to the procedures used for preliminary plats in §§ 415-10 through 415-12, including notice and hearing requirements.

C. 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 the City Zoning Code.[1]

[1] Editor's Note: See also Ch. 430, Zoning.

(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.

(9) Critical building locations. Any building or structure and its location on the lot shall be dimensioned to the nearest 0.1 of one foot where the location of such building or structure will be critical in relation to proposed property boundaries or to the zoning yard requirements.

(10) Additional information. The City may require that the following additional information be provided when necessary for the proper review and consideration of the map:

(a) 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 five feet where the slopes of the ground surface is 10% or more. Elevations shall be marked on such contours based on National Geodetic Vertical Datum (NGVD) of 1929 (mean sea level). The requirement to provide topographic data may be waived if the parcel(s) created are fully developed.

(b) Soil type, slope and boundaries are shown on the detailed operational soil survey maps prepared by the United States Soil Conservation Service.

(c) Location of soil boring tests, where required by § SPS 385, Wis. Adm. Code, made to a 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 test per three acres shall be made initially. The results of such tests shall be submitted along with the certified survey map.

(d) The Plan Commission may require that the entire area contiguous to the land outlined in the proposed certified survey owned or controlled by the subdivider be included on the certified survey map even through only a portion of said area is proposed for immediate development.

D. State Plane Coordinate System. All distances and bearings shall be referenced to the Wisconsin Coordinate System. Where the map is located within a United States Public Land Survey quarter-section, the corners of which have been relocated, monumented and coordinated by the City of Princeton or Green Lake County, 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 bearing shall be referenced to the Wisconsin Coordinate System, Central Zone, and adjusted to the City's control survey.

E. Certificates. The surveyor shall certify on the face of the certified survey map that he/she 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.

F. 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) of the Wisconsin Statutes.

G. Recordation. The subdivider shall record the map with the County Register of Deeds within 30 days of its approval by the Common Council and any other approving agencies. Failure to do so shall necessitate a new review and reapproval of the map by the Common Council.

H. 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.

I. Critical building locations. Any building or structure and its location on the lot shall be dimensioned to the nearest 0.1 of one foot where the location of such building or structure will be critical in relation to proposed property boundaries or to the zoning yard requirements.