A.
General. A preliminary plat shall be required for all subdivisions
and shall be based upon a survey by a professional 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 Village 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 may be required by the 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 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
Village 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. Where, in the judgment of
the Village Engineer, 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 Ch. SPS 385 of
the Wisconsin Administrative 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.
(20)
Soil tests and reports as may be required by the Village Engineer
for the design of roadways, storm drainage facilities, on-site sewage
disposal systems, erosion control facilities, and/or other subdivision
improvements and features.
(21)
Design features.
(a)
Locations and widths of proposed alleys, pedestrian ways and
utility easements.
(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, sewer lines (and water mains,
if required).
(f)
Areas, other than streets, alleys, pedestrian ways 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 non-public 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.
(22)
Where the Plan Commission or Village 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 Plan Commission and/or Village 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 professional 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 Village Board, 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:
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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 Village Engineer.
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(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:
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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.
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(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 Village
Engineer from the soils information.
(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.
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 Village Board and Plan Commission, or their designees,
shall examine all final plats within the Village of Spencer 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 Village, 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 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.
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.
A.
Certified survey requirements. When it is proposed to divide land
into not more than four parcels or building sites, any one of which
is less than four acres in size, or when it is proposed to divide
a block, lot or outlot into not more than four parcels or building
sites within a recorded subdivision plat without changing the exterior
boundaries of the block, lot or outlot, the subdivider shall subdivide
by use of a certified survey map, prepared in accordance with § 236.34,
Wis. Stats., and this chapter.
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 Village. The certified survey shall be reviewed, approved or disapproved by the Plan Commission and Village Board pursuant to the procedures used for preliminary plats in §§ 424-9 through 424-11, 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.
(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.
D.
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.
E.
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 Village Board, 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 12 months of the date of the last resolution
of approval by the Village Board and any other approving agencies.
Failure to do so shall necessitate a new review and reapproval of
the map by the Village Board.[1]
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.
