Any subdivider and owner of land (or his agent) who wish to
divide such land shall comply with the general principles of design
and minimum layout requirements as set forth in Article Vof this chapter
, and shall in every case submit the information required in this
article.
Prior to the filing of an application for the approval of a
preliminary plat or certified survey map, the subdivider shall submit
a concept plan for review and consultation with City staff and all
affected utilities in order to obtain advice and assistance. This
consultation is neither formal nor mandatory but is intended to inform
the subdivider of the purpose and objectives of these regulations,
the adopted regional, county or City Comprehensive Plans or adopted
plan components and plan implementation ordinances of the City and
to otherwise assist the subdivider in planning his 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 City
and the subdivider will gain a better understanding of subsequent
required procedures.
A.
Submission and review. Before submitting a plat for approval, the subdivider shall prepare a preliminary plat, which shall be clearly marked "preliminary plat," and a letter of application. The subdivider shall submit the information required under §§ 650-22 and 650-25. After completing the determination of adequate facilities and the concept plan review under those sections, the subdivider may prepare a preliminary plat which shall conform to the provisions set forth in Article V of this chapter and shall file with the City Clerk an application in writing for the tentative approval of said plat, accompanied by one digital copy of the plat in a generally acceptable format and folded copies as shall be required by the City Clerk to comply with this chapter. The plat shall be submitted at least 40 calendar days prior to the meeting of the Plan Commission at which action is desired. In addition:
(1)
Upon filing the preliminary plat with the City Clerk, the owner shall
pay a fee as established from time to time by resolution of the City
Council.
(2)
The City Clerk or designee shall, within two work days after filing,
transmit copies to the Wisconsin Department of Administration (WDOA);
two copies to the Wisconsin Department of Transportation (WDOT), if
the subdivision abuts or adjoins a state trunk highway or connecting
highway, two copies to the Department of Safety and Professional Services,
if the subdivision is not served by a public sewer and provision for
such service has not been made, two copies to the Department of Natural
Resources (WDNR), if navigable waters, shoreland/wetlands or floodlands
are contained within the proposed subdivision, and four copies to
the Jefferson County planning agency, if required by Jefferson County.
(3)
The City Clerk shall transmit seven copies to the City Plan Commission,
five copies to the City Council and one copy each to the Building
Inspector, Public Works Board, Parks Board, Police Department, City
Assessor, Engineering Consultant, Planning Consultant, and Fire Department
for their review and recommendations concerning matters within their
jurisdiction. The recommendations, if any, of City boards, commissions
and departments shall be transmitted to the City Plan Commission within
30 days from the date the plat is filed. The preliminary plat shall
then be reviewed by the City Plan Commission for conformance with
this chapter and all ordinances, rules, regulations, Comprehensive
Plans and Comprehensive Plan components.
(4)
The City Clerk shall transmit two copies to the Lake Mills Light
and Water Utility and one copy each to WE Energies, American Transmission
Company, local telecommunications companies, the cable television
franchisee, and the Lake Mills School District for their review and
information concerning matters within their jurisdiction. Their comments,
if any, shall be transmitted to the City Manager within 20 days from
the date the plat is filed.
(6)
The Wisconsin Department of Administration (WDOA), Wisconsin Department
of Safety and Professional Services, the Wisconsin Department of Transportation
(WisDOT), and Wisconsin Department of Natural Resources (WDNR) shall
hereafter be referred to as "objecting agencies."
(7)
The preliminary plat shall be checked and reviewed as to its conformity to the Official Map, the Comprehensive Plan, and Chapter 660, Zoning Regulations, of this Code, and the principal standards and requirements set forth in this chapter including § 650-22, Determination of adequacy of public facilities and services, and copies of plats shall be referred for review and recommendations to the Plan Commission, Public Works Board, and Parks Board.
B.
Preliminary plat approval. The objecting agencies shall, within 20
days of the date of receiving their copies of the preliminary plat,
notify the subdivider and all other approving and objecting agencies
of any objections; except the Department of Administration has 30
days to act. If there are no objections, they shall so certify on
the face of the copy of the plat and shall return that copy to the
City Plan Commission. If an objecting agency fails to act within 20
days (30 days for the Department of Administration), it shall be deemed
to have no objection to the plat. In addition:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
The City Plan Commission shall, within 60 days of the date of filing
of a preliminary plat with the City Clerk, examine the preliminary
plat as to its conformance with this chapter; consider review comments
from objecting agencies, City staff and other agencies required to
review and comment on the preliminary plat; and shall recommend approval,
approval with conditions or rejection of the preliminary plat to the
City Council.
(2)
After review of the preliminary plat and conferences with the owner
on any changes deemed advisable and the kind and extent of public
improvements which will be required, the Plan Commission shall reject
or recommend approval or conditional approval of the plat. The Plan
Commission shall state by resolution any conditions of approval or
reasons for rejection.
(3)
If the Plan Commission rejects the plat, it shall return it to the
owner.
(4)
If the Plan Commission recommends approval of the preliminary plat,
the City Council shall, within 90 days of the date the plat and application
were filed with the City Clerk, approve conditionally or reject such
plat and shall state in writing any conditions of approval or reasons
for rejection, unless the time is extended by agreement with the subdivider.
Failure of the City Council to act within 90 days or extension thereof
shall constitute an approval of the preliminary plat. The Clerk shall
communicate to the owner the action of the Council.
(5)
Approval or conditional approval of a preliminary plat shall not
constitute automatic approval of the final plat, except that if the
final plat is submitted within 36 months of preliminary plat approval
and conforms substantially to the preliminary plat layout as provided
under § 236.11(1)(b), Wis. Stats., the final plat shall
be entitled to approval with respect to such layout. If the final
plat is not submitted within 36 months of the last required approval
of the preliminary plat, any approving authority may refuse to approve
the final plat. An approved preliminary plat shall be deemed an expression
of approval or conditional approval of the layout submitted and used
as a guide in the preparation of the final plat, which will be subject
to further consideration by the City Plan Commission and City Council
at the time of its submission.
(6)
If after the approval or conditional approval of the preliminary plat by either the Plan Commission or the City Council, the subdivider creates a substantial change to the subdivision layout, the City shall require the resubmittal of a preliminary plat in conformance with Subsection B(1) above. A professional engineer or planner shall review all plats to determine whether the final plat conforms substantially to the preliminary plat. If the change is made at the request of the City, a substantial change shall not be presumed to have occurred and the subdivider may proceed with submittal of a final plat.
C.
Preliminary plat technical details.
(1)
General. A preliminary plat shall be required for all subdivisions
and shall be based upon a survey by a professional land surveyor (RLS)
and the plat prepared on tracing cloth, reproducible drafting film
or paper of good quality at a preferred sheet size of 22 inches by
30 inches and shall show correctly on its face the following information:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(a)
Proposed name of subdivision, 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.
(b)
Legal description of property to include section, township,
and range numbers.
(c)
Names, phone numbers and addresses of the owner, any agent having
control of the land, subdivider, surveyor, engineer, and designer
of the plan and certification of ownership or owner's authorization
of agent.
(d)
Graphic scale and North arrow.
(e)
Certification of surveyor certifying to the accuracy of the
survey.
(f)
Date of preparation and date of subsequent revisions.
(g)
General location sketch showing the location of the subdivision
within the United States Public Lands Survey section.
(h)
Where a subdivider owns or controls adjacent lands in addition
to those proposed for development at the time of preliminary plat
submission, s/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 City Manager may waive these requirements where adjacent
development patterns have already been established.
(2)
Plat data. All preliminary plats shall show the following information
in addition to that required by Wis. Stats. Ch. 236, Subchapter III:
(a)
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 total acreage encompassed thereby.
(b)
Locations of all existing property boundary lines, structure
and the first floor elevations thereof, drives, visible and known
wells, streams and watercourses, all wetlands, rock outcrops, wooded
areas, railroad tracks and other similar significant natural and man-made
features within the tract being subdivided or immediately adjacent
thereto, within a distance of 200 feet.
(c)
Location, right-of-way width, and names of existing or proposed
streets, alleys or other public ways, easements, railroad and utility
rights-of-way. Parks and other public lands, permanent buildings and
structures, easements and section and corporate lines within the preliminary
plan and to a distance 200 feet beyond shall also be indicated.
(d)
Approximate radii of all curves.
(e)
Location and names of any adjacent subdivisions, parks and cemeteries
and owners of record of abutting unplatted lands.
(f)
Minimum front, rear, side, and street yard building setback
lines.
(g)
Wetland protection buffer areas as identified in the Zoning
Code.
(h)
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, based
on the National Geodetic Vertical Datum of 1929.
(i)
Location, size and invert elevation of any existing sanitary
or storm sewers, culverts and drain pipes, 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, based on the National Geodetic Vertical Datum of
1929. If no sewers or water mains are located on or immediately adjacent
to the tract, the nearest sewers or water mains which might be extended
to serve the tract shall be indicated by their direction and distance
from the tract, size and invert elevations.
(j)
Gradients of proposed streets, sewer lines (and water mains,
if required).
(k)
An identification system for the consecutive numbering of all
blocks and lots within the subdivision.
(l)
Sites, if any, for multifamily dwellings, shopping centers,
churches, industry or other nonpublic uses exclusive of single-family
dwellings.
(m)
Existing zoning classifications for land in and abutting the
subdivision, and the proposed zoning plan for the areas, including
required dimensions.
(n)
Potential resubdivision of large lots (over 24,000 square feet).
Potential resubdivision and use of excessively deep (over 200 feet)
or oversized lots must be indicated in a satisfactory manner.
(o)
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.
(p)
Existing contours to National Map Accuracy Standards at vertical
intervals of not more than two feet. Elevations shall be marked on
such contours based on the National Geodetic Vertical Datum of 1929
and be so noted on the face of the document. 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 the National Geodetic Vertical
Datum of 1929 and be so noted on the face of the document, and the
monumentation of the bench marks clearly and completely described.
(q)
High-water elevation of all ponds, streams, lakes, flowages
and wetlands within the exterior boundaries of the plat or located
within one-hundred-feet referenced to the National Geodetic Vertical
Datum of 1929 and so be noted on the face of the document.
(r)
Water elevations of all streams, ponds, lakes, flowages and
wetlands within the exterior boundaries of the plat and located within
100 feet at the date of the survey, referenced to the National Geodetic
Vertical Datum of 1929 and so be noted on the face of the document.
(s)
Floodplain limits of the one-hundred-year recurrence interval
flood, as determined by the federal flood insurance study or other
technical document, or where such data is not available the elevation
shall be determined by a registered professional engineer and the
sealed documents shall be approved by the City's Engineering Consultant.
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 elevation shall be determined by a registered
professional engineer and the sealed documents shall be approved by
the City's Engineering Consultant, within the exterior boundaries
of the plat or located within 100 feet.
(t)
Location and results of soil-boring tests within the exterior
boundaries of the plat 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 depth 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
City's Engineering Consultant may require that additional tests be
provided. The results of such tests shall be submitted along with
the preliminary plat.
(u)
Location of soil percolation tests where required by Ch. SPS
385, Wis. Adm. Code, taken at the location and depth in which the
soil absorption waste disposal systems are 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. The results of such
tests shall be submitted along with the preliminary plat.
(v)
Location and approximate dimensions of any sites to be reserved
or dedicated for schools, parks, environmental corridors, drainageways
or other public use or open space or which are to be used for group
housing, shopping centers, church sites or other private uses not
requiring lotting.
(w)
Any proposed riparian lake and stream access with a small drawing
clearly indicating the location of the proposed subdivision in relation
to the access.
(x)
Any proposed lake and stream improvement or relocation and notice
of application for approval by the Department of Natural Resources,
when applicable.
(y)
Delineation of all wetlands and shoreland/wetlands based on
a field-staking by the United States Army Corps of Engineers, the
Wisconsin Department of Natural Resources, or other agency or firm
certified to make such delineation by the federal government or Wisconsin
Department of Natural Resources.
(z)
Such other information as may be requested by the Director of
Public Works, City Manager or Plan Commission.
(3)
Street plans and profiles. The Plan Commission, upon the recommendation
of the City's Engineering Consultant, 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 mean sea level
(1929) datum, and plans and profiles shall meet the approval of the
City's Engineering Consultant.
(4)
Testing. The Plan Commission, upon the recommendation of the City's
Engineering Consultant, may require 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 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 City Council, its agencies or employees for sanitation
problems or structural damage 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, Ch. SPS 385, Wis.
Adm. Code, shall be complied with and the appropriate data submitted
with the preliminary plat.
(5)
Soil and water conservation. The City Council shall require the subdivider to provide soil erosion and sedimentation control plans and specifications prepared by a registered professional engineer. Such plans shall follow the guidelines and standards in the United States Conservation Service Technical Guide and shall be in accordance with standards in § 650-34Kof this chapter and § 660-133 of the Zoning Regulations of the Municipal Code. In addition:
(a)
Tree cutting and shrubbery clearing shall be so conducted as
to prevent erosion and sedimentation and preserve and improve scenic
qualities.
(b)
Paths and trails shall not exceed 10 feet in width and shall
be so designed and constructed as to result in the least removal and
disruption of trees and shrubs and the minimum impairment of natural
beauty.
(c)
Earth movements such as grading, topsoil removal, mineral extraction,
watercourse changing, road cutting, waterway construction or enlargement,
removal of streams or lake bed materials, excavation, channel clearing,
ditching, drain tile laying, dredging and lagooning shall be so conducted
as to prevent erosion and sedimentation and to least disturb the natural
fauna, flora, watercourse, water regimen and topography.
(d)
Review of cutting, clearing and earth movement may be requested
through the Jefferson County Land Conservation Committee, State District
Fish and Game Managers and Forester by the Plan Commission, as it
deems appropriate.
(6)
Covenants and condominium or homeowners' association documents.
(a)
The subdivider shall submit a draft of protective covenants,
where a covenant is proposed, whereby the subdivider intends to regulate
land use in the proposed subdivision and otherwise protect the proposed
development. Covenants shall be subject to review by the City Attorney
as to any language applicable to the City's interests. The City shall
not be responsible for enforcing private covenants.
(b)
The subdivider shall submit a draft of any proposed condominium
or homeowners' association declarations, covenants, or other documents
shall accompany the preliminary plat. The proposed documents shall
be subject to review by the City Attorney as to any language applicable
to the City's interests.
(7)
Easements. Easements shall be shown on the preliminary plat and shall
be limited to utility easements, drainage easements, conservation
easements, access easements, scenic easements, mineral easements,
solar access easements, or air rights easements. Easements shall not
be used for the conveyance of street rights-of-way, pedestrian rights-of-way,
park or school lands or other public lands requiring dedication.
(8)
Affidavit. The 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 there has been full
compliance with the provisions of this chapter.
(9)
A detailed site analysis per the following:
(a)
The detailed site analysis required by this section is designed
to provide the clear identification of permanently protected green
space areas on a site which is proposed for development. The detailed
survey work required to identify these areas accurately on a map is
not required prior to the initiation of development concept plans
for an area.
(b)
A detailed site analysis shall be performed in conjunction with
required preliminary plat documents for any and all properties containing:
[1]
Permanently protected natural resource areas defined as required
protected areas under state or federal regulations.
[2]
All environmental corridor components and areas identified by
the adopted Comprehensive Plan and/or by Jefferson County if lands
outside the City's corporate limits are included.
[3]
Any other quality environmental lands as determined by the City
Manager or City Forester.
(c)
The detailed site analysis shall be shown on a map of the subject
property which depicts the location of all protected natural resource
areas and environmental corridor components, as defined by the provisions
of this section, and as located by an on-site property survey. The
detailed site analysis shall meet the following requirements:
[1]
Scale. Map information shall be at a scale sufficient to show
required data for detailed site analysis. A minimum scale may be prescribed
by the City Manager or his designee;
[2]
Topography. Topographic information is not required for any
property that does not contain steep slopes. For such properties,
topographic information with a minimum contour interval of two feet
is required.
[3]
Specific natural resources areas. All areas subject to the provisions
of § 650-26C(9)(b)shall be accurately outlined and clearly
labeled. Particular care as to clarity shall be taken in areas where
different resource types overlap with one another.
[4]
Development pads. All site disruption (including selective cutting)
proposed to occur within permanently protected natural resource areas
shall be limited to development pads except as required to remove
nonnative or undesirable species as identified in an approved management
plan for the site. Development pads shall be depicted on the detailed
site analysis map, and preliminary plat of subdivision.
[5]
Tree survey. Where site disruption occurs in forested areas,
a tree survey may be required so that the City Forester and Planning
Commission may adequately make recommendations to what forest areas
must be permanently protected by easement or dedication. The tree
survey should show the species and size of all trees affected that
are six-inch caliper or larger.
(d)
Site disruption activities shall not compact soil covering tree
roots, or otherwise damage trees beyond area from which trees are
to be removed. The use of snow fences and other barriers to outline
development pads during disruption activity is strongly recommended
to limit the extent of inadvertent compaction or other disturbance
of earth, and collision damage to vegetation intended for protection.
Such barriers should be placed no closer to protected trees than a
point on the ground directly under their outer canopy edge. The use
of on-site temporary construction signage is also highly recommended.
(e)
Tree replacement surety. A surety in a form approved by the
City Attorney may be required to secure the replacement of all trees
with calipers exceeding six inches, whose canopies are located adjacent
to disturbed areas, which die within a period of five years following
site disruption, and to secure the restoration of all mitigation areas
identified on the detailed site analysis.
(f)
All mitigation areas and the areas they buffer, related to the
provisions of this chapter, shall be depicted on the detailed site
analysis map with notations provided which describe the mitigation
techniques employed.
(g)
Required procedure for submission and review of detailed site
analysis.
[1]
The detailed site analysis map shall be submitted to the City
Clerk for review concurrent with the submission of the preliminary
plat of subdivision. A concept plan of the proposed development may
be submitted prior to the submission of the detailed site analysis
map, however, in no way does the acceptance and/or general approval
of the concept plan indicate the approval of natural resource feature
locations.
[2]
The City Manager shall review the submitted detailed site analysis
map for general compliance with this chapter. Such review may include
data sources, including but not limited to the following examples:
[a]
The Official Zoning Map;
[b]
Applicable USGS 7.5 minute topographic maps for
the City of Lake Mills and its environs or other USGS quads and sources
of topographic information;
[c]
Air photos of the subject property;
[d]
Applicable FEMA and related floodplain maps;
[e]
Applicable Federal and State Wetland Inventory
Maps;
[f]
The City of Lake Mills "Smart Growth" Comprehensive
Plan;
[g]
Official Street System Map; and
[h]
Site visits.
(h)
Information contained on the detailed site analysis map relating
to the boundaries of permanently protected green space areas (including
natural resource protection areas, other permanently protected green
space areas, and required mitigation areas) shall be recorded as a
deed restriction which permanently runs with the land. Said areas
shall be clearly depicted on any and all site plans required as a
precondition for application for any development permit which occurs
subsequent to any proposed final plat of subdivision.
(10)
Conservation subdivisions shall include the following additional
information:
(a)
Inventory and mapping of existing resources including the following
mapped to scale:
[1]
Topographic contours at two-foot intervals.
[2]
United States Department of Agriculture, Natural Resource Conservation
Service soil type locations and identification of soil type characteristics
such as agricultural capability, depth to bedrock and water table,
and suitability for wastewater disposal systems. Type and stability
of bedrock should also be noted, particularly in karst areas and areas
with high potential for groundwater contamination due to fractured
bedrock or the presence of arsenic and mercury.
[3]
Hydrologic characteristics, including surface water bodies,
floodplains, groundwater recharge and discharge areas, wetlands, natural
swales, drainageways, and steep slopes.
[4]
Land cover on the site, according to general cover type (pasture,
woodland, etc.), and standalone trees with a caliper of more than
six inches measured four feet off the ground. The inventory shall
include comments on the health and condition of the vegetation.
[5]
Current and past land use, all buildings and structures on the
land, cultivated areas, brownfields, waste sites, and history of waste
disposal practices, paved areas, and all encumbrances, such as easements
or covenants.
[6]
Known critical habitat areas for rare, threatened or endangered
species.
[7]
Views of the site, including views onto the site from surrounding
roads, public areas and elevated areas, including photographs with
a map indicating the location where the photographs were taken.
[8]
Unique geological resources, such as rock outcrops and glacial
features.
[9]
Cultural resources, including a brief description of historic
character of buildings and structures, historically important landscapes,
and archeological features. This includes a review of existing inventories,
including those the State Historical Society of Wisconsin maintains
for historic buildings, archaeological sites, and burial sites.
(b)
Development yield analysis. The subdivider shall submit a table
showing the maximum number of dwelling units that would be permitted
under the City Zoning Ordinance, consistent with the required minimum
lot size, lot widths, setbacks, and other provisions of the zoning
ordinance and compare it to the number of dwelling units proposed.
Land that is undevelopable because of other laws and ordinances that
prohibit development in certain areas (e.g., floodplains, wetlands,
steep slopes, and drainageways) shall be excluded from the development
yield analysis; however, some undevelopable lands can be allowed as
easements on lots within the development yield analysis as long as
buildable area is found on each parcel depicted. The yield analysis
shall include:
[1]
Natural resources. Inventory and mapping of existing resources
found on the development site. This shall include an inventory of
preserved and disturbed natural features and prominent views.
[2]
Yield plan. Development yield as permitted under existing ordinances
(zoning, etc.) for the site.
[3]
Site analysis and concept plan. Using the inventory provided in Subsection C(10)(a) above, the development yield analysis provided in Subsection C(10)(b), and applying the design standards specified in Article V of this chapter, the subdivider shall submit a concept plan including at least the following information to scale:
[a]
Open space areas. An indication of which open space
areas are to remain undeveloped and trail location.
[b]
Open space area management plan. Proposed methods
for ownership and management of open space. A management plan for
the restoration and long-term care of open space areas.
[c]
Stormwater management. Proposed methods for stormwater
management (e.g., best management practices), and sewage treatment.
(11)
A digital DXF, DGN file, or DWG file of the preliminary plat
shall be submitted to the City on CD-ROM or USB flash drive concurrent
with the preliminary plat submittal, and all information shall be
tied to and referenced to the Wisconsin County Coordinate System (WCCS)
NAD 83 (2011) or current datum or others approved by the GIS Coordinator.
All digital files shall be submitted in accordance with the minimum
standards as approved by the City Council and amended from time to
time.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
Submission and review. The subdivider shall prepare a final plat
and letter of application in accordance with this chapter and file
30 folded copies of the plat with the City Clerk or designee at least
30 days prior to the meeting of the Plan Commission at which action
is desired. In addition:
(1)
A final plat of subdivided land shall comply with the requirements
of §§ 236.20 and 236.21, Wis. Stats., which are hereby
adopted by reference.
(2)
The subdivider shall reimburse the City for actual costs and expenses
incurred in reviewing and approving plats. Such costs shall include
engineering and planning consultant expenses incident to the review
of plats, as well as legal expenses incurred or the value, at the
established market rate, of the time spent by the City Attorney in
reviewing the submissions, preparing a developer's agreement, review
of deed restrictions or any other documents required by such subdivision.
(3)
The subdivider shall reimburse the City for costs and expenses incurred
in inspecting and accepting public improvements required by the plat
and the developer's agreement.
(4)
All fees for legal and engineer services incurred by the subdivider under Subsection A(2) shall be included in the financial guarantee required under § 650-35 or shall be paid to the City of Lake Mills in full prior to the City of Lake Mills granting authorization to start work under § 650-34 and prior to the City granting final plat approval for any future development or stages of development, if applicable.
(6)
The City Clerk or designee shall transmit copies to the Wisconsin
Department of Administration (WDOA); the Wisconsin Department of Transportation
(WDOT), if the subdivision abuts or adjoins a state trunk highway
or connecting highway; the Department of Safety and Professional Services,
if the subdivision is not served by a public sewer and provision for
such service has not been made; and Department of Natural Resources
(WDNR), if navigable waters, shoreland/wetlands or floodlands are
contained within the proposed subdivision. The Departments of Administration
(WDOA), Transportation, Natural Resources and Department of Safety
and Professional Services shall hereafter be referred to as "objecting
agencies."
(7)
The City Clerk shall transmit four copies to the Jefferson County
planning agency, seven copies to the City Plan Commission, seven copies
to the City Council and one copy each to the City Planning Consultant,
Building Inspector, City's Engineering Consultant, Superintendent
of Public Works, Facilities and Grounds Director, Police Chief, City
Assessor, and Fire Chief for their review and recommendations concerning
matters within their jurisdiction. The recommendations, if any, of
City boards, commissions and departments shall be transmitted to the
City Manager within 30 days from the date the plat is filed. The final
plat shall then be reviewed by the City Plan Commission for conformance
with this chapter and all ordinances, rules, regulations, Comprehensive
Plans and Comprehensive Plan components.
[Amended 8-3-2021 by Ord. No. 1226]
(8)
The Clerk shall transmit copies to the WE Energies, Lake Mills Light
and Water, all telecommunications and cable television franchisees,
and Lake Mills School District for review and information concerning
matters within their jurisdiction. Their comments, if any, shall be
transmitted to the Plan Commission within 30 days from the date the
plat is filed.
(9)
The City Plan Commission is designated as the recommending agency with respect to design and layout of the final plat under the provisions of § 650-32, and the City Council is designated as the approving authority with respect to all sections of this chapter.
(10)
The Wisconsin Departments of Administration (WDOA), Transportation
(WisDOT), Natural Resources (WDNR) and Department of Safety and Professional
Services shall hereafter be referred to as "objecting agencies." The
Jefferson County Planning and Zoning Commission is designated as an
approving agency when the plat is located in the extraterritorial
plat approval jurisdiction of the City and is hereafter referred to
as an objecting agency when the plat is located within the corporate
limits of the City.
(11)
The Plan Commission shall examine the final plat as to its conformance
with the approved preliminary plat; any conditions of approval of
the preliminary plat; this chapter and all ordinances, rules, regulations,
adopted regional, county or City Comprehensive Plans and adopted components
which may affect it. If the plat and plans and specifications of public
improvements are satisfactory to the Plan Commission, it shall so
certify in writing to the City Council; if they are not satisfactory
to the Commission, they shall be rejected by resolution, stating the
reasons for rejection and returned to the owner.
(12)
When the City Council receives the plat and plans and specifications
from the Plan Commission and the recommendation of the Public Works
Board, the Council shall signify its action by resolution; if rejected,
the Clerk shall so notify the owner in writing; if approved or conditionally
approved, the Clerk shall endorse the plat as required by chapter
236, Wis., Stats., and return it to the owner for recording.
(13)
The approval of the final plat by the City Council shall constitute
acceptance of dedication of any public street, open space or other
public areas shown thereon, but the required public improvements shall
not be deemed accepted until the same shall have been constructed,
inspected, and accepted under the terms of the developer's agreement.
(14)
The City Council shall act to approve, reject, or conditionally
approve the final plat within 60 days of filing with the City Clerk,
unless the plat has already been rejected by the Plan Commission or
unless the subdivider agrees in writing to a time extension.
(15)
The approved preliminary plat may be final platted in phases
with each phase encompassing only that portion of the approved preliminary
plat which the subdivider proposes to record at one time. However,
it is required that each such phase be final platted and designated
as a phase of the approved preliminary plat.
(16)
If after approval or conditional approval of the preliminary plat by either the Plan Commission or City Council, the subdivider creates a substantial change to the subdivision layout, the City shall require the resubmittal of a preliminary plat in conformance with § 650-26A. A professional engineer or planner shall review all plats to provide the approving authority with conclusions as to whether the final plat conforms substantially to the preliminary plat, and with a recommendation on approval of the final plat. If the change is made at the request of the City, a substantial change shall not be presumed to have occurred and the subdivider may proceed with submittal of a final plat.
B.
Approval. The objecting agencies shall, within 20 days of the date
of receiving their copies of the final plat, notify the subdivider
and all other approving and objecting agencies of any objections;
except the Department of Administration has 30 days to act. If there
are no objections, they shall so certify on the face of the copy of
the plat and shall return that copy to the City Plan Commission. If
an objecting agency fails to act within 20 days (30 days for the Department
of Administration), it shall be deemed to have no objection to the
plat. In addition:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(1)
Submission. If the final plat is not submitted within 36 months of
the last required approval of the preliminary plat, the City Council
may refuse to approve the final plat.
(2)
Plan Commission action. The City Plan Commission shall, within 30
days of the date of filing of the final plat with the City Clerk or
designee, recommend approval, conditional approval or rejection of
the plat and shall transmit the final plat and application along with
its recommendations to the City Council.
(3)
Notification. The City Council, after it determines to approve the
plat, shall give at least 10 days' prior written notice of its intention
to the Clerk of any municipality whose boundaries are within 1,000
feet of any portion of the proposed plat, failure to give such notice
shall not invalidate any such plat.
(4)
City Council action. The City Council shall, within 60 days of the
date of filing the original final plat with the City Clerk or designee,
approve or reject such plat unless the time is extended by agreement
with the subdivider. All corrections required by the objecting and
approving agencies shall be made to the final plat prior to placement
on the City Council agenda. If the plat is rejected, the reasons shall
be stated in the minutes of the meeting and a written statement of
the reasons forwarded to the subdivider and surveyor. The City Council
may not inscribe its approval on the final plat unless the City Clerk
certifies on the face of the plat that the copies were forwarded to
the objecting agencies as required herein, the date thereof and that
no objections have been filed within 20 days or, if filed, have been
met.
(5)
City Council approval. If the City Council fails to act within 60
days, time having not been extended, no unsatisfied objections having
been filed and all fees payable by the subdivider having been paid,
the plat shall be deemed approved.
(6)
Recordation. After the final plat has been approved by the City Council
and required improvements as shall be required by the Council either
installed or a subdivider's agreement and sureties insuring their
installation filed, the City Clerk shall cause the certificate inscribed
upon the plat attesting to such approval to be executed, and the City
shall cause the plat to be recorded with the County Register of Deeds.
The Register of Deeds shall not record the plat unless it is offered
within 12 months of the last approval and 36 months of the first approval.
(7)
Copies. The subdivider shall file 11 folded copies of the final plat
with the City Clerk or designee for distribution to the City Assessor
and Engineer and Planning, Building, Public Works, Utility, Fire,
Police and other affected departments and agencies for their files.
(8)
Installation of improvements. Upon approval of the final plat from
the Plan Commission or City Council, the subdivider may proceed with
installation of subdivision improvements after approval of the engineering
plans by the City's Engineering Consultant, Public Works and Public
Utility Boards, approval of all other applicable agencies and submittal
to the City of copies of all permits and letters of approval and/or
may submit a final plat for review. The subdivider shall enter into
a contract with the City agreeing to install the required improvements
and file with the contract a letter of credit, cash or certified check,
or surety bond meeting the approval of the City Attorney in an amount
120% of the estimated cost of the improvements, such estimate to be
made by the City Manager upon recommendation of the City's Engineering
Consultant, as a guarantee such improvements will be completed by
the subdivider or his subcontractors not later than two years from
the date of recording of the plat and as a further guarantee that
all obligations to subcontractors for work on the development are
satisfied.
(9)
If after approval or conditional approval of the final plat by either the Plan Commission or City Council, the subdivider creates a substantial change to the subdivision layout, the City shall require the resubmittal of a final plat in conformance with Subsection A. If the change is made at the request of the City, a substantial change shall not be presumed to have occurred.
C.
Final plat technical requirements.
(1)
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.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(2)
Additional information. The plat shall show correctly on its face,
in addition to the information required by § 236.20, Wis.
Stats., the following:
(a)
Accurate angular and lineal dimensions for all lines, angles,
and curvatures used to describe boundaries, streets, alleys, easements,
areas to be reserved for public use. 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.
(b)
A numbered identification system for all lots and blocks.
(c)
A boundary line survey including the measured distances and
angles and the true distance and bearing between a known point on
the boundary and the nearest official monument which shall be accurately
described on the plat.
(d)
Municipal, township, county, or section lines accurately tied
to the lines of the subdivision by distances and angles.
(e)
Radii internal angles, points and curvatures, tangent bearings,
and lengths of all arcs.
(f)
Name and location of the subdivision.
(g)
Accurate location of all monuments.
(h)
Graphic scale and north arrow.
(i)
Certifications by attached information showing that all taxes
and special assessments currently due on the property to be subdivided
have been paid in full.
(j)
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 Director of Public Works."
(k)
Groundwater table.
[1]
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 ground water
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."
[2]
The elevation of the basement as described in the subsection
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 City's
engineer consultant from the soils information.
(l)
Notarized certification by owner and by any mortgage holder
of record of the adoption of the plat and the dedication of streets
and other public areas.
(n)
Easements shall be shown on the preliminary plat and limited
to utility, drainage, conservation, access, scenic, mineral or air
rights. Easements shall not be used for conveyance of street rights-of-way,
pedestrian rights-of-way, park, school or other public lands requiring
dedication.
(o)
All lands reserved for future public acquisition or reserved
for the common use of property owners within the plat. If property
reserved for common use is located within the subdivision, provisions
and plans for its use and maintenance shall be submitted with the
plat. A note shall be placed on the face of the plat noting ownership
and maintenance of all common use areas and that deed restrictions
are on file at the County Register of Deeds.
(p)
A note on the face of the plat noting ownership and maintenance
obligations of all drainage swales, easements, retention and detention
ponds or other facilities.
(q)
Special restrictions required by the Plan Commission and any
other approving or objecting agency relating to access control along
public ways, provision of planting strips, solar access restrictions,
preservation of wetlands, more restrictive yard requirements or special
restrictions for environmentally significant lands.
(r)
Location, area, depth and type of soil absorption waste disposal
system for each building site, if applicable.
(s)
Floodplain limits of the one-hundred-year recurrence interval
flood as determined by the federal flood insurance study or other
technical document, or where such data is available, the elevation
shall be determined by a registered professional engineer and sealed
documents shall be approved by the City's Engineering Consultant.
The contour line lying a vertical distance of two feet above the elevation
of the one-hundred-year recurrence interval flood where such data
is not available, the elevation shall be determined by a registered
professional engineer and the sealed documents approved by the City's
Engineering Consultant within exterior boundaries of the plat or located
within 100 feet.
(t)
Where the City Council, Plan Commission, or City's Engineering
Consultant finds that additional information relative to a particular
problem presented by a proposed development is required to review
the final plat, it shall have the authority to request in writing
such information from the subdivider.
(u)
Delineation of all wetlands and shoreland/wetlands based on
a field staking by the United States Army Corps of Engineers, the
Wisconsin Department of Natural Resources, or other agency or firm
certified to make such delineation by the Federal Government or Wisconsin
Department of Natural Resources.
(v)
Location of soil boring tests. The number of such tests shall
be adequate portray the character of the soil and 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.
(w)
Location of soil percolation tests where required by Ch. SPS
385, Wis. Adm. Code, taken at the location and depth in which soil
absorption waste disposal systems are 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. The results of such
tests shall be submitted along with the certified survey map.
(x)
Location of all conservation easements, permanent open spaces,
and special restrictions including but not limited to deed restrictions,
use limitations, and maintenance agreements as depicted on the detailed
site analysis as approved concurrent with the preliminary plat.
(y)
Show the wetland protection buffer areas, as identified in the
Zoning Code.
(3)
Survey accuracy. The City's Engineering Consultant shall examine
all final plats within the City and may make, or cause to be made
by a professional land surveyor under the direction of the City's
Engineering Consultant, such field checks as the City's Engineering
Consultant may deem necessary or desirable for the accuracy and closure
of survey, the proper kind and location of monuments and legibility
and completeness of the drawing.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(a)
The maximum error of closure before adjustment of the survey
of the exterior boundaries of the subdivision shall not exceed that
which is permitted by state statute.
(b)
All street, block and lot dimensions shall be computed as closed
geometric figures based upon the control provided by the closed exterior
boundary survey.
(c)
Where the plat is located within a United States Public Land
Survey quarter-section, the comers of which have been relocated, monumented
and coordinated by the City or Jefferson County, the tie required
by § 236.20(3)(b), Wis. Stats., shall be expressed in terms
of grid bearing and distance; and the material and Wisconsin County
Coordinate System 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 and the street,
block and lot dimensions shall comply with the requirements of § 236.15,
Wis. Stats.
(d)
The City Council shall receive the results of the City's Engineering
Consultant's examination prior to approving the final plat.
(4)
Surveying and monumenting. Final plats shall meet all the surveying
and monumenting requirements of § 236.15, Wis. Stats.
(5)
Wisconsin County Coordinate System. Where the plat is located within
a United States Public Land Survey quarter section the corners of
which have been relocated, monumented and placed on the Wisconsin
County Coordinate System by Jefferson County or the City, the plat
shall be tied directly to two or more 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 type of monument and Wisconsin County Coordinate System of the
monument marking the relocated section or quarter corners to which
the plat is tied shall be indicated on the plat. All distances and
bearings shall be referenced to the Wisconsin County Coordinate System
NAD 83 (2011) or current datum. 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 and as adjusted to the City's control survey.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(6)
Certificates. All final plats shall provide all the certificates
required by § 236.21, Wis. Stats. In addition, the surveyor
shall certify that he has fully complied with all the provisions of
this chapter.
(7)
Plat recording. The final plat shall be recorded with the Jefferson
County Register of Deeds only after the certificates of the Wisconsin
Department of Administration, the City Council, the surveyor and those
required by § 236.21, Wis. Stats., are placed on the face
of the plat. The plat shall be recorded by the City Clerk within six
months of the date of the last resolution of approval and not later
than 24 months following the date of the first resolution of approval.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(8)
Recording condominium instruments. Prior to being recorded, all condominium
plats are to be reviewed using the procedures applicable to Certified
Survey Maps, provided such review shall be completed within 10 working
days after submission, and provided rejection may only be based on
the applicable requirements of this chapter and those provisions listed
under § 703.115(1)(b), Wis. Stats.
(9)
Duplicate plat required. The subdivider shall provide a duplicate
reproducible copy of the final plat on dimensionally stable polyester
film to the City, with 11 folded copies.
(10)
A digital DXF, DGN file, or DWG file of the final plat must
be submitted to the City on CD-ROM or USB flash drive prior to City
signatures being placed on the final plat, and all information shall
be tied to and referenced to the Wisconsin County Coordinate System
(WCCS) NAD 83 (2011) or current datum or others approved by the GIS
Coordinator. All digital files shall be submitted in accordance with
the minimum standards as approved by the City Council and amended
from time to time.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
Certified survey map applicability. A certified survey map, prepared
and recorded in accordance with § 236.34, Wis. Stats., and
the requirements of this article, and having been approved by the
City Manager, may be used in lieu of a subdivision plat to divide
or consolidate lands, or dedicate lands, provided that one of the
following conditions is met:
(1)
The division or consolidation is of any lot, outlot, parcel, or other
lands previously approved by the City and recorded with the Jefferson
County Register of Deeds as a subdivision plat, certified survey,
or assessor's plat, of any size, which results in not more than four
lots, outlots, parcels, or mortgage descriptions, being created by
any division or successive division, regardless of any changes in
ownership, within any five-year period. Certified survey maps may
not be utilized to create conservation subdivisions as defined by
this chapter.
(2)
The division or consolidation is of any lot, outlot, parcel, or other
lands that lie outside the boundaries of the City and that have been
previously recorded with the Jefferson County Register of Deeds, including
those recorded by a metes and bounds description, provided any of
the resulting parcels are not less than 35 acres in size and provided
the certified survey map results in not more than four lots, outlots,
parcels, or mortgage descriptions, being created by any division or
successive division, regardless of changes of ownership, within any
five-year period.
(3)
In the event a proposed land division does not meet the above requirements, the proposed land division shall be pursued as a subdivision plat, commencing with § 650-24 of this chapter.
(4)
Waiver of survey requirement. When the parcels to be created by a
land division are 20 acres or more in area and are not intended for
development, the Plan Commission may waive the requirement of a certified
survey map.
B.
Application requirements.
(1)
Preapplication conference. A preapplication conference similar to the consultation suggested in § 650-13 of this chapter is recommended prior to submitting the sketch or preliminary map for approval. Prior to submitting a certified survey map or plat of survey for approval, the subdivider shall submit a preliminary map or sketch to the City Manager for approval, which shall be sufficient in detail to determine whether the final certified survey map will meet the requirements of this chapter and all ordinances, rules, regulations, adopted regional, county and City Comprehensive Plans or adopted plan components which affect it. At a minimum, all sketches shall be submitted using the City Cadastral Map as the base map.
(2)
Application for approval. After approval of the preliminary map or sketch, the subdivider shall file 12 acceptable reproductions of a certified survey map and a written application requesting approval with the Clerk, along with plans and specifications for any applicable public improvements and public lands in accordance with Article V of this chapter.
C.
Certified survey map submittal requirements.
(1)
General.
(a)
A certified survey map prepared by a professional land surveyor shall be required for all minor land division. It shall comply in all respects with the requirements of § 236.34, Wis. Stats. The minor land division shall comply with the design standards in § 650-32 of this chapter and the improvement requirements in § 650-33 of this chapter.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(2)
Required information. The map shall show correctly on its face, in
addition to the information required by § 236.34, Wis. Stats.,
the following:
(a)
Date of the map.
(b)
Insert showing map of area with property location.
(c)
Graphic scale and North arrow.
(d)
Name and address and the owner, subdivider and surveyor.
(e)
The certified survey map shall include the entire original parcels
of land owned or controlled by the subdivider and which is proposed
for division or consolidation to ensure that the remaining parcel
meets all required lot, layout, access and other applicable standards.
(f)
All existing structures, including square footage and horizontal
offset to existing and/or proposed property lines, and the first floor
elevation thereof, visible and known wells, watercourses, drainage
ditches, existing property lines of abutting property and other features
pertinent to proper division.
(g)
Name of adjoining streets, highways, parks, cemeteries, subdivisions,
ponds, streams, lakes, flowages, and wetlands.
(h)
Location of the area on the lot where a structure may be built
to afford solar access to the rooftop and south wall.
(i)
Additional setbacks or building lines required by the City Manager
which are more restrictive than the regulations of the zoning district
in which the plat is located or which are proposed by the subdivider
and are to be included in recorded protective covenants.
(j)
Additional setbacks or offsets proposed by the subdivider which
are more restrictive than the regulations of the zoning district in
which the plat is located.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(k)
Floodplain limits of the one-hundred-year recurrence interval
flood as determined by the federal flood insurance study or other
technical document or where such data is not available, the elevation
shall be determined by a registered professional engineer and the
sealed documents shall be approved by the City's Engineering Consultant.
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 elevation shall be determined by a registered
professional engineer and the sealed documents shall be approved by
the City's Engineering Consultant within the exterior boundaries of
the plat.
(l)
Easements shall be shown on the certified survey map and shall
be limited to utility easements, drainage easements, conservation
easements, access easements, scenic easements, mineral easements,
or air rights easements. Easements shall not be used for the conveyance
of street rights-of-way, pedestrian rights-of-way, park or school
lands or other public lands requiring dedication.
(m)
Exact length and bearing of the center line of all streets.
(n)
Exact street width along the line of any obliquely intersecting
street.
(o)
Railroad rights-of-way within and abutting the plat.
(p)
A drainage and grading plan for all lots on the map bearing
a statement concerning the relation of all drainage swales, ponds
or other facilities.
(q)
Special restrictions required by the City Manager and any other
approving or objecting agency relating to access control along public
ways, the provision of planting strips, solar access restrictions,
to preservation of wetlands, to more restrictive yard requirements
or to special restrictions for environmentally significant lands.
(r)
Location, area, depth and type of soil absorption waste disposal
system for each building site, if applicable.
(s)
Delineation of all wetlands and shoreland/wetlands based on
a field staking by the United States Army Corps of Engineers, the
Wisconsin Department of Natural Resources, or other agency or firm
certified to make such delineation by the Federal Government or Wisconsin
Department of Natural Resources.
(t)
Grading plan for the proposed land division extending 150 feet
from the proposed property lines.
(u)
Show the wetland protection buffer areas, as identified in the
Zoning Code.
(v)
All lands reserved for future public acquisition.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
(3)
Additional information. The City Manager may require that the following
additional information be provided when necessary for 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 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 1988 (mean sea level). The requirement
to provide topographic data may be waived if the parcels created are
fully developed.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(b)
Soil type, slope and boundaries as shown on the detailed operational
soil survey maps prepared by the United States Soil Conservation Service.
(c)
Setbacks or building lines required by the City Manager in accordance with the guidelines in § 650-28E of this chapter.
(d)
Location of soil boring tests. The number of such tests shall
be adequate to portray the character of the soil and 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. Results of such tests shall be submitted along with the
certified survey map.
(e)
Location of soil percolation tests, where required by Ch. SPS
385, Wis. Adm. Code, taken at the location and depth in which soil
absorption waste disposal systems are 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. Results of such tests
shall be submitted along with the certified survey map.
(f)
The City Manager may waive the requirement 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 though only a portion of such area is proposed for immediate
development. However, this waiver may only occur when the parcels
to be created by a land division are 20 acres or more in area and
are not intended for development.
(g)
A detailed site analysis as described in § 650-26C(9).
(4)
Wisconsin County 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 placed on the Wisconsin
County Coordinate System by Jefferson County or the City, the map
shall be tied directly to two or more 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 type of monument, and Wisconsin County Coordinate System coordinates
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 County Coordinate
System. 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.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(5)
Certificates. The surveyor shall certify on the face of the map that
he has fully complied with all the provisions of this chapter. A certification
of the approval of the certified survey map by the City Manager and,
in the extraterritorial area, an owner's certificate noting that the
map shall be submitted to the City of Lake Mills as a required approving
authority, shall be inscribed legibly on the face of the map.
(a)
When a certified survey map includes the dedication of streets
and other public areas, an owner's certificate in substantially the
same form as required by § 236.21(2)(a), Wis. Stats., shall
be required.
(b)
All certified survey maps shall provide all the certificates
required by § 236.21, Wis. Stats.
(6)
Recordation. The certified survey map shall be recorded with the
county register of deeds only after the certificates of the City Council,
Plan Commission, surveyor and owner are placed on the face of the
map. The map shall be recorded by the City Clerk or designee within
12 months of its last approval by the City Council and 36 months of
the first approval or reapproval will be required. The City shall
not permit the applicant, title company or any other entity to record
the certified survey map.
(7)
A digital DXF, DGN, or DWG file of the certified survey map must
be submitted to the City on CD-ROM or USB flash drive prior to City
signatures being placed on the final plat, and all information shall
be tied to and referenced to the Wisconsin County Coordinate System
or others approved by the City. All digital files shall be submitted
in accordance with the minimum standards as approved by the City Council
and amended from time to time.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(8)
Plat notations. A certificate of the City Treasurer stating that
there are no unpaid special assessments or taxes on the lands shall
be included on the certified survey map for lands located within the
corporate boundaries of the City. Any additional notes required by
the City shall be placed on the face of the certified survey map prior
to recording by the City.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
D.
Staff review. The City Manager shall transmit copies of the map and
plans to the City Staff, who shall review it for conformance with
the provisions of this chapter, and any applicable Comprehensive Plan,
ordinances, official maps, statutes, rules, or regulations. No map
may be approved unless such map conforms to the provisions of this
chapter, and any applicable Comprehensive Plan, ordinances, official
maps, statutes, rules and regulations.
E.
Approval. The City Manager shall then approve, conditionally approve,
or reject the map and plans. One copy of the map shall be returned
to the subdivider with the date and action endorsed thereon; and if
approved conditionally or rejected, the conditions of approval or
reasons for rejection shall be endorsed thereon or attached thereto.
Unless the time is extended in writing by the subdivider, failure
to complete the action required herein within 60 days of application
shall constitute an automatic denial of the map. If the land division
is located within the corporate limits of the City or within the areas
outside the City that are served by the City's sanitary sewer or water,
if applicable, and public improvements are to be constructed by the
subdivider, the approval shall contain a condition that the subdivider
shall enter into a developer's agreement and submit a financial guarantee
that meets the requirements of this chapter and any applicable provisions
of the developer's agreement prior to recording the map.
F.
Recording. After the certified survey map has been approved by the
City Manager, the City Clerk shall cause the certificate to be inscribed
upon the map attesting to such approval and the City shall record
the map together with the approving resolution with the Jefferson
County Register of Deeds at the subdivider's expense. The Register
of Deeds shall not record the map unless it is offered within 12 months
of its last approval by the City Council and 36 months of the first
approval. The City shall not permit the applicant. Title Company or
any other entity to record the certified survey map. All recording
fees shall be paid by the subdivider. No building permits shall be
issued and no improvements shall be made until the certified survey
is recorded and a copy of the map showing the recording information
is filed with the City Clerk and Building Inspector.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
G.
Distribution of copies. The City Clerk shall distribute 10 copies
of the certified survey map to the subdivider, City Assessor, City
Treasurer, City's Engineering Consultant, City Building Inspector,
City Attorney, and other affected departments for their files.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
When the land to be subdivided lies within 1.5 miles of the corporate limits of the City, the subdivider shall proceed as specified in §§ 650-24 through 650-26, except:
A.
Sketch or map not required. A sketch or preliminary map for a certified
survey map is not required to be approved by the Plan Commission prior
to filing a certified survey map.
B.
Transmittal responsibility. The town or county clerk or county planning
agency to whom the plat or certified survey map is first submitted
shall be responsible for transmitting copies of the plat or map to
designated objecting agencies and the subdivider shall indicate which
one in his application.
C.
Approval agencies. Approval agencies include the City Council, town
board and Jefferson County Zoning and Planning Committee or the County
Board, and the subdivider shall comply with the land division ordinances
of these agencies.
D.
Installation of improvements. The subdivider may proceed with the
installation of such improvements and under such regulations as the
town board of the town within whose limits the plat lies may require.
Wherever connection to any City utility is desired, permission for
such connection shall be approved by the City Manager.
E.
Improvement requirements. All improvement requirements specified
by the town board or any special improvement district in matters over
which they have jurisdiction, shall be met before filing of the final
plat.
A.
Vacate existing plat. When it is proposed to replat a recorded subdivision or part thereof, so as to change the boundaries of a recorded subdivision or part thereof, the subdivider or person wishing to replat shall vacate or alter the recorded plat as provided in §§ 236.40 through 236.44, Wis. Stats. The subdivider or person wishing to replat shall then proceed as specified in §§ 650-24 through 650-26B.
B.
Public hearing. The City Clerk shall schedule a public hearing before
the City Plan Commission when a preliminary plat or a replat of lands
within the City or its extraterritorial jurisdictional limits is filed
and shall cause notices of the proposed replat public hearing to be
mailed to the owners of all properties within the limits of the exterior
boundaries of the proposed replat and to the owners of all properties
within 200 feet of the exterior boundaries of the proposed replat.
