A Preliminary Plat shall be required for all subdivisions and
shall be based upon a survey by a Wisconsin registered land surveyor
and the Preliminary Plat shall be prepared on tracing cloth, reproducible
drafting film, or paper of good quality at a map scale of not more
than 100 feet to the inch and shall show correctly on its face the
following information:
A. Title. Title or name under which the proposed subdivision
is to be recorded. Such title shall not be the same or similar to
a previously approved and recorded plat, unless it is an addition
to a previously recorded plat and is so stated on the plat.
B. Identification as a "Preliminary Plat." The "Preliminary
Plat" shall be clearly noted and labeled on its face as a "Preliminary
Plat."
C. Legal Description and Property Location. Legal description
and property location of the proposed subdivision by: government lot,
quarter-section, township, range, county, and state.
D. Location Drawing. General location drawing showing
the location of the subdivision within the U.S. Public Land Survey
section.
E. Date, Scale, North Arrow. Date with all dates of
revision, graphic scale, and north arrow.
F. Names and Addresses. Names and addresses of the
owner, Subdivider, and land surveyor preparing the plat.
G. Contiguous Land Area. Entire area contiguous to
the proposed plat owned or controlled by the Subdivider shall be included
on the Preliminary Plat even though only a portion of said area is
proposed for immediate development. The Plan Commission may waive
this requirement where it is unnecessary to fulfill the purposes and
intent of this Ordinance and severe hardship would result from strict
application thereof.
H. Use Statement. A statement of the proposed use of
the lots stating the use type of buildings and/or uses proposed to
occupy the lots, number of proposed lots, and number of dwelling units
per lot, and proposed density.
I. Proposed Zoning Changes. If any zoning changes are
contemplated, the proposed zoning plan for the property, including
dimensions. The indication of such information, however, shall not
constitute an application for a zoning amendment. All applications
for zoning amendments shall meet the applicable requirements of this
Ordinance.
J. Proposed Stormwater Management Facilities. Locate
any proposed stormwater management facilities, including detention/retention
area(s), and the submission of stormwater calculations which justify
the stormwater detention/retention area(s). Said submission shall
indicate how the planned stormwater drainage system meets the requirements
of the City's stormwater management plan.
K. Setbacks, Shore Buffers, Wetland Buffers, Wetland
Setbacks, and Building Lines. All required setbacks, shore buffers,
wetland buffers, wetland setbacks, and building lines shall be graphically
indicated and dimensioned on the Preliminary Plat.
All Preliminary Plats shall show the following:
A. Exterior Plat Boundaries. Exact length and bearing
of the exterior boundaries of the proposed Subdivision referenced
to a corner established in the U.S. Public Land Survey and the total
acreage encompassed thereby.
B. Corporate Limit Lines. Any corporate limit lines
within the exterior boundaries of the plat, coterminous to said exterior
boundaries, or immediately adjacent thereto.
C. Existing and Proposed Contours. Existing and proposed
contours within the exterior boundaries of the Preliminary Plat and
extending to the centerline of adjacent public streets. In addition:
1. Existing and proposed contours shall be at vertical
intervals of not more than two feet.
2. Elevations shall be marked on such contours bases
on National Geodetic Vertical Datum of 1929 (mean sea level).
3. At least two permanent bench marks shall be located
in the immediate vicinity of the Preliminary Plat. The location of
the bench marks shall be indicated on the Preliminary Plat together
with their elevations referenced to National Geodetic Datum of 1929
(mean sea level) and the monumentation of the bench marks clearly
and completely described on the Preliminary Plat.
D. Water Elevations of All Lakes, Ponds, Streams, Flowages
and Wetlands. Water elevations of all lakes, ponds, streams, flowages,
and wetlands at the date of the survey and approximate high and low
water elevations, all referred to National Geodetic Vertical Datum
of 1929 (mean sea level).
E. Floodplain Limits. Floodplain limits and the contour
line lying a vertical distance of two feet above the elevation of
the one-hundred-year recurrence interval flood, or where such data
is not available, five feet above the elevation of the maximum flood
of record.
F. Existing Right-of-Ways, Easements, and Section and
Quarter-Section Lines. Location, right-of-way width, and names of
all existing streets, alleys or other public ways, easements, railroad
and utility right-of-ways and all U.S. Public Land Survey section
and quarter section lines within the exterior boundaries of the plat
or immediately adjacent thereto.
G. Existing Street Pavements. 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 centerline elevation, all to mean sea level (National
Geodetic Vertical Datum of 1929).
H. Adjacent Subdivisions, Parks, Cemeteries and Owners
of Record. Location and names of any adjacent subdivisions, parks,
and cemeteries, and owners of record of abutting unplatted lands.
I. Utility Location. Location, size and invert elevation
of any existing sanitary or storm sewers, culverts and drain pipes,
the location of manholes, catch basins, hydrants, power and telephone
poles, and the location and size of any existing water and gas mains
within the exterior boundaries of the plat or immediately adjacent
to the lands being platted. The nearest such sewers or water mains
which might be extended to serve such lands shall be indicated by
their direction and distance from the nearest exterior boundary of
the plat and their size, and invert elevations.
J. Physical Features. Locations of all existing property
boundary lines, structures, driveways, streams and watercourses, marshes,
rock outcrops, wooded areas, railroad tracks, and other similar significant
natural or man-made features within the tract being subdivided and
immediately adjacent thereto.
K. Proposed Streets and Public Right-of-Ways. Location,
width and names of all proposed streets and public right-of-ways,
such as alleys and easements.
L. Size of Lots. Approximate dimensions and size (in
square feet or acres) of each lot together with proposed lot and block
numbers.
M. Sites to be Reserved or Dedicated. Location and
approximate dimensions and size (in square feet or acres) of any sites
to be reserved or dedicated for parks, playgrounds, drainageways,
or other public use or which are to be used for group housing, shopping
centers, church sites, or other private uses not requiring formation
of lots.
N. Curve Radii. Approximate radii of all curves.
O. Existing Zoning. Existing zoning on and adjacent
to the proposed subdivision.
P. Lake or Stream Access Locations. Any proposed lake
and stream access with a small drawing clearly indicating the location
of the proposed subdivision in relation to the proposed access.
Q. Lake or Stream Improvements or Relocations. Any
proposed lake and stream improvement or relocation including explanation
of the proposed improvement and/or relocation.
R. Soil Types and Slopes. Soil type, slope, and boundaries
as shown on the detailed operational soil survey maps prepared by
the U.S. Department of Agriculture, Soil Conservation Service.
S. Location of Soil Boring Tests. Location of soil
boring tests, where required by Chapters ILHR 83 and 85 of the Wisconsin
Administrative Code as amended and in areas not served by municipal
or sanitary district sewage treatment facilities, made to a depth
of six feet, unless bedrock is at a lesser depth. The number of such
tests shall be adequate to portray the character of the soil and the
depths of bedrock and groundwater from the natural undisturbed surface.
To accomplish this purpose, a minimum of one test per three acres
shall be made initially. The results of such tests shall be submitted
along with the Preliminary Plat.
T. Location of Soil Percolation Tests. Location of
soil percolation tests where required by Chapters ILHR 83 and 85 of
the Wisconsin Administrative Code as amended and in areas not served
by municipal or sanitary district sewage treatment facilities, conducted
in accordance with Chapters ILHR 83 and 85 of the Wisconsin Administrative
Code as amended, taken at the location and depth in which soil absorption
waste disposal systems are to be installed.
1. 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.
2. The results of such tests shall be submitted along
with the Preliminary Plat.
U. Wetland and/or Floodplain Delineation. Location
and delineated extent of wetlands and/or floodplains.
V. Location of Proposed Deed Restrictions, Landscape
Easements, and/or Conservation Easements. The location of any proposed
deed restrictions, landscape easements, and/or conservation easements
shall be graphically indicated and clearly delineated and dimensioned
on the face of the Preliminary Plat. The location and extent of conservation
easements should be directly related to the "Natural Resource Protection
Plan."
W. "Natural Resource Protection Plan", and "Landscape
Plan" for any landscape bufferyard easement areas. As required by
§§ 15-9.0303 of this Ordinance.
X. Market Analysis. A market analysis, prepared and
signed by an independent market analyst acceptable to the Plan Commission
indicating the anticipated absorption rate of the lots or condominiums
as well as other information as may be required by the City Planner
or Plan Commission.
Y. Financial Plan for Project Implementation to be
Provided. A financial plan for project implementation, acceptable
to the Plan Commission, is to be provided.
Z. Project Summary. A written project summary including
fiscal impact upon the City of Franklin, operational information,
building schedule, and estimate of project value and including all
site improvement costs.
AA. Additional Information. Any additional information
required by the City Planning and Zoning Administrator, Plan Commission,
City Engineer, or Common Council.
The Subdivider shall 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 by the City Engineer. All elevations shall
be based upon mean sea level (National Geodetic Vertical Datum of
1929), and plans and profiles shall meet the approval of the City
Engineer.
The Plan Commission, upon recommendation of the City Engineer,
shall 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 ground water table. Where the subdivision
will not be served by public sanitary sewer service, the provisions
of Chapters ILHR 83 and 85 of the Wisconsin Administrative Code as
amended shall be complied with; and the appropriate data submitted
with the Preliminary Plat.
The Subdivider shall provide soil erosion and sedimentation
control plans and specifications. Such plans shall generally follow
the guidelines and standards set forth in the publications U.S.D.A.
Conservation Technical Guide, prepared by the U.S. Department of Agriculture
and the Wisconsin Construction Site Best Management Practices Handbook
prepared by the Wisconsin Department of Natural Resources, as amended.
For properties proposed to be divided by Certified Survey Map
or Subdivision Plat or developed as a Condominium, and that contain
natural resource features as described in this Ordinance, a "Natural
Resource Protection Plan," as described in Division 15-7.0100 of this
Ordinance, shall be submitted for review by the City Planner and Plan
Commission.
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 he has fully complied with the
provisions of this Ordinance.