[NOTE: See § 270-8 for lot restrictions prior to proceeding with subdivision plat process.]
The subdivider shall have an initial consultation with the Community
and Economic Development Director or designee; the subdivider is encouraged
to meet with the Planning Commission, and other appropriate regional
planning agencies before proceeding with platting procedures in order
to obtain their advice and assistance, and so the subdivider is familiar
with the necessary regulations and the general factors mentioned below.
Greenville shall charge no fee for consultation meeting(s) with the
Planning Commission. For the initial consultation, the subdivider
shall provide a concept plan and will be reviewed generally as it
relates to the following:
B.
The accessibility of the site, and continuity to existing development
within 300 feet of all boundaries with respect to motor/vehicle and
bicycle/pedestrian transportation systems and consistency with adopted
transportation and bicycle/pedestrian plans.
C.
The availability of public facilities (sewer, school, parks, water,
etc.) and public services (police, fire, etc.).
D.
Soil conditions, drainage patterns and potential wetlands.
E.
The effect of the proposed development on any contemplated improvements.
F.
Zoning. If rezoning is required, it shall be approved prior to preliminary
plat approval; it is recommended rezoning approval be obtained prior
to preliminary plat submittal.
G.
Topography.
H.
Is consistent with the Comprehensive Plan, the Comprehensive Outdoor
Recreation Plan (CORP) and other adopted plans of Greenville.
I.
The improvements (streets, sidewalks/trails, water/sanitary/storm),
design (right-of-way width/length, sidewalks/trails, utilities), dedications
(park/school/government land dedications), or reservations required
by these regulations.
J.
Wisconsin Statute and Administrative Code regulations, such as Ch.
236, Wis. Stats.; Ch. SPS 383, Wis. Adm. Code, as it relates to on-site
sewage; and Ch. Trans. 233, Wis. Adm. Code, as it relates to highway
regulations.
K.
Applicable county code.
[NOTE: See § 270-8 for lot restrictions prior to proceeding with subdivision plat process.]
A.
Based on input from the Planning Commission at the initial consultation,
the subdivider shall prepare a preliminary plat and plans and a letter
of official application for plat review. The subdivider shall submit
the required number of copies of the preliminary plat and plans prepared
in accordance with this chapter to the Community and Economic Development
Director or designee; the submittal deadline will be set by internal
policy. An application for plat review shall not be official and complete
until all elements required by this chapter are received by Greenville
and deemed satisfactory.
B.
Plans, documents, and data required. The following materials shall
be included with submission of the applications to be considered complete
and ready for review:
(1)
Preliminary plat.
(2)
Topographic survey/natural resource site plan inventory analysis.
Survey/site plan and analysis of site's sensitive natural areas to
include: steep slopes over 12%, wetlands, watercourses, streams, 100-year
floodplains, all rights-of-way and easements, woodlands, scenic views,
watershed divides and drainageways, fences or stone walls, rock outcrops
and existing structures.
(3)
Public improvement/engineering plans. The subdivider shall file the
required sets of engineering reports and plans for the construction
of all public improvements required by this chapter and comply with
all other municipal code requirements. The plan set shall include
the following pages and information:
(a)
Street plans and profiles. The subdivider shall provide a topographical
map showing street layout and profiles showing existing ground surface
and proposed street grades, including extensions for a reasonable
distance beyond the limits of the proposed subdivision when requested.
A cutting-and-filling plan shall fit road and lot design to the topography
and avoid cutting and filling more than 50% of the property. All elevations
must meet the approval of the Board. The plans shall comply with this
chapter, Greenville Standard Specifications and Details and all other
applicable municipal code requirements.
(b)
Water and sanitary sewer utility plans and profiles in compliance with Chapter 340, this chapter, Greenville Standard Specifications and Details and all other applicable municipal code requirements.
(c)
Erosion control plans in compliance with Chapter 117, this chapter, Greenville Standard Specifications and Details and all other applicable municipal code requirements.
(d)
Stormwater management plan and report in compliance with Chapter 255, this chapter, Greenville Standard Specifications and Details and all other applicable municipal code requirements.
(e)
Streetlighting plan if available from the power company.
(f)
Street sign plan in compliance with this chapter, Greenville
Standard Specifications and Details and all other applicable municipal
code requirements.
(g)
Landscaping plan. If there are existing trees on site, a tree removal, preservation and protection plan is required with removal, preservation and protection measures indicated and described on the plan. The plan shall be in compliance with Chapter 320, Zoning, this chapter and specifically § 270-7D, Existing flora, Greenville Standard Specifications and Details and all other applicable municipal code requirements.
(h)
Detail sheet(s) that comply with this chapter, Greenville Standard
Specifications and Details and all other applicable municipal code
requirements.
(i)
An itemized engineer's opinion of probable cost for all public
improvements with a 20% contingency.
(4)
Reports. The following reports/studies shall be required:
(a)
Wetland delineation.
(b)
Floodplain and stream navigability study.
(c)
Traffic impact analysis, unless waived by Greenville.
(d)
Soil report. The subdivider shall provide a soils report, listing the types of soil in the proposed subdivision, their effect on the subdivision and a proposed soil testing and investigation program; this report shall be based on a site investigation. Pursuant to the land suitability concerns described in § 270-7, the Public Works Director and Engineer may require borings and soundings be made in specified areas to ascertain subsurface soil, rock and water conditions, including depth to bedrock and the groundwater table. Where the proposed subdivision will not be served by public sanitary sewer, the subdivider shall comply with Wis. Adm. Code Ch. SPS 383 delineating areas with three-foot and six-foot groundwater and bedrock levels. However, no lot, for residential purposes, shall be created which requires a holding tank for on-site sewage disposal; holding tanks are prohibited for residential uses.
(5)
Use statement. A statement of the proposed use of lots stating the
type of residential buildings with the number of proposed dwelling
units; types of business or industry intended, to reveal the effect
of the development of traffic, fire hazards and congestion of population
as well as a table listed on the plat summarizing the zoning district
dimensional requirements.
(6)
Zoning changes. If any zoning changes are contemplated or required,
an application for rezoning shall be submitted. Rezoning shall be
approved prior to preliminary plat approval but may be submitted simultaneously
with the preliminary plat submittal; however, it is recommended rezoning
approval be obtained prior to preliminary plat submittal.
(7)
Phases. The Board may approve construction of the subdivision in
phases. Any phase shall be designed as to provide all required public
improvements to serve any particular phase can function safely and
with reasonable efficiency. Phasing shall be shown on the preliminary
plat and public improvement/engineering plans and shall be constructed
and final platted in phases consistent with the approved construction
phasing.
(8)
Comprehensive Plan. The plat and plans shall be consistent with the
Greenville's Comprehensive Plan and the Comprehensive Outdoor Recreation
Plan (CORP) and other adopted plans of Greenville.
(9)
Additional plans and information. Additional plans and information
may be required when specific cases warrant it at the request of Greenville
officials and staff.
C.
Subdivider responsibility for preliminary plat referral. The subdivider,
immediately following the official application to Greenville, shall
submit the original preliminary plat to the Wisconsin Department of
Administration that shall forward two copies to each of the state
agencies authorized to object. The Department of Administration shall
have the required number of copies made at the subdivider's expense.
Within 20 days of the date of receiving copies of the plat, any agency
having authority to object shall notify the subdivider, and all other
agencies with authority to object, of any objection based upon failure
of the plat to comply with the statutes or rules which its examination
is authorized to cover. If there is no objection, it shall certify
on the face of a copy of the plat and return that copy to the Department
of Administration. After each agency and the Department have certified
they have no objection or their objections have been satisfied, the
Department shall so certify on the face of the plat. If any agency
fails to act within 20 days of the date of the receipt of copies of
the plat, and the Department fails to act within 30 days of receipt
of the original plat, it shall be deemed no objections exist to the
plat and, upon demand, it shall be so certified on the face of the
plat by the Department.
D.
Referral process for complete preliminary plat applications.
(1)
Planning Commission. Once Greenville has received all the information
required by this chapter and verified it meets all requirements of
this chapter, it shall notify the subdivider of the Planning Commission
agenda it will be placed on. The Community and Economic Development
Director shall review the required information and make a recommendation
to the Planning Commission. The Planning Commission shall make a recommendation
to the Board to approve, conditionally approve or reject the plat
and public improvement/engineering plans by resolution.
[Amended 10-26-2020 by Ord. No. 09-20]
(2)
Board action. The Clerk shall give notice of the Board's review by
listing it as an agenda item in the Board's meeting. After review
of the preliminary plat and public improvement/engineering plans,
the Board shall, within 90 days of the date the preliminary plat and
public improvement/engineering plans were officially filed with Greenville,
approve, approve conditionally or reject the plat and public improvements/engineering
plans by resolution. The Community and Economic Development Director
or designee shall provide an executed copy of the resolution to the
subdivider which shall include any conditions for approval or the
reasons for rejection. Failure of the Board to act within 90 days
of filing shall constitute approval of the preliminary plat and public
improvements/engineering plans, unless an objecting agency files an
objection or unless the review period is extended by agreement with
the subdivider.
(3)
Effect of preliminary plat and public improvement/engineering plans
approval by the Board. Preliminary plat and public improvement/engineering
plans approval authorizes the subdivider to make and install all required
public improvements according to approved engineering reports, plans
and specifications for such improvements on file with Greenville as
approved by resolution. Substantial completion of all required improvements
within 36 months of the last required approval of the preliminary
plat shall entitle approval of a final plat if the final plat conforms
substantially to the approved preliminary plat. The Board may, in
its discretion, accept a financial guarantee to ensure completion
of public improvements in those instances where public improvements
are not substantially completed in 36 months.
(4)
Expiration of preliminary plat. If the final plat is not submitted
within 36 months after the last required approval of the preliminary
plat, Greenville may refuse to approve the final plat or may extend
the time for submission of the final plat [§ 236.11(1)(b),
Wis. Stats.]. If Greenville refuses to approve the final plat, the
subdivider shall submit a new application for preliminary plat in
accordance with this chapter.
E.
Public improvement alternative. As an alternative to the subdivider designing, bidding and constructing the required public improvements, the subdivider may request, and the Board may agree in its discretion, to enter into a development agreement for Greenville to perform the design, bidding and construction of the required public improvements and specially assess the cost against the property within the proposed CSM or plat with a financial guarantee provided to cover the costs of the required public improvements. The subdivider shall decide at the time of preliminary plat application if he/she/it will perform the design, bidding and construction of the required public improvements or if to have Greenville perform the work. A development agreement shall be approved as part of preliminary plat approval. This alternative will not require the submission of public improvement/engineering plans required under § 270-12B(3); all other plans, documents and data are required to be submitted under § 270-12B.
The subdivider shall file the required number of copies of the
final plat within 36 months of the last required approval date of
the preliminary plat and a letter of official application for plat
review. If the final plat is not submitted within said 36 months,
the preliminary plat approval may be deemed void [§ 236.11(1)(b),
Wis. Stats.]. The subdivider shall submit a certified abstract or
title commitment current to within one week prior to filing showing
title or control of the owner or subdivider.
A.
Conditions of final plat approval. The following conditions shall
be met prior to approval of the final plat:
(1)
The final plat conforms substantially with the preliminary plat and
is submitted within 36 months of the last required approval of the
preliminary plat unless extended, in writing, by the Board.
(2)
All required public improvements are substantially completed in conformance
with the approved preliminary plat and approved engineering reports,
plans and specifications except for the final asphalt layer for streets.
(3)
As-built or record drawings and lien waivers are filed and reviewed
by the Public Works Director and Engineer.
(4)
All public improvements are inspected by the Public Works Director
and Engineer for conformance with the approved preliminary plat and
approved engineering reports, plan and specifications.
(5)
The Board accepts the public improvements by written resolution after
receiving a formal recommendation from the Public Works Director and
Engineer.
(6)
The subdivider shall provide a financial guarantee in the amount
of 120% of the estimated cost of final pavement for all streets in
the form of an irrevocable letter of credit or escrow account for
the benefit of the Village and in the name of the Village for a term
of two years, to be installed by the subdivider, based on a schedule
approved by the Public Works Director. The financial guarantee shall
be submitted prior to issuance of building permits.
(7)
The subdivider shall guarantee all public improvements against defects
due to faulty materials or workmanship which appear within a period
of 14 months (warranty period) after acceptance by the Village. The
owner/subdivider shall pay the full cost of necessary replacement
or repair of defects and provide the Village with financial security
in the form of an irrevocable letter of credit or escrow deposit to ensure
timely replacement or repair in an amount of 10% of the estimated
total costs of all completed improvements. The guarantee shall be
submitted prior to issuance of building permits.
(8)
Subdivider pays in full all current Greenville review and inspection
fees prior to issuance of building permits.
B.
As an alternative to the substantial completion of all required public
improvements and conditions above, and in the sole discretion of the
Board, the subdivider enters into a public improvement agreement (development
agreement) that all required public improvements be substantially
completed within two years of final plat approval and provides financial
security for the benefit of Greenville to ensure required public improvements
will be substantially completed within two years of final plat approval.
(1)
The agreement shall be approved and financial security provided before
final plat approval. The subdivider shall sign the agreement prior
to final plat approval by the Board.
(2)
The Board may consider such factors as size of the development, cost
of the development, the type of security and any other factor deemed
relevant to the Board in approving alternate conditions for final
flat approval.
(3)
Subdivider pays in full all current Greenville fees.
C.
Subdivider responsibility for final plat referral. The subdivider shall transmit copies of the final plat to objecting agencies as required for preliminary plats under § 270-12B. The objecting agencies shall, within 20 days, 30 days for the Department of Administration, of the date of receiving their copies of the final plat, notify the subdivider and all other approving and objecting agencies of any objections in the same manner noted for preliminary plats under § 270-12B of this chapter. If the original of the final plat has been filed with another approving authority, the subdivider may file a true copy of such plat in lieu of the original. However, before approval of the Board will be inscribed on the original of the final plat, the surveyor or subdivider shall certify the respects in which the original of the final plat differs from the true copy, and all modifications must first be approved. If not taken care of during the preliminary plat approval process, the subdivider shall transmit a copy of the final plat to the telephone, power and other utility companies so needed utility connections can be installed in a timely fashion to serve the plat.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
D.
Referral process for final plat.
(1)
Planning Commission review. Based on its review of the required information,
the Planning Commission shall make a recommendation to the Board to
approve or reject the final plat.
(2)
Board review. Within 60 days of the date of filing the final plat
with the Community and Economic Development Director or designee,
the Board shall approve or reject such plat by resolution, unless
the time is extended by agreement with the subdivider. If the plat
is rejected, the reasons shall be stated in the minutes of the meeting
and a written statement of the reasons sent to the subdivider by the
Community and Economic Development Director or designee.
(3)
Recording of final plat. The Board may not inscribe its approval
on the final plat unless it is certified on the face of the plat that
copies were forwarded to objecting agencies, as required herein, the
date thereof, and no objections have been filed within 20 days, 30
days for the Department of Administration, or, if filed, have been
met. Failure of the Board to act within 60 days of filing, unless
the time has been extended and/or unsatisfied objections have been
filed, shall be deemed approval of the plat. After the Board approves
the final plat, it shall execute the certificate inscribed upon the
plat attesting to such approval and return the plat to the subdivider
for recording with the County Register of Deeds.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
E.
Replat procedure. Except when an Assessor's plat is ordered pursuant to § 70.27(1), Wis. Stats., when it is proposed to replat a recorded subdivision, or part thereof, so as to alter areas dedicated to the public, the subdivider or person wishing to replat shall vacate or alter the recorded plat as provided in §§ 236.40 to 236.45, Wis. Stats. The subdivider, or person wishing to replat, shall then proceed as specified in Article IV of this chapter governing the new subdivision application process.
