It is recommended that, prior to the filing of an application
for the approval of a preliminary plat, the subdivider consult with
the Zoning Administrator in order to obtain advice and assistance,
and to determine:
A. Consistency with the Comprehensive Plan.
B. Compliance with Chapter
325, Zoning.
C. Compliance with other relevant Town, county and state rules, regulations,
and ordinances.
A preliminary plat shall be required for all subdivisions and
shall be based upon a survey prepared by a professional land surveyor
and the 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 or name under which the proposed subdivision is to be recorded.
B. Proper location of the proposed subdivision by government lot, quarter
section, township, range, county, and state.
C. General location sketch showing the location of the subdivision within
the U.S. Public Land Survey section.
D. Date, graphic scale, and North point.
E. Names and addresses of the owner, subdivider, and land surveyor preparing
the plat.
F. The 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 chapter and severe hardship
would result from strict application thereof.
All preliminary plats shall show the following:
A. Exact length and bearing of the exterior boundaries of the proposed
subdivision referenced to a corner established in U.S. Public Land
Survey and the total acreage encompassed thereby.
B. Existing and proposed contours at vertical intervals of not more
than two feet where the slope of the ground surface is less than 10%,
and of not more than four feet where the slope of the ground surface
is 10% or more. Elevations shall be marked on such contours based
on National Geodetic Datum of 1929 (mean sea level).
C. Water elevation of adjoining lakes and streams at the date of the
survey and approximate high and low water elevations, all referred
to National Geodetic Vertical Datum (NGVD).
D. Floodplain limits of the 100-year-recurrence-interval flood, or where
such data is not available, a line lying a vertical distance of five
feet above the elevation of the maximum flood of record.
E. Location, right-of-way width, and names of all existing streets,
alleys, or other public ways, private road, easements, road reservations,
railroad and utility rights-of-way and all section and quarter section
lines within the exterior boundaries of the plat or immediately adjacent
thereto.
F. 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, all
to National Geodetic Vertical Datum (NGVD).
G. Location and names of any adjacent subdivisions, parks, and cemeteries,
and owners of record of abutting unplatted lands.
H. 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 thereto. If no sanitary or storm
sewers or water mains are located on 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.
I. Locations of all existing property boundary lines, structures, drives,
streams and watercourses, marshes, rock outcrops, wooded areas, railroad
tracks, and other similar significant natural or human-made features
within the tract being subdivided or immediately adjacent thereto.
J. Location, width, and names of all proposed streets and public rights-of-way
such as alleys and easements.
K. Approximate dimensions of all lots together with proposed lot and
block numbers.
L. Location and approximate dimensions and size of any sites to be reserved
or dedicated for parks, playgrounds, drainageways, schools, or other
public use or which are to be used for group housing, shopping centers,
church sites, or other private uses not requiring lotting.
M. Approximate radii of all curves.
N. Existing zoning on and adjacent to the proposed subdivision.
O. Any proposed lake and stream access with a small drawing clearly
indicating the location of the proposed subdivision in relation to
the access.
P. Any proposed lake and stream improvement or relocation.
Q. Soil type, slope and boundaries as shown on the detailed operational
soil survey maps prepared by the U.S. Natural Resources Conservation
Service.
R. Location of soil boring tests, where required by § SPS
385.60 of the Wisconsin Administrative Code, 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. Two copies of all test results shall accompany
the preliminary plat.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
S. Location of soil percolation tests where required by § SPS
385.60 of the Wisconsin Administrative 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.
Two copies of all test results shall accompany the preliminary plat.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
The Plan Commission, upon recommendation of the Town Engineer,
may require that the subdivider provide street plans and profiles
showing existing ground surface, proposed and established street grades,
including extensions for a reasonable distance beyond the limits of
the proposed subdivision when requested. All elevations shall be based
upon National Geodetic Vertical Datum (NGVD) and plans and profiles
shall meet the approval of the Town Engineer.
The Plan Commission, upon recommendation of the Town Engineer,
may require that borings and soundings be made in specified areas
to ascertain subsurface soil, rock, and water conditions, including
depth to bedrock and depth to groundwater table. Where the subdivision
will not be served by public sanitary sewer service, the provisions
of Chapters SPS 383 and SPS 385 of the Wisconsin Administrative Code
shall be complied with; and the appropriate data shall be submitted
with the preliminary plat. Where soil mottling or saturated conditions
are observed in the soil profile, the Plan Commission may prohibit
the construction of principal buildings.
The Plan Commission, upon determining from a review of the preliminary
plat that the soil, slope, vegetation, and drainage characteristics
of the site are such as to require substantial cutting, clearing,
grading, and other earth-moving operations in the development of the
subdivision or otherwise entail a severe erosion hazard, may require
the subdivider to provide soil erosion and sedimentation control plans
and specifications. Such plans shall generally follow the guidelines
and standards set forth in the U.S. Conservation Service Technical
Guide, adopted by the Washington County Planning, Conservation, and
Parks Committee, and shall be in accordance with standards set forth
in this chapter.
The Plan Commission may require submission of a draft of protective
covenants, whereby, the subdivider shows existing covenants and a
list of covenants with which the subdivider intends to regulate land
use in the proposed subdivision and otherwise protect the proposed
development.
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 or she has fully complied
with the provisions of this chapter.
Before submitting a final plat for approval, the subdivider
shall prepare a preliminary plat along with a letter of application.
The preliminary plat shall be prepared in accordance with this chapter,
and the subdivider shall file an adequate number of copies of the
plat and the application with the Town Clerk at least 15 days prior
to the meeting of the Plan Commission at which first consideration
is desired. In addition to required paper copies, the submittal shall
include electronic versions of all documents in an appropriate digital
format. In addition:
A. The Town Clerk shall, within two normal working days after filing,
transmit:
(1) Two copies of the preliminary plat to the Washington County Planning,
Conservation, and Parks Committee, together with one copy of soil
percolation results and soil borings.
(2) Four copies of the preliminary plat to the Plan Commission for their
review and recommendation. The Plan Commission shall review the plat
for conformance with this chapter and all other Town ordinances, rules,
regulations, and duly adopted Town plans.
(3) Two copies each of the preliminary plat to the following agencies
and companies for review and comment concerning matters within their
jurisdiction:
(a)
The Washington County Highway Department, if the land owned
or controlled by the subdivider abuts a county trunk highway.
(b)
The Southeastern Wisconsin Regional Planning Commission.
(c)
The appropriate school district.
(d)
The appropriate natural gas and electric power company.
(4) The agencies and companies listed above shall submit their recommendations
to the Plan Commission within 30 days from the date the plat is filed.
B. Pursuant to Chapter 236.12(2), Wis. Stats., the subdivider shall
submit an electronic or paper copy of the preliminary plat to the
Director of Plat Review of the Wisconsin Department of Administration,
who will prepare and forward copies of the plat at the subdivider's
expense to the objecting agencies.
C. Status of reviewing agencies.
(1) The following agencies are approving agencies: the Town Board, the
Washington County Planning, Conservation, and Parks Committee, and
when the area lies within the extraterritorial plat review jurisdiction
of the City of West Bend Common Council.
(2) The following agencies are objecting agencies: the Wisconsin Department
of Administration, the Wisconsin Department of Transportation, and
the Wisconsin Department of Safety and Professional Services.
(3) The following agencies are advising agencies: the Wisconsin Department
of Natural Resources, the Washington County Highway Department, the
Southeastern Wisconsin Regional Planning Commission, the utility companies,
and the school board.
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.
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 Director of Plat
Review, who shall certify the plat and provide notice to the Town
Clerk. If an objecting agency fails to act within 20 days, it shall
be deemed to have no objection to the plat. In addition:
A. The Plan Commission shall, within 90 days of the date of filing of
a preliminary plat with the Town Clerk, approve, approve conditionally,
or reject such plat unless an extension of the review period is mutually
agreed upon in writing. One copy of the plat shall thereupon be returned
to the subdivider with the date and action endorsed thereon; and if
approved conditionally or rejected, a letter of transmittal and a
copy of the Plan Commission meeting minutes setting forth the conditions
of approval or the reasons for rejection shall accompany the plat.
One copy each of the plat and letter shall be placed in the Plan Commission's
permanent file.
B. Failure of the Plan Commission to act within 90 days shall constitute
an approval of the plat as filed unless the review period is extended
by mutual consent.
C. 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 the preliminary plat approval
and conforms substantially to the preliminary plat as indicated in
§ 236.11(1)(b), Wis. Stats., the final plat shall be entitled
to approval. The preliminary plat shall be deemed an expression of
approval or conditional approval of the layout submitted as a guide
to the preparation of the final plat, which will be subject to further
consideration by the Plan Commission at the time of its submission.
The subdivider may elect, or the Plan Commission may direct, that
the final plat be prepared as two or more phases of the approved preliminary
plat.