[Amended 7-6-2006 by Ord. No. 2006-09; 12-9-2020 by Ord. No. V2020-05]
A. 
Residential development permit required. No residential development defined as a subdivision by this chapter shall be accepted for consideration unless a residential development permit has been authorized for the development by the Village Plan Commission.
B. 
Purpose. The purpose of the residential development control system is to:
(1) 
Establish a system to ensure subdivision compliance with the adopted Master Plan;
(2) 
Promote the protection of the natural resources such as groundwater, lakes and streams, floodplains, wetlands, woodlands, wildlife, steep slopes, and other environmentally sensitive areas; to preserve prime agricultural land in large areas to maintain the agricultural economy and ensure the preservation of the rural atmosphere of the Village;
(3) 
Ensure development is properly related to the available and proposed facilities, services, and transportations system; and
(4) 
Promote high-quality residential subdivisions that bolster surrounding property value through neighborhood compatibility and high-quality residences and subdivision amenities.
C. 
Application. An application for a residential development permit shall be made by the Developer to the Village Clerk no less than 30 days prior to the Village Plan Commission meeting at which consideration is requested. The application shall be signed by the property owner, or an authorized agent of the property owner, and shall be accompanied by the following documents:
(1) 
Summary comments, if any are available, from a development review team meeting with Waukesha County and Village of Vernon staff which may include information related to the respective comprehensive plans, zoning, environmental features, soils, grading, sanitary systems, roads and access, and stormwater management.
(2) 
A conceptual layout at a scale of not less than one inch equals 100 feet on a topographic map which indicates all proposed roads, configuration of the lots and dimensions, amenities, and extent of open space and land that will be preserved in agricultural use (including total preserved area and percentage of the total land area). The conceptual layout shall also include the location, based on the best available data, of all primary and secondary environmental corridors, isolated natural resource areas, wetlands, floodplains, and Class I and II soils according to the USDA. For the purposes of this subsection, this shall not be considered the filing of a preliminary plat.
(3) 
Method of sanitary sewage disposal. One soil boring test per lot for all development not served by public sewer must be submitted at the time of the submittal of the conceptual layout.
(4) 
Preliminary grading plans indicating the existing and proposed grades, the location of all proposed building pads, and the degree of the site alterations to the property caused by the proposed development.
(5) 
Preliminary drainage plan indicating the impact of the stormwater runoff and the methods to control and retain the runoff created by the development and any water flowing through the site.
(6) 
Preliminary landscape plan, including the location of existing trees over six inches in diameter and the outline of wooded areas, and location of trees which are to remain. The plan shall also include the general location of proposed landscape areas, a description of proposed vegetation and buffers, and any subdivision entrance signage concepts and locations.
(7) 
Proposed minimum dwelling unit sizes, architectural materials, lot lighting and landscaping requirements, and any other significant standards that would be required as part of deed restrictions.
(8) 
A development phasing plan.
(9) 
Any other information as required by the Village Planner prior to application submittal or as required by the Village Plan Commission after initial application review.
D. 
Evaluation.
(1) 
The Village Plan Commission shall review the application for a residential development permit with respect to each of the categories set forth below. The Village Plan Commission may request additional information from the appropriate Village, Waukesha County, school district, or other governmental agencies, boards, or staffs, as it deems necessary.
(2) 
The Village Plan Commission shall assign a point value for each category as described for each criteria listed below. The point values for each criteria are guidelines and the Plan Commission shall have the latitude to interpolate between the maximum and minimum points in every category based on the facts and circumstances presented for each proposal. In the event that the Plan Commission, by majority vote of the quorum present and voting, determines that a category is not pertinent to the application, a score of zero shall be given for that category. The total number of points required in order to authorize a residential development permit is described in Subsection E(2), below.
(a) 
Sanitary disposal.
[1] 
Proposed development to be connected to a municipal sewer system or engineered Ch. SPS 383 system as approved by the Waukesha County Division of Environmental Health. For purposes of this section, an engineered SPS 383 system shall mean an on-site sanitary system that utilizes any of the technologies, designs or methods delineated in Ch. SPS 383, Table 83.04-1, and that has not been recognized under Ch. SPS 384.10(3), but has been approved under Ch. SPS 383.22, provided that the County Division of Environmental Health has arranged to require the inspections under Ch. SPS 383.26(2) to (4). Two (+2) points.
[2] 
A conventional septic system or mound system, including A+4 or other similar systems authorized by Ch. SPS 383, on each lot. Soil borings by a certified soil tester for each lot in the proposed subdivision showing sufficient area for a conventional septic system or mound system and replacement system. (It should be noted that on a mound system, alternative sites are not required.) Zero (0) points.
(b) 
Visibility. The proposed location of lots/residences will have a:
[1] 
Positive or no visual impact from arterial and collector streets in the Village and adjacent residential areas. Two (+2) points.
[2] 
Limited negative visual impact from arterial and collector streets in the Village and adjacent residential areas. One (+1) point.
[3] 
Substantial visible impact from arterial and collector streets and adjacent residential areas. Minus one (-1) point.
(c) 
Wooded areas. If at least 20% of the site (outside of any primary environmental corridors (PEC), secondary environmental corridors (SEC) and isolated natural resource areas (INRA) is wooded, the proposed development will disturb:
[1] 
No existing wooded areas and will require restrictions for preservation. Two (+2) points.
[2] 
No more than 10% of any total wooded area and will require restrictions for preservation. Zero (0) points.
[3] 
More than 10% of any total wooded area. Minus two (-2) points.
(d) 
Density. Based on the Comprehensive Plan - Planned Land Use Map Category in which the property is located, the proposed development utilizes:
[1] 
Less than 50% of the maximum allowable density. Three (+3) points.
[2] 
Less than 75% of the maximum allowable density. One (+1) point.
[3] 
Seventy-five percent or more of the maximum allowable density. Zero (0) points.
(e) 
Open space. The minimum amount of open space to be preserved and managed or dedicated in a manner satisfactory to the Plan Commission is at least:
[1] 
Fifty percent of the total property area. Three (+3) points.
[2] 
Thirty-five percent of the total property area. Two (+2) points.
[3] 
Twenty percent of the total property area. One (+1) point.
[4] 
Less than 20% of the total property area. Zero (0) points.
(f) 
Environmentally sensitive areas. If primary environmental corridors (PEC), secondary environmental corridors (SEC) and isolated natural resource areas (INRA) are present on the site:
[1] 
All land in PEC, SEC and INRA as defined by SEWRPC is included in permanently preserved open space. Two (+2) points.
[2] 
Any portions of an INRA is outside of permanently preserved open space. Minus one (-1) point.
[3] 
Any portions of the PEC or SEC are outside of the permanently preserved open space. Minus two (-2) points.
(g) 
Traffic circulation. Developments which connect to existing dead-end streets, and improve circulation through the Village, would be considered an improvement. Streets will be required to connect to and extend those indicated on the Village Official Map.
[1] 
An improved streets circulation system. Two (+2) points.
[2] 
Adequate street circulation. Zero (0) points.
(h) 
Site and architectural standards. The proposed development includes the following (points are awarded for each):
[1] 
Landscaped masonry entrance monuments at connection(s) to arterial and collector roads. One (+1) point.
[2] 
Deed restrictions requiring at least one street tree planted for every 100 linear feet of street frontage on private lots and outlots near the right-of-way. One (+1) point.
[3] 
Deed restrictions requiring the minimum floor area of homes to be at least 25% larger than zoning requires. One (+1) point.
[4] 
Deed restrictions requiring the use of high-quality materials for 100% of exterior wall surfaces of homes. For purposes of this section, high-quality materials include masonry, wood, cement board exterior applications, and other materials as may be approved by majority vote of the quorum present and voting. One (+1) point.
E. 
Administration and issuance of residential development permits.
(1) 
Timing. The Village Planner shall notify the developer of the Plan Commission's allocation decision in writing.
(2) 
Where the Plan Commission finds that all of the evaluation categories of Subsection D apply, no residential development permits shall be issued for a subdivision receiving fewer than 10 points in the Village Plan Commission's evaluation (20 total points are possible). The total points required for the issuance of residential development permits shall be reduced by one point for each category where the Village Plan Commission has determined that the category does not apply by majority vote of the quorum present and voting. This reduction of total required points applies only when the entire category does not apply, which is different than finding that the particular circumstances for which points are assigned within the category do not apply. The Village Plan Commission shall have the sole authority to distinguish these circumstances and shall apply the reduction only when the entire category is inapplicable.
F. 
Plat compliance required. Upon submittal of a preliminary plat and/or final plat for the proposed development, the Plan Commission shall review the evaluation criteria and the score granted to the development at the time it received its allotment of residential development permits. If in the opinion of the Plan Commission, a substantial change to the proposed development would result in an evaluation totaling less than 10 points (or reduced points where the Plan Commission determined that criteria do not apply), such findings shall be considered a substantial change to the preliminary plat and/or final plat and may require additional modification to the preliminary plat and/or final plat and related plans prior to the Plan Commission's grant of final approvals.
G. 
Appeal procedure. A developer may appeal to the Village Board the decision of the Village Plan Commission with respect to the denial of residential development permits. Written appeal shall be filed with the Village Clerk within 20 days after written notice to the developer of the Village Plan Commission's decision respecting allocation of residential development permits for the developer's property. The Village Clerk shall place the matter on the next agenda of the regular Village Board meeting or upon agreement with the developer on the agenda for a special Village Board meeting. The Village Board shall consider the appeal at such regular or special meetings, at which time, the Village Board will hear the developer, or his representative, and such other person or persons as may be able to assist the Village Board in the determination of the matter of appeal. The Village Board shall not modify the allocation made by the Village Plan Commission except by affirmative vote of 3/4 of members of the Village Board present, and voting of this decision will be final and conclusive; five members present will require four affirmative votes, four members present will require three affirmative votes, and three members present will require a unanimous vote. The Village Board's decision shall be rendered within 60 days of receipt of the notice of appeal.
All land divisions in the Town shall be subject to the developer submitting to and receiving approval from the persons and entities described below, prior to approval of the final plat or final certified survey map:
A. 
Developer's agreement. Subject to the developer submitting to the Town Clerk, and receiving approval from the Town Board, a developer's agreement for the improvements (including all public, private and site development improvements) prior to commencing construction of any improvements, whether public or private, or site development or approval of the final plat or final certified survey map, whichever is earlier, unless waived in writing by the Town Board.
B. 
Financial guarantee. Subject to the developer submitting to the Town Clerk, and receiving approval from the Town Board, a letter of credit or cash escrow to guarantee the performance of the work required by this chapter and by the Town Board prior to commencing construction of any improvements, whether public or private, or site development or approval of the final plat or final certified survey map, whichever is earlier, unless waived in writing by the Town Board.
C. 
Deed restrictions. Subject to the developer submitting to the Town Clerk, and receiving approval from the Town Plan Commission, deed restrictions to protect the health, safety and welfare of the Town, to ensure compliance with this chapter, and to serve the purposes of Ch. 236, Wis. Stats., prior to commencing construction of any improvements, whether public or private, or site development, or approval of the final plat or final certified survey map, whichever is earlier, unless waived in writing by the Town Plan Commission.
D. 
Checklist. Subject to the developer submitting to the Town Clerk, and receiving approval from the Town Plan Commission, a completed Town of Vernon Land Division Review Checklist,[1] with all documentation, prior to commencing construction of any improvement, whether public or private, or site development or approval of the final plat or final certified survey map, whichever is earlier.
[1]
Editor's Note: See Appendix F at the end of this chapter.
A. 
A preliminary plat shall be required for all subdivisions and shall be based upon a survey by a registered land surveyor and the plat prepared on any material that is capable of clearly legible reproductions and should be 22 inches wide by 30 inches long at a map scale of not more than 100 feet to the inch and shall show correctly on its face the following information and must be submitted with a completed checklist (see Appendix F, Town of Vernon Land Division Review Checklist):
(1) 
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.
(2) 
Property location of the proposed subdivision by government lot, quarter-section, township, range, county and state.
(3) 
General location sketch showing the location of the subdivision within the United States Public Land Survey section with North orientated the same as the plat.
(4) 
Date, graphic scale and North arrow.
(5) 
Names and addresses of the owner, developer and land surveyor preparing the plat.
(6) 
Entire area contiguous to the proposed plat owned or controlled by the developer shall be included on the preliminary plat even though only a portion of said area is proposed for immediate development. The Town 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.
(7) 
Exact length and bearing of the exterior boundaries of the proposed subdivision referenced to a corner established in the United States Public Land Survey and the total acreage encompassed thereby.
(8) 
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 five feet where the slope of the ground surface is 10% or more. Elevations shall be marked on such contours based on National Geodetic Vertical Datum of 1929 (mean sea level).
(9) 
Water elevations of adjoining lakes and streams at the date of the survey and approximate high and low water elevations, all referred to mean sea level (1929) datum.
(10) 
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.
(11) 
Location, right-of-way width and names of all existing streets, alleys or other public ways, easements, railroad and utility rights-of-way and all section and quarter-section lines within the exterior boundaries of the plat or immediately adjacent thereto.
(12) 
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 mean sea level (1929 datum).
(13) 
Location and names of any adjacent subdivision, parks and cemeteries and owners of record of abutting unplanted lands.
(14) 
Location, size and invert elevation of any existing sanitary or storm sewers, culverts and drainpipes, the location of manholes, catch basins, hydrants, and 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 lands shall be indicated by their direction and distance from the nearest exterior boundary of the plat and their size and invert elevations.
(15) 
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 man-made features within the tract being subdivided or immediately adjacent thereto.
(16) 
Location, width and names of all proposed streets and public rights-of-way such as alleys and easements.
(17) 
Approximate dimensions of all lots together with proposed lot and block numbers.
(18) 
Location and approximate dimensions and size 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 plotting.
(19) 
Approximate radii of all curves.
(20) 
Existing zoning on and adjacent to the proposed subdivision.
(21) 
Any proposed or existing lake and stream access with a small drawing clearly indicating the location of the proposed subdivision in relation to the access.
(22) 
Any proposed lake and stream improvement or relocation.
(23) 
Soil type, slope and boundaries as shown on the detailed operational soil survey maps prepared by the United States Soil Conservation Service.
(24) 
Location of soil boring tests. 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 or one test per lot, whichever is more restrictive, shall be made and initially submitted. This requirement may be waived for proposed open area by the Town Plan Commission. The Town Plan Commission, upon recommendation of the Town Engineer, may require that additional 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 Town does not guarantee, warrant, or represent those soils tested and shown to be unsuitable for specific uses are the only unsuitable soils within the Town, and interested persons may choose to make additional evaluations of the soils to determination that adequacy for any purpose, and interested persons by going forward with a land division, purchasing a lot in the Town, or pursuing use of any such property thereby waive any claims, causes of action, damages or other liability on the part of the Town Board, its agencies, or employees for sanitation problems or structural damages or other problems that may occur as a result of reliance upon, and conformance with, this information derived from this subsection.
(25) 
The results of soil boring tests.
(26) 
All Department of Natural Resources designated wetlands and primary environmental corridors.
(27) 
Grid numbers, based upon the information furnished by the Town Clerk.
(28) 
Any additional information required by the Town Plan Commission.
B. 
Certification. The surveyor or engineer preparing the preliminary plat shall certify on the face of the plat that is a correct representation of all existing land divisions and features and that he has fully complied with the provisions of this chapter.
C. 
Street plans and profiles. The Town Plan Commission, upon recommendation of the Town Engineer, may require that the developer provide street plans and profiles showing existing ground surface and 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.
D. 
Soil and water conservation. Soil and water conservation must comply with the Waukesha County Stormwater and Erosion Control Ordinance.
E. 
Covenants and deed restrictions. The Town Plan Commission shall require submission of a draft of protective covenants, where a covenant is proposed, whereby the developer intends to regulate land use in the proposed subdivision and otherwise protect the proposed development. In addition, the Town Plan Commission may require that restrictions be imposed in order to protect the health, safety and welfare of the Town, to ensure compliance with this chapter and to serve the purposes of Ch. 236, Wis. Stats. Upon approval of the deed restrictions document by the Town Plan Commission, such restrictions shall be noted on the final plat.
F. 
Easements shall be shown and shall be limited to utility easements, drainage easements, conservation easements, access easements, and vision corner easements except as other allowed or required by the Town Engineer. Easements shall not be used for conveyance of streets, pedestrian rights-of-way, parks or school lands, or other public lands requiring dedication. All drainage easements may be maintained by the Town. The Town shall have the authority to assess the costs incurred by the Town for maintenance to the benefiting landowners.
A final plat prepared by a registered land surveyor shall be required for all subdivisions. It should comply in all respects with the requirements of § 236.20, Wis. Stats.
A. 
Additional information. The final plat shall show correctly on its face, in addition to the information required by § 236.20, Wis. Stats., the following (see Appendix F, Town of Vernon Land Division Review Checklist):
(1) 
Exact length and bearing of the center line of all streets.
(2) 
Exact street width along the line of any obliquely intersecting street.
(3) 
Railroad rights-of-way within and abutting the plat.
(4) 
Setbacks or building lines required by the Town Plan Commission in accordance with the guidelines set forth in this chapter.
(5) 
Utility and/or drainage easements.
(6) 
All lands reserved for future public acquisition or reserved for the common use of property owners within the plat.
(7) 
Special restrictions required by the Town Plan Commission relating to access control along public ways or to the provision of planting strips.
(8) 
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 Register of Deeds.
(9) 
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 shall be required. The document shall show that all such facilities may be accessed and maintained by the Town and that all costs incurred by the Town for maintenance shall be charged back to the benefiting landowners.
(10) 
Special restrictions required by the Town Plan Commission or Town Board and any other approving or objecting agency relating to access control along public ways, the provision of planting strips, solar access restrictions, preservation of wetlands, more restrictive yard requirements, or to special restrictions for environmentally significant lands.
(11) 
Location, area, depth and type of the soil absorption waste disposal system for each building site, if applicable.
(12) 
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 Town Engineer. The contour line is 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 Town Engineer within the exterior boundaries of the plat or located within 100 feet therefrom.
(13) 
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, the Southeastern Wisconsin Regional Planning Commission, or other agency or firm certified to make such delineation by the federal government or the Wisconsin Department of Natural Resources.
(14) 
Easements shall be shown and shall be limited to utility easements, drainage easements, conservation easements, access easements, and vision corner easements except as otherwise allowed or required by the Town Engineer. Easements shall not be used for conveyance of streets, pedestrian rights-of-way, parks or school lands or other public lands requiring dedication.
(15) 
Any date of any waiver or modification granted by the Town Plan Commission and/or Waukesha County Board of Adjustment.
(16) 
Any additional information required by the Town Plan Commission. Where the Town Plan Commission or Town Engineer finds that it or he requires additional information relative to a particular problem presented by a proposed development to review the final plat, it or he shall have the authority to request in writing such information from the developer.
B. 
Deed restrictions. The Town Plan Commission may require that certain deed restrictions be placed on the face of the final plat and may require a reference to a separately recorded deed restriction document which shall be recorded with the approved plat.
C. 
Survey accuracy. The Town Engineer shall examine all final plats within the Town for legibility and completeness of the drawing and may recommend that the Town make, or cause to be made by a registered land surveyor under the supervision or direction of the Town Engineer, such field checks as the Town may deem necessary or desirable for the accuracy and closure of survey and the proper kind and location of monuments. In addition:
(1) 
Maximum error of closure shall be as per state statutes.
(2) 
All street, block and lot dimensions shall be as per state statutes.
(3) 
The Town Board may receive the results of the Town Engineer's examination prior to approving the final plat.
D. 
Surveying and monumenting. All final plats shall meet all the surveying and monumenting requirements of § 236.15, Wis. Stats.
E. 
State Plane Coordinate System. Where the final plat is located within a United States Public Land Survey quarter-section, the corners of which have been relocated, monumented and coordinated by the Town of Vernon, Waukesha County or the Southeastern Wisconsin Regional Planning Commission, the final plat shall be tied directly to two of the section or quarter corners so relocated, monumented and coordinated. The exact grid bearing and distance of such tie shall be determined by field measurements, and the material and Wisconsin state plane coordinates of the monument marking the relocated section or quarter corner to which the plat is tied shall be indicated on the plat. All distances and bearings shall be referenced to the Wisconsin Coordinate System, South Zone, and adjusted to the Town's control survey.
F. 
Certificates. All final plats shall provide all the certificates required by § 236.21, Wis. Stats., and, in addition, the surveyor shall certify that he has fully complied with all the provisions of this chapter.
G. 
Recordation. The final plat shall only be recorded with the County Register of Deeds after the certificates of the Department of Administration, the Town Board, the surveyor, the Waukesha County Department of Parks and Land Use, and those certificates required by § 236.21, Wis. Stats., are placed on the face of the final plat. The final plat shall be recorded within six months of the last approval by the Town Board as per § 236.25(2)(b)(1), Wis. Stats., however no later than 24 months after date of approval of allotment.
H. 
Prior to the signature on the final plat by the Town Clerk, the developer shall submit a lot layout map at a scale of one inch equals 400 feet. This map shall only show lot numbers, lot dimensions and street names.
A. 
A certified survey map, prepared by a registered land surveyor, shall be required for all minor land divisions. It shall comply in all respects with the requirements of § 236.34, Wis. Stats. The minor land division shall comply with the design standards and improvement requirements in this chapter (see Appendix F, Town of Vernon Land Division Review Checklist).
B. 
Required information:
(1) 
Date of the map.
(2) 
Insert map showing area with property location.
(3) 
Graphic scale and North arrow.
(4) 
Name and address of the owner, developer and surveyor.
(5) 
All existing structures, including usage 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.
(6) 
Name of adjoining streets, highways, parks, cemeteries, subdivisions, ponds, streams, lakes, flowages, and wetlands.
(7) 
Additional setbacks or building lines required by the Town Plan Commission which are more restrictive than the regulations of the zoning district in which the parcel is located or which are proposed by the developer or are to be included in recorded protective covenants.
(8) 
All lands reserved for future public acquisition.
(9) 
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 Town Engineer. The contour line is 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 Town Engineer within the exterior boundaries of the plat or located within 100 feet therefrom.
(10) 
Easements shall be shown and shall be limited to utility easements, drainage easements, conservation easements, access easements, and vision corner easements except as other allowed or required by the Town Engineer. Easements shall not be used for conveyance of streets, pedestrian rights-of-way, parks or school lands or other public lands requiring dedication. All drainage easements may be maintained by the Town. The Town shall have the authority to assess the costs incurred by the Town for maintenance to the benefiting landowners.
(11) 
A note on the face of the certified survey map noting ownership and maintenance obligations of all drainage swales, easements, retention and detention ponds or other facilities shall be required. The document shall show that all such facilities may be accessed and maintained by the Town and that all costs incurred by the Town for maintenance shall be charged back to the benefiting landowners.
(12) 
Exact length and bearing of the center line of all streets being dedicated.
(13) 
Exact street width along the line of any obliquely intersecting street.
(14) 
Railroad rights-of-way within and abutting the plat.
(15) 
Special restrictions required by the Town Plan Commission and any other approving or objecting agency relating to access control along public ways, the provision of planting strips, preservation of wetlands, more restrictive yard requirements, or special restrictions for environmentally significant lands.
(16) 
Location, area, depth and type of the soil absorption waste disposal system for each building site, if applicable.
(17) 
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, the Southeastern Wisconsin Regional Planning Commission, or other agency or firm certified to make such delineation by the federal government or the Wisconsin Department of Natural Resources.
(18) 
Additional information. The Town Plan Commission may require that the following additional information be provided when necessary for the 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 than 10% and of not more than five feet where the slope of the ground surface is 10% or more. Elevations shall be marked on such contours based on National Geodetic Vertical Datum (NGVD) of 1929 (mean sea level). The requirement to provide topographic data may be waived if the parcel(s) created is fully developed.
(b) 
Soil type, slope and boundaries as shown on the detailed operational soil survey maps prepared by the United States Soil Conservation Service.
(c) 
Location of soil boring tests. 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 or one test per lot, whichever is more restrictive, shall be made and initially submitted. The results of the tests required by this subsection shall be submitted prior to approval of the final certified survey map.
C. 
The Town Board, upon recommendation by the Plan Commission, may waive the requirement that the entire area contiguous to the land outlined in the proposed certified survey owned or controlled by the developer be included on the certified survey map even though only a portion of said area is proposed for immediate development. However this waiver may only occur when the parcel(s) to be created by a land division is 40 acres or more in area and is not intended for development.
D. 
The Town Plan Commission may require a development plan of the applicant's entire holdings or part thereof and/or surrounding areas in order to determine how the proposed parcel will fit into the overall development of the surrounding lands, the possible street system, drainage pattern or impact on environmentally sensitive lands.
E. 
State Plane 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 State Plane Coordinate System by the Southeastern Wisconsin Regional Planning Commission, 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 state plane 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 referred to the Wisconsin Coordinate System, South Zone. The grid bearing and distance of the tie shall be determined by a closed survey meeting the error of closure herein specified for the survey of the exterior boundaries of the subdivision.
F. 
Certificates. The surveyor shall certify on the face of the map that he has fully complied with all the provisions of this chapter. The Town Board, after approval by the Town Plan Commission and the recommendation by all reviewing agencies, shall certify its approval on the face of the map.
(1) 
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.
(2) 
All certified survey maps shall provide all the certificates required by § 236.21, Wis. Stats.
G. 
Recordation. The certified survey map shall be recorded with the Register of Deeds only after the certificates of the Town Board, the Town Plan Commission, the surveyor, and the owner are placed on the face of the map. The map shall be recorded by the Town Clerk or designee within six months after the date of the last approval of the map and within 24 months after the first approval of the map as per § 236.34(2)(b)1, Wis. Stats. The Town shall not permit the applicant, title company, or any other entity to record the certified survey map.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
H. 
Prior to the approval of the certified survey map, a developer's agreement must be submitted and shall be subject to the prior approval of the Town Board if public right-of-way or other public facilities are to be dedicated to the Town.
I. 
Prior to submittal of final certified survey maps to the Town Plan Commission and Town Board, the document must contain the required signatures and dates of all nonmunicipal officials. (i.e., surveyor on all pages, owners and mortgage companies).
J. 
When requested by Town Clerk and/or Department of Public Works Director, a culvert sizing plan, drainage basin map and size calculations must be submitted with the certified survey map.