A.
General. 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 Mylar or paper of good quality
at a scale of not more than 100 feet to the inch and shall show correctly
on its face the following information:
(1)
Title under which the proposed subdivision is to be
recorded, which name shall not duplicate or be alike in pronunciation
to the name of any plat heretofore recorded in the Village unless
considered an addition to the subdivision.
(2)
Legal description/location of proposed subdivision
by government lot, quarter section, township, range, county and state.
(3)
Date, scale and North point.
(4)
Names, telephone numbers and addresses of the owner,
and any agent having control of the land, engineer, subdivider and
land surveyor preparing the plat.
(5)
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 the area is proposed for immediate
development. Where a subdivider owns or controls adjacent lands in
addition to those proposed for development at that time, 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 Village
Plan Commission may waive these requirements where adjacent development
patterns have already been established.
B.
Plat data. All preliminary plats shall show the following:
(1)
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.
(2)
Locations of all existing property boundary lines,
structures, drives, streams and watercourses, marshes, rock outcrops,
wooded areas, railroad tracks and other significant features within
the tract being subdivided or immediately adjacent thereto.
(3)
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.
(4)
Location and names of any adjacent subdivisions, parks
and cemeteries, and owners of record of abutted unplatted lands.
(5)
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.
(6)
Location, size and invert elevation of any existing
sanitary or storm sewers, culverts, and drain pipes, the 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. If no sewers or water mains
are located on or immediately adjacent to the tract, the nearest such
sewers or water mains which might be extended to serve the tract shall
be indicated by the direction and distance from the tract, size and
invert elevations.
(7)
Corporate limit lines within the exterior boundaries
of the plat or immediately adjacent thereto.
(8)
Existing zoning on and adjacent to the proposed subdivision.
(9)
Contours within the exterior boundaries of the plat
and extending to the center line of adjacent public streets to National
Map Accuracy Standards based upon 1988 North American Vertical Datum
(NAVD) at vertical intervals of not more than two feet. At least two
permanent benchmarks shall be located in the immediate vicinity of
the plat; the location of the benchmarks shall be indicated on the
plat, together with their elevations referenced to 1988 North American
Vertical Datum (NAVD), and the monumentation of the benchmarks shall
be clearly and completely described.
(10)
High-water elevation of all ponds, streams,
lakes, flowages, and wetlands within the exterior boundaries of the
plat or located within 100 feet therefrom.
(11)
Water elevation of all ponds, streams, lakes,
flowages, and wetlands within the exterior boundaries of the plat
or located within 100 feet therefrom, at the date of the survey.
(12)
Floodplain, flooding and wetland boundaries
within the exterior boundaries of the plat or within 100 feet therefrom
and, within the plat, a line 50 feet parallel to the floodway line,
between which line and the floodway line there shall be no structures
and no grading, and from which line setback measurements shall begin.
(13)
Soil types and their boundaries, as shown on
the operational soil survey maps prepared by the U.S. Department of
Agriculture, Natural Resources Conservation Service.
(14)
Location and results of percolation tests within
the exterior boundaries of the plat conducted in accordance with the
provisions of Wisconsin Administrative Code where the subdivision
will not be served by public sanitary sewer service.
(15)
Location, width and names of all proposed streets
and public rights-of-way such as alleys and easements.
(16)
Approximate dimensions of all lots together
with proposed lot and block numbers. The area in square feet of each
lot shall be provided.
(17)
Location and approximate dimensions 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 nonpublic uses not requiring subdivision.
(18)
Approximate radii of all curves.
(19)
Any proposed lake and stream access, with a
small drawing clearly indicating the location of the proposed subdivision
in relation to access.
(20)
Any proposed lake and stream improvement or
relocation, and notice of application for approval by the Division
of Environmental Protection, Department of Natural Resources, when
applicable.
(21)
Where the Plan Commission or Village Engineer
finds that it requires additional information relative to a particular
problem presented by a proposed development in order to review the
preliminary plat, it shall have the authority to request such information
from the subdivider.
(22)
Soil tests and reports as may be required by
the Village Engineer for the design of roadways, storm drainage facilities,
on-site sewage disposal systems, erosion control facilities and/or
other subdivision improvements and features.
(23)
Setbacks and building lines for each lot consistent with the pertinent requirements of Chapter 415, Zoning. Dimensions of setbacks shall be shown.
(24)
Design features.
(a)
Locations and widths of proposed alleys, pedestrian
ways and utility easements.
(b)
Layout numbers and preliminary acreages and
dimensions of lots and blocks.
(c)
Minimum front, rear, side and street yard building
setback lines.
(d)
Location and size of proposed sanitary sewer
lines and water mains.
(e)
Gradients of proposed streets, sewer lines (and
water mains, if required).
(f)
Areas, other than streets, alleys, pedestrian
ways and utility easements, intended to be dedicated or reserved for
public use, including the size of such area or areas in acres.
(g)
Location and description of survey monuments.
(h)
An identification system for the consecutive
numbering of all blocks and lots within the subdivision.
(i)
Sites, if any, to be reserved for parks or other
public uses.
(j)
Sites, if any, for multifamily dwellings, shopping
centers, churches, industry or other nonpublic uses, exclusive of
single-family dwellings.
(k)
Provisions for surface water management, including
both minor and major system components, detention/retention facilities,
including existing and postdevelopment one-hundred-year-flood elevations,
etc.;
(l)
Potential resubdivision and use of excessively
deep (over 200 feet) or oversized lots must be indicated in a satisfactory
manner.
(m)
Any wetlands, floodplains or environmentally
sensitive areas provided for by any local, state or federal law.
C.
Additional information. The Plan Commission and/or
Village officials may require a proposed subdivision layout of all
or part of the contiguous land.
D.
Soil and water conservation. The Plan Commission and/or
Village Board, 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, tree cutting,
clearing, grading, and other earthmoving operations in the development
of the subdivision or otherwise entail a severe erosion hazard, may
require the subdivider to provide landscaping, tree cutting and erosion
control plans as part of the preliminary plat review process.
E.
Covenants. The Plan Commission and/or Village Board
may require submission of a draft of protective covenants whereby
the subdivider intends to regulate land use in the proposed subdivision
and otherwise protect the proposed development.
F.
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 he has fully
complied with the provisions of this chapter.
A.
General. A final plat prepared by a registered land
surveyor shall be required for all subdivisions. It shall comply in
all respects with the requirements of § 236.20, Wis. Stats.,
and this chapter.
B.
Additional information. The final plat shall show
correctly on its face or on a supporting document, in addition to
the information required by § 236.20, Wis. Stats., the following:
(1)
Exact street width along the line of any obliquely
intersecting street.
(2)
Floodplain, flooding and wetland boundaries, including
a line 50 feet parallel to the floodway line, between which line and
the floodway line there shall be no structures and no grading, and
from which line setback measurements shall begin.
(3)
Exact location and description of utility easements.
(4)
Location of individual lot soil boring and percolation
tests as required by the Wisconsin Administrative Code for all lots
not served by public sewer. The results of the tests shall be submitted
with the plat.
(5)
Railroad rights-of-way within and abutting the plat.
(6)
Setbacks or building lines.
(7)
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.
(8)
Special restrictions required by the Plan Commission
and/or Village Board and other approving or objecting agency upon
the recommendation of the Plan Commission relating to access control
along public ways, the provision of planting strips, or shorelands
or floodlands.
(9)
Where the Plan Commission and/or Village Board finds
that it requires additional information relative to a particular problem
presented by a proposed development to review the final plat, it shall
have the authority to request such information from the subdivider.
(10)
Taxes. Certifications showing that all taxes
and special assessments currently due on the property to be subdivided
have been paid in full.
(11)
Groundwater presence. 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 with a reference to that note within applicable lots:
“Subsoil information indicates the presence of high ground conditions
on Lot(s) __________. On these lots, either basement elevations must
be elevated above the groundwater level or the basement exteriors
must be fully waterproofed.”
(12)
Minimum building opening elevations where a
lot abuts a watercourse, or drainageway, or the grading plan indicates
that drainage from more than two lots may impact the lot, the lowest
building opening elevation, and the lowest ground/structure interface
elevation for any structure built upon that lot shall be at elevations
at least two feet above the one-hundred-year water level.
(13)
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.
(14)
A numbered identification system for all lots
and blocks.
C.
Deed restrictions. Restrictive covenants and deed
restrictions for the proposed subdivision shall be filed with the
final plat.
D.
Survey accuracy.
(1)
Examination. The Village Board and Plan Commission,
or their designees, shall examine all final plats within the Village
and may check for the accuracy and closure of the survey, the proper
kind and location of monuments and legibility and completeness of
the drawing.
(2)
Maximum error of closure. Maximum error of closure
before adjustment of the survey of the exterior boundaries of the
subdivision shall not exceed, in horizontal distance or position,
the ratio of 1:5,000, nor in azimuth, four seconds of arc per interior
angle. If field measurements exceed this maximum, new field measurements
shall be made until a satisfactory closure of the field measurements
has been obtained; the survey of the exterior boundary shall be adjusted
to form a closed geometric figure.
(3)
Street, block and lot dimensions. All street, block
and lot dimensions shall be computed as closed geometric figures based
upon the control provided by the closed exterior boundary survey.
If checks disclose an error for any interior line of the plat greater
than the ratio of 1:3,000 or an error in measured angle greater than
one minute of arc for any angle where the shorter side forming the
angle is 300 feet or longer, necessary corrections shall be made.
Where the shorter side of a measured angle is less than 300 feet in
length, the error shall not exceed the value of one minute multiplied
by the quotient of 300 divided by the length of the shorter side;
however, such error shall not in any case exceed five minutes of arc.
(4)
Plat location. Where the plat is located within a
quarter-section, the corners of which have been relocated, monumented
and coordinated by the Village, the tie required by § 236.20(3)(b),
Wis. Stats., may be expressed in terms of grid bearing and distance;
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. 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.
E.
Surveying and monumenting. All final plats shall meet
all the surveying and monumenting requirements of Chapter 236, Wis.
Stats.
F.
State plane coordinate system. Where the plat is located
within a quarter-section, the corners of which have been relocated,
monumented and coordinated by the Village, the plat shall be tied
directly to one 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.
G.
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.
H.
Property owners' association. The legal instruments
creating a property owners' association for the ownership and/or maintenance
of common lands in the subdivision shall be filed with the final plat.
I.
Street dedication. Public rights-of-way for streets
and other public areas shall be dedicated to the Village with final
plat approval. Such dedications shall require the owner's certificate
and the mortgagee's certificate in substantially the same form as
required by § 236.21(2)(a), Wis. Stats.
A.
General. A certified survey map prepared by a registered
land surveyor shall be required for all minor subdivisions. It shall
comply in all respects with the requirements of § 236.34,
Wis. Stats.
B.
Certified survey requirements. When it is proposed
to divide land into not more than four parcels or building sites,
any one of which is less than four acres in size, or when it is proposed
to divide a block, lot or outlot into not more than four parcels or
building sites within a recorded subdivision plat without changing
the exterior boundaries of the block, lot or outlot, the subdivider
shall subdivide by use of a certified survey map, prepared in accordance
with § 236.34, Wis. Stats., and this chapter.
C.
Additional information. The certified survey map shall
show correctly on its face, in addition to the information required
by § 236.34, Wis. Stats., the following:
(1)
Date of map.
(2)
Graphic scale.
(3)
Name and address of the owner, subdivider and surveyor.
(4)
All existing buildings, watercourses, drainage ditches
and other features pertinent to proper division.
(5)
Names of adjoining streets, highways, parkways, cemeteries,
subdivisions, ponds, streams, lakes, flowages, and wetlands.
(6)
Square footage of each parcel.
(7)
Floodplain, flooding and wetland boundaries including
a line 50 feet parallel to the floodway line, between which line and
the floodway line there shall be no structures and no grading, and
from which line setback measurements shall begin.
(8)
Location of individual lot soil boring and percolation
tests, as required by the Wisconsin Administrative Code for all lots
not served by public sewer. The results of the tests shall be submitted
with the map.
(9)
Setbacks or building lines required by the Village Board, Plan Commission and Chapter 415, Zoning.
(10)
All lands reserved for future public acquisition.
(11)
Where the Plan Commission or Village Board finds
that it requires additional information relative to a particular problem
presented by a proposed development to review the certified survey
map, it shall have the authority to request such information from
the subdivider as information on shoreline and bottom characteristics.
(12)
Present zoning for the parcels.
D.
State plane coordinate system. Where the certified
survey is located within a quarter-section, the corners of which have
been relocated, monumented and coordinated by the Village, the certified
survey shall be tied directly to one 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 coordinate of the monument
marking the relocated section or quarter corner to which the certified
survey is tied shall be indicated on the certified survey. All distances
and bearings shall be referenced to the Wisconsin Coordinate System,
South Zone.
E.
Certificates. The surveyor shall certify on the face
of the map that he has fully complied with all the provisions of this
chapter. The Village Board, after a recommendation by the reviewing
agencies, shall certify its approval on the face of the map.
F.
Recordation. The subdivider shall record the map with
the County Register of Deeds within 30 days of its approval by the
Village Board and any other approving agencies. Failure to do so shall
necessitate a new review and reapproval of the map by the Village
Board.
G.
Street dedication. Dedication of streets and other
public areas shall require, in addition, the owner's certificate and
the mortgagee's certificate in substantially the same form as required
by § 236.21(2)(a), Wis. Stats.
H.
Requirements. To the extent reasonably practicable,
the certified survey shall comply with the provisions of this chapter
relating to general requirements, design standards and required improvements.
Conveyance by metes and bounds shall be prohibited.
