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 shall be 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. Such title shall not be the same or similar to a previously
approved and recorded plat, unless it is in addition to a previously
recorded plat and is so stated on the plat.
(2)
Location of the proposed subdivision by government
lot, quarter section, township, range, county and state.
(3)
Date, scale and North point.
(4)
Names and addresses of the owner, subdivider and land
surveyor preparing the plat.
(5)
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 Town Board, upon the Plan Commission's recommendation,
may waive this requirement where it is unnecessary to fulfill the
purposes and intent of this chapter and undue hardship would result
from strict application thereof.
(6)
General location sketch showing the location of the
subdivision within the United States Public Land Survey sections.
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 United States 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 abutting 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 drainpipes, the location of
manholes, catch basins, hydrants, and 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 sanitary or storm 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 mean sea level datum at vertical
intervals of not more than two feet. At least two permanent bench
marks shall be located in the immediate vicinity of the plat; the
location of the bench marks shall be indicated on the plat, together
with their elevations referenced to mean sea level datum and the monumentation
of the bench marks clearly and completely described. Where, in the
judgment of the Town Engineer, undue hardship would result because
of the remoteness of the parcel from a mean sea level reference elevation,
another datum may be used.
(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)
Floodland and shoreland boundaries 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, two feet above the elevation of the maximum flood
of record within the exterior boundaries of the plat or within 100
feet therefrom.
(13)
Soil types and their boundaries, as shown on
the operational soil survey maps prepared by the United States Department
of Agriculture, Soil Conservation Service.
(14)
Location and results of soil boring tests within
the exterior boundaries of the plat conducted in accordance with § Comm
85.20, Wis. Adm. Code, and delineation of areas with three-foot and
six-foot groundwater and bedrock levels where the subdivision will
not be served by public sanitary sewer service. 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. The results of such tests
shall be submitted along with the preliminary plat.
(15)
Location and results of percolation tests within
the exterior boundaries of the plat conducted in accordance with § Comm
85.20, Wis. Adm. Code, where the subdivision will not be served by
public sanitary sewer service. 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. The results of such tests shall be submitted
along with the preliminary plat.
(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. The area in square feet of each
lot shall be provided.
(18)
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 lotting.
(19)
Approximate radii of all curves.
(20)
Any proposed lake and stream access with a small
drawing clearly indicating the location of the proposed subdivision
in relation to access.
(21)
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.
(22)
Where the Plan Commission, Town Board or Town
Engineer finds that it or he requires additional information relative
to a particular problem presented by a proposed development in order
to review the preliminary plat, it or he shall have the authority
to request in writing such information from the subdivider.
C.
Additional information. The Plan Commission and/or
Town Board may require a proposed subdivision layout of all or part
of the contiguously owned land even though division is not planned
at the time.
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, in addition to the information required by
§ 236.20, Wis. Stats., the following:
(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)
Exact location and description of streetlighting and
lighting utility easements.
(4)
Railroad rights-of-way within and abutting the plat.
(5)
All lands reserved for future public acquisition or
reserved for the common use of property owners within the plat.
(6)
Special restrictions required by the Town Board relating
to access control along public ways or to the provision of planting
strips.
(7)
Setback or building lines required by Town codes and
ordinances.
(8)
Utility and/or drainage easements.
C.
Deed restrictions. Restrictive covenants and deed
restrictions for the proposed subdivision shall be filed with the
final plat.
D.
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.
E.
Survey accuracy.
(1)
Examination. The Town Board or, at its direction,
the Town Engineer or its designee shall examine all final plats within
the Town and may make, or cause to be made by a registered land surveyor
under the supervision or direction of the Town Engineer, field checks
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 1:10,000, 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 field checks disclose an error for any interior line of the plat
greater than the ratio of 1:5,000, 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 Town, the tie required by § 236.20(3)(b),
Wis. Stats., shall 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. The Town Board shall receive the results of the
Town Engineer's examination prior to approving the final plat.
F.
Surveying and monumenting. All final plats shall meet
all the surveying and monumenting requirements of § 236.15,
Wis. Stats.
G.
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 Town, 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, and adjusted to the Town's control
survey.
A.
General. 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.
B.
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)
All existing buildings, watercourses, drainage ditches
and other features pertinent to proper land division.
(2)
Setbacks or building lines required by the Town Board
and the Town Zoning Code.
(3)
All lands reserved for future acquisition.
(4)
Date of the map.
(5)
Graphic scale.
(6)
Name and address of the owner, subdivider and surveyor.
(7)
Square footage of each parcel.
(8)
Present zoning for the parcels.
(9)
Utility and/or drainage easements.
(10)
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). This requirement may be waived if the parcel(s) created is
fully developed.
(11)
Entire area contiguous to the proposed certified
survey map owned or controlled by the subdivider shall be included
on the certified survey map 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.
(12)
Location of soil boring tests, where required
by § Comm 85.20, Wis. Adm. 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. The results of such test shall be submitted along
with the certified survey map.
(13)
Location of soil percolation tests, where required
by § Comm 85.20, Wis. Adm. Code, conducted in accordance
with § Comm 85.20, 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. The results of such
tests shall be submitted along with the certified survey map.
C.
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 coordinated by the Town,
the map 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 map is
tied shall be indicated on the map. All distances and bearings shall
be referenced to the Wisconsin Coordinate System, South Zone, and
adjusted to the Town's control survey.
D.
Certificates. The surveyor shall certify on the face
of the certified survey map that he has fully complied with all the
provisions of this chapter. The Town Board, after a recommendation
by the reviewing agencies, shall certify its approval on the face
of the map.
E.
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.[1]
F.
Requirements. To the extent reasonably practicable,
the certified survey map 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 where
the lot(s) involved is less than 1 1/2 acres or 300 feet in width.
During the approval process, the Town Engineer
may require that the subdivider 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 mean sea level (1929) datum, and plans and profiles
shall meet the approval of the Town Engineer.
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 Ch. Comm 83, Wis. Adm. Code,
shall be complied with and the appropriate data submitted with the
preliminary plat.
The Town Engineer, 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 earthmoving 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 publication Minimizing Erosion in Urbanizing
Areas, as prepared by the United States Department of Agriculture,
Soil Conservation Service, 1972, and shall be in accordance with standards
set forth elsewhere in this Code.
Every preliminary plat, final plat and certified
survey map, whether preliminary or final, shall depict the road or
street access appertaining to each lot therein shown. Such road or
street access shall be so located as to be conducive to public safety
in regard to vehicular and pedestrian traffic, and it shall be so
situated so as to promote the orderly platting and development of
surrounding areas. If any lot abuts more than one road or street,
each road or street access intended by the owner shall be depicted.
It shall be the duty of the Plan Commission and the Town Board to
evaluate each proposed lot access to determine whether or not it presents
a safety hazard in regard to vehicular and pedestrian traffic and
whether or not it promotes the orderly platting and development of
the surrounding areas. The Plan Commission or the Town Board may reject
any preliminary plat, final plat or proposed certified survey map
because of its disapproval of any road or street access for any lot.
In the alternative, the Plan Commission or the Town Board may approve
any preliminary plat, final plat or certified survey map on condition
that it be changed to show the access in a manner satisfactory to
the Plan Commission and the Town Board. Any action by the Plan Commission
or the Town Board pursuant to this section shall be presumed to be
based upon facts indicating that the proposed access poses a hazard
to vehicular or pedestrian traffic or fails to promote the orderly
platting or development of surrounding areas.
