[Amended 3-18-2002]
A preliminary plat shall be required for all subdivisions and
condominiums and shall be based upon a survey by a registered land
surveyor. The plat shall be prepared on tracing cloth or paper of
good quality at a scale no smaller than one inch equals 100 feet and
shall show correctly on its face the following information:
A.
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.
B.
Location of proposed subdivision by quarter section, township, range,
county and state.
C.
Date, graphic scale and North arrow.
D.
A location map showing the section or the government subdivision
of the section in which the subdivision lies, oriented the same as
the main drawing.
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 undue hardship
would result from strict application thereof.
G.
Surveyor's certificate signed, dated and sealed, and revision
dates on all pages.
H.
Sheet numbers.
I.
Project engineer, including name, address and telephone number.
The following site analysis information shall be inventoried
and mapped at a scale no smaller than one inch equals 100 feet in
sufficient detail, with descriptions if necessary, to allow for the
proper evaluation of a preliminary plat. The site analysis map and
accompanying descriptions shall be included with the submittal of
the preliminary plat. The map shall include:
A.
Topographical features with two-foot intervals for slopes less than
12% and at no more than five-foot intervals for slopes 12% and greater.
Elevations shall be marked on such contours, referenced to National
Geodetic Vertical Datum (NGVD) of 1929. Any rock outcrops, slopes
of 12% or greater, ridgelines and hilltops shall be noted.
B.
Hydrologic characteristics, including lakes, ponds, rivers, streams,
creeks, drainage ditches, wetlands, floodplains, shoreland areas,
and surface drainage patterns. The boundaries of wetlands shall be
as delineated and mapped by a qualified wetland specialist or other
professional as accepted by the Town Plan Commission. The boundaries
of the one-hundred-year recurrence interval floodplain, as determined
by the Federal Emergency Management Agency or the Southeastern Wisconsin
Regional Planning Commission (SEWRPC), shall be shown. Where such
floodplain data are not available, the floodplain boundaries and related
stages shall be determined by a registered professional engineer retained
by the subdivider, and the engineer's report providing the required
data shall be subject to review and approval by the Town Engineer.
C.
Delineations of natural resource areas, including the boundaries
of primary and secondary environmental corridors and isolated natural
resource areas as identified by SEWRPC, and the location and type
of any rare or endangered species habitat.
D.
Soil types, as shown on the soil survey maps prepared by the U.S.
Soil Conservation Service (now known as the "Natural Resources Conservation
Service").
E.
Existing vegetation, including the boundaries and characteristics
of woodlands, hedgerows, and prairies. Predominant species of hedgerows
and woodlands shall be identified. Unless located within an area proposed
to be maintained in open space, specimen trees shall be located and
identified by species, size and health.
F.
Historical, cultural and archaeological features, with a brief description
of the historic character of buildings, structures, ruins and burial
sites.
G.
The location and classification of existing streets and highways
within or adjacent to the proposed subdivision and desirable or undesirable
entry points into the subdivision.
H.
Existing land uses within the proposed subdivision and within 200
feet therefrom, including cultivated and noncultivated fields, paved
areas, buildings, structures, and all encumbrances such as easements
or covenants.
I.
Public parks and open space areas within or adjacent to the proposed
subdivision and potential open space connections between the proposed
subdivision and adjacent lands.
J.
Existing and proposed zoning on and adjacent to the proposed subdivision.
All preliminary plats shall show the following:
A.
Length and bearing of the exterior boundaries of the proposed subdivision
referenced to two corners established in the U.S. Public Land Survey
System and the total acreage encompassed thereby. The lengths of lines
shall be given to the nearest 0.01 foot and bearings to the nearest
one second of arc. The arc length, chord length, radius length and
bearing shall be given for all curved lines.
B.
Topographic features, including existing contours, with two-foot
intervals for slopes less than 12% and at no more than five-foot intervals
for slopes 12% and greater. Elevations shall be marked on such contours,
referenced to the National Geodetic Vertical Datum (NGVD) of 1929.
C.
Boundaries of the one-hundred-year recurrence interval floodplain
and related regulatory stages, as determined by the Federal Emergency
Management Agency or SEWRPC. Where such data are not available, the
floodplain boundaries and related stages shall be determined by a
registered professional engineer retained by the subdivider and the
engineer's report providing the required data shall be submitted
with the plat for review and approval by the Town Engineer.
D.
Location and water elevations at the date of the survey of all lakes,
ponds, rivers, streams, creeks, and drainage ditches within the plat
and within 200 feet of the exterior boundaries of the plat. Approximate
high- and low-water elevations and the ordinary high water mark referenced
to NGVD 1929 shall also be shown. The status of navigability of the
lakes, ponds, rivers, streams, creeks, and drainage ditches shall
be indicated based upon a determination by the Wisconsin Department
of Natural Resources.
E.
Lake and stream meander lines proposed to be established.
F.
Boundaries of primary and secondary environmental corridors and isolated
natural resource areas, as delineated and mapped by SEWRPC. The boundaries
of wetlands shall also be shown. The wetland boundaries shall be determined
on the basis of a field survey made to identify, delineate and map
those boundaries, and the name of the person, agency or firm identifying,
delineating and mapping the boundaries shall be provided, together
with the date of the field survey concerned.
G.
The location of woodlands as mapped and existing vegetation to be
retained within the proposed subdivision.
H.
Location, right-of-way width and names of all existing and proposed
streets, highways, alleys or other public ways, pedestrian and bicycle
ways, utility rights-of-way, active and abandoned railway rights-of-way,
vision corner easements, and other easements within or adjacent to
the plat.
I.
Type, width and elevation of any existing street pavements within
or adjacent to the plat, together with any legally established center-line
elevations, referenced to mean NGVD 1929.
J.
Approximate radii of all curved lines within the exterior boundaries
of the plat.
K.
Location and names of any adjoining subdivisions, parks, cemeteries,
public lands and watercourses, including impoundments. The owners
of record of abutting unplatted lands shall also be shown.
L.
All existing structures, together with an identification of the type
of structure such as residence, garage, barn or shed; the distance
of such structures from existing and proposed property lines, wells,
watercourses and drainage ditches; and existing property boundary
lines in the area adjacent to the exterior boundaries of the proposed
plat and within 100 feet thereof. The proposed use of existing structures
to be retained shall be noted. All wells within the exterior boundaries
of the plat and within 50 feet of the exterior boundaries of the plat
shall be shown.
M.
Locations of all civil division boundary lines and U.S. Public Land
Survey System section and one-quarter section lines within the plat
and within 100 feet of the exterior boundaries of the plat.
N.
Approximate dimensions of all lots, the minimum lot area required
by the zoning district in which the plat is located, and proposed
lot and block numbers.
O.
Building or setback lines which are proposed to be more restrictive
than the regulations of the zoning district in which the plat is located.
P.
Location, approximate dimensions and area of any sites to be reserved
or dedicated for parks, playgrounds, drainageways, open space preservation
or other public use.
Q.
Location, approximate dimensions and area of any proposed common
areas or facilities.
R.
Location, approximate dimensions and area of any sites which are
to be used for multifamily housing, shopping centers, church sites
or other nonpublic uses not requiring lotting.
S.
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 or adjacent to the plat. If no sewers or water mains
are located on or immediately adjacent to the proposed subdivision,
the nearest such sewers or water mains which might be extended to
serve the proposed subdivision shall be indicated by their direction
and distance from the plat and by their size and invert elevations.
All elevations shall be referenced to NGVD 1929.
T.
Any proposed lake and stream access and the width of the proposed
access to be provided within the exterior boundaries of the plat.
U.
A proposed lake and stream improvement or relocation and notice of
application for approval by the Wisconsin Department of Natural Resources,
when applicable.
V.
The approximate location of any existing on-site sewage treatment
and disposal facilities.
W.
Any additional information requested by the Town Plan Commission.
A.
The Town shall require that the subdivider provide street improvement
plans and profiles showing existing ground surfaces, proposed and
established street grades, including extensions for a reasonable distance
beyond the limits of the proposed subdivision when requested, and
any other pertinent engineering data as may be required by the Town
or the Town Engineer. The plans and profiles shall be prepared in
accordance with standards contained in this chapter or other Town
construction standards and either approved or modified as necessary
prior to the commencement of construction in the development.
B.
Grading plans for the lots or other areas in the proposed development
shall also be prepared and submitted for review and approval prior
to commencement of grading and construction of roads.
C.
Stormwater, drainage and erosion control plans shall be prepared
and submitted along with other grading and road construction plans
and shall indicate how surface water runoff is to be accommodated
on the development and on any downstream properties along with the
methods of erosion and sediment control.
D.
All plans and profiles as set forth above shall be prepared in accordance
with the provisions of this chapter or any other appropriate ordinance
or standards in force in the Town. In addition, all elevations shall
be based upon mean sea level datum and shall be subject to review
by the Town Engineer and subsequent approval by the Town Plan Commission
and the Town Board. No construction activity of any kind may commence
on any development until the preliminary plat has been approved by
all agencies and until the plans for roads, ditches, erosion and sediment
control, and lot grading have been reviewed and approved by the Town
Plan Commission and Town Board.
The Town 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 surveyor preparing the preliminary plat shall certify on
the face of the plat that it is a correct representation of the exterior
boundaries of the proposed plat and of all existing land divisions
and features within and adjacent thereto, and that the surveyor has
fully complied with the provisions of this chapter and of Ch. 236,
Wis. Stats.
