A preliminary plat shall be required for all subdivisions and
shall be based upon a survey prepared by a Wisconsin registered land
surveyor. The preliminary 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. 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. Identification as "preliminary plat." The preliminary plat shall
be clearly noted and labeled on its face "preliminary plat."
C. Legal description of property. Legal description of the proposed
subdivision by government lot, quarter-section, township, range, county,
and state.
D. Location sketch. General location sketch showing the location of
the subdivision within the United States Public Land Survey section.
E. Date, scale, North arrow. Date, graphic scale, and North arrow.
F. Owner, subdivider or condominium developer (as applicable), and land
surveyor. Names and addresses of the owner, subdivider or condominium
developer (as applicable), and land surveyor preparing the preliminary
plat.
G. Contiguous land area. Entire area contiguous to the proposed plat
owned or controlled by the subdivider or condominium developer (as
applicable) 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.
H. Use statement. A statement of the proposed use of the lots, stating
the use type of buildings and/or uses proposed to occupy the lots,
number of proposed lots, number of dwelling units per lot, and proposed
density.
I. Proposed zoning changes. If any zoning changes are contemplated, the proposed zoning plan for the property, including dimensions. The indication of such information, however, shall not constitute an application for a zoning amendment. All applications for zoning amendments shall meet the applicable requirements of Chapter
500, Zoning.
All preliminary plats shall show the following:
A. Exterior plat boundaries. 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.
B. Corporate limit lines. Any corporate limit lines within the exterior
boundaries of the plat, coterminous to said exterior boundaries, or
immediately adjacent thereto.
C. Existing and proposed contours. Existing and proposed contours within
the exterior boundaries of the preliminary plat and extending to the
center line of adjacent public streets. In addition:
(1) Existing and proposed contours shall be 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.
(2) Elevations shall be marked on such contours based on National Geodetic
Datum of 1929 (mean sea level).
(3) At least two permanent bench marks shall be located in the immediate
vicinity of the preliminary plat. The location of the bench marks
shall be indicated on the preliminary plat, together with their elevations
referenced to National Geodetic Datum of 1929 (mean sea level), and
the monumentation of the bench marks clearly and completely described
on the preliminary plat.
D. Water elevations of all lakes, ponds, streams, flowages and wetlands.
Water elevations of all lakes, ponds, streams, flowages, and wetlands
at the date of the survey and approximate high and low water elevations,
all referred to National Geodetic Datum of 1929 (mean sea level).
E. Floodplain limits. 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.
F. Existing rights-of-way, easements, and section and quarter-section
lines. 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 United States Public Land Survey section and quarter-section
lines within the exterior boundaries of the plat or immediately adjacent
thereto.
G. Existing street pavements. 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
elevation, all to mean sea level (1929 datum).
H. Adjacent subdivisions, parks, cemeteries and owners of record. Location
and names of any adjacent subdivisions, parks, and cemeteries, and
owners of record of abutting unplatted lands.
I. Utility location. Location, size and invert elevation of any existing
sanitary or storm sewers, culverts and drainpipes, 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 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.
J. Physical features. Locations of all existing property boundary lines,
structures, driveways, streams and watercourses, marshes, rock outcrops,
wooded areas, railroad tracks, and other similar significant natural
or man-made features within the tract being subdivided as determined
by the Plan Commission.
K. Proposed streets and public rights-of-way. Location, width and names
of all proposed streets and public rights-of-way, such as alleys and
easements.
L. Size of lots. Approximate dimensions and size (in square feet or
acres) of each lot, together with proposed lot and block numbers.
M. Sites to be reserved or dedicated. Location and approximate dimensions
and size (in square feet or acres) 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 formation of lots.
N. Curve radii. Approximate radii of all curves.
O. Existing zoning. Existing zoning on and adjacent to the proposed
subdivision.
P. Lake or stream access locations. Any proposed lake and stream access
with a small drawing clearly indicating the location of the proposed
subdivision in relation to the proposed access.
Q. Lake or stream improvements or relocations. Any proposed lake and
stream improvement or relocation, including explanation of the proposed
improvement and/or relocation.
R. Soil types and slopes. Soil type (including Class I soils), slope,
and boundaries as shown on the detailed operational soil survey maps
prepared by the United States Department of Agriculture, Natural Resources
Conservation Service.
S. Location of soil tests. Location of soil tests where required by
Chs. SPS 383 and 385, Wis. Adm. Code, and in areas not served by municipal
or sanitary district sewage treatment facilities, conducted in accordance
with Chs. SPS 383 and 385, Wis. Adm. Code, taken at the location and
depth in which soil absorption waste disposal systems are to be installed.
(1) 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.
(2) The results of such tests shall be submitted along with the preliminary
plat.
T. Wetland and/or floodplain delineation. Location and delineated extent
of wetlands and/or floodplains.
U. Location of proposed deed restrictions, landscape easements, and/or
conservation easements. The location of any proposed deed restrictions,
landscape easements, and/or conservation easements shall be graphically
indicated and clearly delineated and dimensioned on the face of the
preliminary plat. The location and extent of conservation easements
should be directly related to the natural resource protection plan.
V. Landscape plan. As required by Article
V of this chapter.
W. Additional information. Any additional information required by the
Town Zoning Administrator, Plan Commission, Town Engineer, or Town
Board.
The subdivider or condominium developer (as applicable) shall
submit with the preliminary plat street plans and profiles showing
existing ground surface, proposed and, when requested by the Plan
Commission or Town Engineer, established street grades, including
extensions for a reasonable distance beyond the limits of the proposed
subdivision. All elevations shall be based upon mean sea level (1929)
datum, and plans and profiles shall meet the approval of the Town
Engineer.
The Plan Commission, upon recommendation of the Town Engineer,
shall 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 Chs. SPS 383 and 385, Wis. Adm. Code, shall be complied with, and
the appropriate data submitted with the preliminary plat.
The subdivider or condominium developer (as applicable) shall submit with the preliminary plat soil erosion and sedimentation control plans and specifications. Protection and rehabilitation measures shall be in conformance with Chapter 24 of the Washington County Code, titled "Land Divisions." Plans shall be submitted to, and reviewed by, the Land and Water Division of the Washington County Planning and Parks Department as to conformance with accepted soil conservation standards based upon the Natural Resources Conservation Service Technical Guide, Engineering Field Manual and other accepted Washington County or Natural Resources Conservation Service Standards. (Also see §
340-78 of this chapter.)
For properties proposed to be divided by certified survey map or subdivision plat or developed as a condominium and that contain natural resource features as described in Articles
XI and
XV of this chapter, a natural resource protection plan, as described in Article
IV, shall be submitted for review by the Town Zoning Administrator and Plan Commission.
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.