A.
Before submitting a preliminary plat for review and approval, applicants are very strongly encouraged to submit a conceptual sketch plan as an overlay sheet to be reviewed in conjunction with the underlying existing resources and site analysis map. The purpose of the sketch plan is to ensure that the layout is proceeding in a manner consistent with this chapter; Chapter 275, Zoning; other relevant regulations or statutory requirements; and with the City's Comprehensive Plan.
B.
Sketch plan meeting and review process.
(1)
Discussion of requirements and classifications.
(a)
The applicant or a duly authorized representative shall meet
with City Department of Community Development staff to discuss the
requirements of this chapter for street improvements, drainage, sewerage,
water supply, fire protection, and related matters, as well as the
availability of existing services and other pertinent information
shown on the sketch plan (overlay sheet).
(b)
Staff shall classify the sketch plan as a CSM or a subdivision,
as defined in this chapter. When it deems it necessary for protecting
the public health, safety, and welfare (including the maintenance
of conservation area connections and continuity), staff may require
that the CSM shall comply with some or all of the requirements specified
for subdivisions, including those pertaining to conservation (open
space) design.
(2)
Contents of sketch plan (overlay sheet).
(a)
A sketch plan (overlay sheet) shall be submitted by the applicant as a diagrammatic basis for initial discussion with the City Department of Community Department staff regarding the design of a proposed subdivision. The purpose of the sketch plan overlay sheet is to help applicants and officials develop a better understanding of the property and to assist in establishing an overall design approach that respects its special or noteworthy features while providing for the density permitted under Chapter 275, Zoning.
(b)
To provide a full understanding of the site's potential
and to facilitate the most effective exchange with City staff, the
sketch plan shall include the information listed below. Many of these
items can be taken from the existing resources and site analysis map,
a document that must, in any case, be prepared and submitted no later
than the date of the site visit, which precedes the preliminary plat.
(c)
To facilitate review, enabling officials to see clearly and
quickly how well (or not) the sketch plan succeeds in designing around
critical site features and potential conservation linkages, the diagrammatic
sketch plan shall be prepared as a translucent or transparent overlay
sheet placed on top of the existing resources and site analysis map.
Both of these drawings shall be produced at the same scale. The sketch
plan overlay sheet shall show the following information:
[1]
Name and address of the legal owner, the equitable owner, and/or
the applicant;
[2]
Name and address of the professional engineer, surveyor, planner,
architect, landscape architect, or site designer responsible for preparing
the plan;
[3]
Graphic scale (not greater than one inch equals 200 feet; however,
dimensions on the plan need not be exact at this stage) and North
arrow;
[4]
Approximate tract boundaries, sufficient to locate the tract
on a map of the City;
[5]
Zoning district;
[6]
Streets on and adjacent to the tract (both existing and proposed);
[7]
One-hundred-year floodplain limits, and approximate location
of wetlands, if any;
[8]
Schematic layout indicating a general concept for land conservation
and development as identified in an existing resources and site analysis
map, which may be hand-drawn;
[9]
Proposed general street and lot layout;
[10]
In the case of land development plans, proposed
location of buildings and major structures, parking areas and other
improvements; and
[11]
General description of proposed method of water
supply, sewage disposal, and stormwater management.
(3)
Review of sketch plan overlay sheet.
(a)
Copies of a diagrammatic sketch plan overlay sheet, meeting the requirements set forth in § 235-36B(2) shall be submitted to the Department of Community Development Office during business hours for distribution to the staff. The sketch plan overlay sheet diagrammatically illustrates initial thoughts about a conceptual layout for conservation areas, house sites, and street alignments, and shall be based closely upon the information contained in the existing resources and site analysis map. The sketch plan overlay sheet shall also be designed in accordance with the four-step design process described in § 235-40 and with the conservation design review standards listed in § 235-41 of this chapter.
(b)
The City Department of Community Development shall review the
sketch plan overlay sheet in accordance with the criteria contained
in this chapter and with other applicable City ordinances and standards
contained in the Developer's Handbook. Its review shall informally
advise the applicant of the extent to which the proposed subdivision
or land development conforms to the relevant standards of this chapter
and may suggest possible plan modifications that would increase its
degree of conformance. Its review shall include but is not limited
to:
[1]
The location of all areas proposed for land disturbance (streets,
foundations, yards, septic disposal systems, stormwater management/infiltration
and groundwater recharge areas, etc.) with respect to notable features
of natural or cultural significance as identified on the applicant's
existing resources and site analysis map and on the City's Map
of Potential Conservation Areas;
[2]
The potential for street connections with existing streets,
other proposed streets, or potential developments on adjoining parcels;
[3]
The location of proposed access points along the existing road
network;
[4]
The proposed building density and impervious coverage;
[5]
The compatibility of the proposal with respect to the objectives
and policy recommendations of the City's Comprehensive Plan;
and
(c)
The Department of Community Development shall submit its written
comments to the applicant within the time period as set forth in this
chapter, advising the applicant of modifications that are highly recommended
prior to submitting a preliminary plat.
A.
Applicants submitting a conservation subdivision shall submit a site context map prepared in accordance with § 235-37C no later than the date of the scheduled site visit.
B.
This map, which shall show the location of the proposed subdivision
within its neighborhood context, shall be submitted.
(1)
For sites under 100 acres in area, such maps shall be at a scale
not less than one inch equals 200 feet and shall show the relationship
of the subject property to natural and man-made features existing
within 1,000 feet of the site.
(2)
For sites of 100 acres or more, the scale shall be one inch equals
400 feet and shall show the above relationships within 2,000 feet
of the site.
C.
The features that shall be shown on site context maps include all
of the following:
(1)
Topography (from New Berlin or Waukesha County maps).
(2)
Stream valleys.
(3)
Wetland complexes (from maps published by the WDNR, SEWRPC, or as
delineated by a wetland biologist).
(4)
Primary and secondary environmental corridors and natural resource
areas.
(5)
Woodlands (from aerial photographs).
(6)
Ridgelines.
(7)
Public roads and rights-of-way.
(8)
Trails.
(9)
Utility easements.
(10)
Public land.
(11)
Land protected under conservation easements.
(12)
Floodplains.
A.
Purpose. All applicants shall submit an existing resources and site analysis map no later than the date of the scheduled site visit, prepared in accordance with the requirements contained in § 235-38B. The purpose of this key submission is to familiarize officials with existing conditions on the applicant's tract and to provide a complete and factual reference for them in making a site visit. This map shall be provided prior to or at the site visit and shall form the basis for the development design as shown on the diagrammatic sketch plan overlay sheet. The City shall review the map to assess its accuracy, conformance with local ordinances, and likely impact upon the natural and cultural resources on the property.
B.
Contents of existing resources and site analysis map. For all subdivisions,
an existing resources and site analysis map shall be prepared to provide
the developer and the City with a comprehensive analysis of existing
conditions on the proposed development site. The following information
shall be included in this map:
(1)
Unless otherwise specified by the Department of Community Development,
such plans shall generally be prepared at the scale of one inch equals
100 feet or one inch equals 200 feet, whichever would fit best on
a single standard-size sheet (24 inches by 36 inches). This map shall
be based on a plat of survey.
(2)
Orthophotography enlarged to the map scale, with the site boundaries
clearly marked. This is available from the City, Waukesha County,
or SEWRPC.
(3)
Topography.
(a)
The contour lines of which shall generally be at two-foot intervals,
determined by photogrammetry (although ten-foot intervals are permissible
beyond the parcel boundaries, interpolated from U.S.G.S. published
maps). The determination of appropriate contour intervals shall be
made by the City, which may specify greater or lesser intervals on
exceptionally steep or flat sites.
(b)
Slopes between 15% and 25% and exceeding 25% shall be clearly
indicated.
(c)
Topography for subdivisions in excess of 40 lots shall be prepared
by a professional land surveyor or professional engineer from an actual
field survey.
(4)
The location and delineation of ponds, streams, ditches, drains,
and natural drainage swales, as well as the one-hundred-year floodplains,
wetlands, and navigable waterways. Additional areas of wetlands on
the proposed development parcel, specifically including vernal pools
(which are only seasonally wet), shall also be indicated, as evident
from testing, visual inspection, or from the presence of wetland vegetation.
(5)
Vegetative cover conditions on the property according to general
cover type, including:
(a)
Cultivated land.
(b)
Permanent grass land.
(c)
Meadow.
(d)
Pasture.
(e)
Old field.
(f)
Hedgerow.
(g)
Wetland.
(h)
Woodland: the location and delineation of all woodlands having
17 or more deciduous trees per acre measuring at least four inches
in diameter at breast height and having at least a fifty-percent canopy
cover, include a general description of the woodland community indicating
forest type, such as pioneer, midsuccessional, or mature hardwood,
and indicate the relative abundance and type of non-native and invasive
plant species.
(6)
Soil series, types and phases, as mapped by the United States. Department
of Agriculture, Natural Resources Conservation Service, in the published
soil survey for the county, and accompanying data published for each
soil relating to its suitability for construction (and, in unsewered
areas, for septic suitability). Staff shall have the authority to
require a high-intensity soil survey for specific soil surveys that
are clearly above or below threshold for septic systems.
(7)
Ridgelines and watershed boundaries shall be identified.
(8)
The location and extent of views into the property from public roads
and from public parks, and public forests.
(9)
Geologic formations on the proposed development parcel, including
rock outcroppings, cliffs, and glacial features such as eskers, kames,
drumlins, and kettles, based upon available published information
or more detailed data obtained by the applicant.
(10)
All existing man-made features, including but not limited to
streets, driveways, farm roads, woods roads, trails, buildings, foundations,
stone walls, wells, drainage fields, dumps and waste disposal areas
(both existing and abandoned), utilities, storage tanks (both above
and below ground), fire hydrants, and storm and sanitary sewers.
(11)
Proposed streets or unimproved platted streets, or proposed
streets as shown on the Official Map.
(12)
Locations of all historically significant sites or structures
on the tract, including but not limited to cellar holes, stone walls,
earthworks, and graves.
(13)
Locations of trails that have been in public use (pedestrian,
equestrian, bicycle, etc.), plus trails proposed in the City's
Park and Open Space Plan.
(14)
All easements and other encumbrances of property which are or
have been filed of record with the County Register of Deeds shall
be shown on the plan.
(15)
Total acreage of the tract, plus the adjusted tract acreage,
and all other information necessary to determine the density, with
detailed supporting calculations.
(16)
Total area of tract.
