Village of Fredonia, WI Article V Technical Requirements for Plats and Certified Survey Maps

§ 500-22 Technical requirements for preliminary plats.

A. General. A preliminary plat shall be required for all subdivisions and condominiums and shall be based upon a survey by a professional land surveyor and the plat prepared on Mylar 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 an 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 Planning 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.

(6) General location sketch showing the location of the subdivision within the United States Public Land Survey section.

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 drain pipes, the location of public and private 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 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, all to mean sea level (1929 datum).

(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 (National Geodetic Datum of 1929) 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 Village 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) Location and results of soil boring tests within the exterior boundaries of the plat conducted in accordance with Ch. SPS 385 of the Wisconsin Administrative 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.

(14) Location and results of percolation tests within the exterior boundaries of the plat conducted in accordance with Ch. SPS 385 of the Wisconsin Administrative 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.

(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 lotting.

(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) Boundaries of primary and secondary environmental corridors and isolated natural resource areas, as delineated and mapped by the Southeastern Wisconsin Regional Planning Commission. 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.

(22) The location of woodlands as mapped by the Southeastern Wisconsin Regional Planning Commission and existing vegetation to be retained within the proposed subdivision.

(23) Historic, cultural, and archaeological features, with a brief description of the historic character of buildings, structures, ruins, and burial sites.

(24) Street plans and profiles. The Village Engineer or Village Planning Commission may require that the subdivider provide street plans and profiles showing existing ground surface, 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 Village Engineer.

(25) Testing. The Village 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 Chapter SPS 385 of the Wisconsin Administrative Code shall be complied with and the appropriate data submitted with the preliminary plat.

(26) Where the Planning 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, in writing, such information from the subdivider.

C. Soil and water conservation. The Village 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, Soil and Water Conservation District Technical Guide, prepared by the United States Natural Resources Conservation Service, as amended.

D. Covenants. A draft copy of any proposed condominium or homeowners' association declarations, covenants, or other documents shall accompany the preliminary plat. These documents shall include the information specified in § 500-10. The proposed documents shall be subject to review and approval by the Village Attorney as to form.

E. 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.

F. Additional information. The Planning Commission may require a proposed subdivision layout of all or part of the contiguously owned land even though division is not planned at the time.

§ 500-23 Technical requirements for final plats.

A. General. A final plat prepared by a professional 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, as determined by the utilities serving the area.

(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 Planning Commission relating to access control along public ways or to the provision of planting strips.

(7) Setback or building lines required by the Planning Commission or other Village codes and ordinances.

(8) Utility and/or drainage easements.

(9) Floodplain limits.

C. The final plat shall also be submitted to the Village in a digital format such as AutoCad. The Village intends on using this information to build its GIS database.

D. Deed restrictions. Restrictive covenants and deed restrictions for the proposed subdivision shall be filed with the final plat.

E. 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.

F. Survey accuracy.

(1) Examination. The Village Engineer shall examine all final plats within the Village of Fredonia and may make, or cause to be made by a professional land surveyor under the supervision or direction of the Village 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 at the developer's cost.

(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 are 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 proved 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 are 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 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 are.

(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 or County, 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 Planning Commission shall receive the results of the Village Engineer's examination prior to approving the final plat and making a recommendation to the Village Board.

G. Surveying and monumenting. All final plats shall meet all the surveying and monumenting requirements of § 236.15, Wis. Stats.

H. 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, Ozaukee County or the Southeastern Wisconsin Regional Planning Commission, 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 directly to the Wisconsin Coordinate System, South Zone, and adjusted to the Village's control survey.

I. 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.

J. Recordation. After the final plat has been approved by the Village Board and required improvements either installed or a contract and sureties insuring their installation is filed, the Village Clerk shall cause the certificate inscribed upon the plat attesting to such approval to be duly executed and the Plat returned to the subdivider for recording with the County Register of Deeds. The Register of Deeds shall not record the plat unless it is offered within 12 months from the date of last approval and within 36 months after the first approval, as required in § 236.25(2)(b) of the Wisconsin Statutes. The final plat shall only be recorded with the County Register of Deeds after the certificates of the Wisconsin Department of Administration, of the Village Board, of the Surveyor and those certificates required by § 236.21 of the Wisconsin Statutes are placed on the face of the plat.

[Amended 2-21-2019 by Ord. No. 2019-01; 11-17-2022 by Ord. No. 2022-6]

§ 500-24 Technical requirements for certified survey map land divisions; review and approval.

A. General. A certified survey map prepared by a professional land surveyor shall be required for all minor land divisions. It shall comply in all respects with the requirements of § 236.34, Wis. Stats. The certified survey shall comply with the design standards and improvement requirements set forth in this chapter.

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 Planning Commission or other Village codes and ordinances.

(3) All lands reserved for future acquisition.

(4) Date of the map.

(5) Graphic scale and North arrow.

(6) Name and address of the owner, subdivider and surveyor.

(7) Square footage of each parcel.

(8) Present zoning of each parcel.

(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. Proposed elevations shall also include the estimated first floor elevations of the principal structure for each lot shown. 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 are fully developed and no grade changes are intended.

(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 Planning 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 Ch. SPS 385 of the Wisconsin Administrative 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 Ch. SPS 385 of the Wisconsin Administrative Code, conducted in accordance with Ch. SPS 385 of the Wisconsin Administrative Code, 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.

(14) Boundaries of primary and secondary environmental corridors and isolated natural resource areas, as delineated and mapped by the Southeastern Wisconsin Regional Planning Commission. 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 wetland boundaries shall be provided together with the date of the field survey concerned.

(15) The location of woodlands, as mapped by the Southeastern Wisconsin Regional Planning Commission, within the proposed certified survey map.

(16) Historic, cultural, and archaeological features, with a brief description of the historic character of buildings, structures, ruins, and burial sites.

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 Village or County, 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 Village'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 Village Board, after a recommendation by the review 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) of the Wisconsin Statutes.

F. Recordation. After the certified survey map has been approved by the Village Board and required improvements either installed or a contract and sureties insuring their installation is filed, the Village Clerk shall cause the certificate inscribed upon the certified survey map attesting to such approval to be duly executed and the certified survey map returned to the subdivider for recording with the county register of deeds. The register of deeds shall not record the Certified Survey Map unless it is offered within 12 months from the date of last approval and within 36 months after the first approval, as required in § 236.34(2)(b)1 of the Wisconsin Statutes. The certified survey map shall only be recorded with the County Register of Deeds after the certificates of the Director of the planning function in the Wisconsin Department of Development, of the Village Board, of the Surveyor and those certificates required by § 236.21 of the Wisconsin Statutes are placed on the face of the plat.

[Amended 2-21-2019 by Ord. No. 2019-01; 11-17-2022 by Ord. No. 2022-6]

G. Requirements. 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.

H. The certified survey map shall also be submitted to the Village in a digital format such as AutoCad. The Village intends on using this information to build its GIS database.

§ 500-25 Conformance with policies.

Land divisions and subdivisions shall be consistent with the following land use objectives and policies:

A. To approach new development within a large framework, with the basic unit being the neighborhood or district, and the conventional subdivision plat forming a part of a neighborhood or district;

B. To stage new growth concurrent with public improvements in transportation and urban service facilities;

C. To minimize new development outside the urban service area;

D. To locate new multifamily development and local commercial development convenient to each other and adjacent to arterials;

E. To develop a system of interior open spaces to provide for separation of neighborhoods, stormwater drainage, and for secondary circulation of pedestrian and bicycle traffic;

F. To use environmental corridors provided by other units of government and interior open space systems as guidance tools for the location and form of future development;

G. To encourage the use of clustering of residential development to assist in the development of the policy set forth to provide an interior open space system;

H. To avoid the wasteful use of land for urban purposes and to maintain economic balance in the community through flexible use of the regional urban land demand standards; and

I. To continue to develop a system of parks and open spaces for the recreational needs of the Village.