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.
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]
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.
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.