A.
General. The preliminary plat shall be based upon a survey by a registered
land surveyor and the plat prepared 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, which
shall not duplicate the name of any plat recorded in Outagamie County.
(2)
Location of proposed subdivision by government lot recorded private
claim, quarter-quarter section, section, township, range, county and
state noted immediately under the name of the proposed subdivision.
(3)
Date, scale and North point referenced to a magnetic, true or other
identifiable direction and related to either the nearest exterior
line, east-west quarter line or north-south quarter line of a section
in which the subdivision is situated.
(4)
Names, addresses and phone numbers of the owner, subdivider and land
surveyor preparing the plat.
(5)
Entire area contiguous to the plat owned or controlled by the owner
or subdivider, even if 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.
B.
Plat data. All preliminary plats shall show the following:
(1)
Exact location of the proposed subdivision indicated by distances
and bearing with reference to the nearest exterior line, north-south
quarter line or east-west quarter line of a section in which the subdivision
is situated and a corner established in United States Public Land
Survey that establishes one end of this line. A description of the
material of which the corner marker is composed. Exact distances and
bearing of the exterior boundaries and the total acreage encompassed
thereby. At least two permanent bench marks shall be located in the
immediate vicinity of the plat.
(2)
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. Elevations
shall be marked on such contours based on USGS datum.
(3)
High-water elevation of all lakes, streams, ponds, flowages and wetlands
at the date of the survey and approximate high- and low-water elevations,
all referred to USGS datum, within the exterior boundaries of the
plat or located within 100 feet therefrom.
(4)
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.
(5)
Location and names of any adjacent subdivisions, parks, and cemeteries,
and owners of record of abutting unplatted lands within 300 feet of
exterior boundary.
(6)
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, all
to USGS datum.
(7)
Location, size and invert elevation of any existing sanitary or storm
sewers, culverts and drainpipes, 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 the exterior boundaries of the plat or immediately
adjacent thereto. If no 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 their
direction and distance from the tract, size and invert elevations.
(8)
Locations of all existing property boundary lines, structures, drives,
streams and watercourses, marshes, rock outcrops, wooded areas, railroad
tracks and other similar significant features within the tract being
subdivided or immediately adjacent thereto.
(9)
Location, width and names of all proposed streets and public ways.
(10)
Proposed lots: proposed zoning, lot size area in square feet,
lot frontage width in feet, lot line lengths, yard setbacks in feet,
together with proposed lot and block numbers, and proposed use of
each lot.
(11)
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.
(12)
Approximate radii of all curves.
(13)
Existing zoning on and adjacent to the proposed subdivision.
(14)
Corporate limit lines within the exterior boundaries of the
subdivision or immediately adjacent thereto.
(15)
Any proposed stream access with a small drawing clearly indicating
the location of the proposed subdivision in relation to the access.
(16)
Any proposed stream improvement or relocation, and notice of
application for Department of Natural Resources approval, where applicable.
(17)
Floodland and shoreland boundaries and the contour line lying
a vertical distance of two feet above the elevation of the 100-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.
(18)
Soil types and their boundaries, as shown on the operational
soil survey maps prepared by the United States Department of Agriculture,
Natural Resources Conservation Service.
A.
General. A final plat prepared by a registered 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 also show the following
information correctly on its face:
(2)
A property owner block/statement shall be provided and include:
(3)
The following are all shown:
(a)
Date of map;
(b)
North arrow;
(c)
Scale;
(d)
Legend and symbols;
(e)
Bearings and distances of each line and exact length and bearing
of the center line of all streets and exact street width along the
line of any obliquely intersecting street;
(f)
Lot numbers and area in square feet and acres, setback lines
and lot frontage and lot line lengths in feet;
(g)
Easements, existing and proposed, including type and widths;
(h)
All existing structures;
(i)
All existing driveways and access points;
(j)
All navigable streams and other water bodies with source of
determination included;
(k)
All wetlands with source of determination included;
(l)
Floodplain areas with source of determination included;
(m)
Any airport zone delineations;
(n)
Zoning of property and surrounding properties;
(o)
Drainage arrows at all lot lines, showing the direction of all
drainage upon final grading of the land.
(4)
All subdivisions, CSMs and property lines within 50 feet of the exterior
boundary of the plat are located and labeled.
(5)
The location, right-of-way width and name of all existing and proposed
highways, streets and roads are shown as well as railroad right-of-ways.
Area calculations are included for all proposed roads.
(6)
If the plat abuts a controlled access highway and no driveway exists,
a statement to that effect appears. If the plat abuts a highway where
noise control standards have been developed, a statement indicating
the noise levels may be above those listed in the Wisconsin Administrative
Code shall be included.
(7)
All lands dedicated or reserved for future public acquisition or
reserved for the common use of property owners within the plat. If
common property is located within the plat, then provision for its
use and maintenance must also be provided with the plat.
(8)
Special restrictions required by the Board or county relating to
access control along public ways or to the provision of planting strips.
(9)
A written legal description that matches the graphic description.
(10)
The plat is tied to a section line, quarter-section line, private
claim or federal reservation line with the monumentation at each end
of the line shown, along with bearing and distance.
(11)
All distances and bearings are referenced to the Wisconsin County
Coordinate System for Outagamie County.
(12)
Surveyor's name, address and phone number.
C.
Supporting documents. The subdivider shall submit the following documents
when filing the final plat:
(1)
Covenants and restrictions. All restrictive covenants and deed restrictions
for the proposed subdivision.
(2)
Property owners' association. The legal instrument(s) creating a
property owners' association for the ownership and/or maintenance
of common areas or outlots in the subdivision.
(3)
All certificates required by § 236-21, Wis. Stats.; in
addition, the surveyor shall certify full compliance with all of the
provisions of this chapter and provide the following:
(a)
Surveyor certificate: The surveyor shall certify on the face
of the plat full compliance with all of the provisions of this chapter
and county and state requirements; the surveyor shall stamp the plat.
(b)
Treasurer's certificate: A certificate stating no unpaid taxes
or special assessments exist on the land included in the plat shall
be provided for Greenville Treasurer and County Treasurer signature.
(c)
Greenville certificates: An approval certificate shall be provided
for Greenville with signature by the Village President. An approval
certificate shall be provided for the Clerk.
(d)
Dedication certificate: If land is dedicated to the public,
a certificate of acceptance shall be included: "As owner I hereby
certify I caused the land described on this certified survey map to
be surveyed, divided, mapped and dedicated as represented on the plat.
I also certify this plat is required by § 236.10 or 236.12
to be submitted to the following for approval or objection: Outagamie
County and Greenville, WI."
D.
Notes. The following notes shall be required when applicable and
may be modified as deemed necessary for unique circumstances as required
by the Board at the time of final plat approval; these notes are not
all-encompassing, and additional notes may be required as necessary.
(1)
Right-to-farm statement: The lots created on this map are adjacent
to properties that, as of the date of this document, are being used
for agricultural purposes. Some individuals believe the activities
associated with the agricultural use constitute a nuisance or conflict
with the quiet enjoyment of their property. This statement is intended
to provide third parties with notice that agricultural activities
may exist on the adjacent properties.
(2)
Arsenic statement: The lot(s) shown on this map are located in the
Special Well Casing Pipe Depth Area ("SWCPDA"). The SWCPDA has been
established due to naturally occurring arsenic contamination problems
affecting wells in this area. Anyone planning on drilling a well within
the SWCPDA shall, prior to any drilling, consult the Wisconsin Department
of Natural Resources or a drilling professional to determine how to
comply with the provisions of § NR 812.12(3) of the Wisconsin
Administrative Code.
(3)
Drain tile statement: Any agricultural drain tile which is disturbed,
cut or broken as part of the development or excavation for construction
must be repaired and/or relocated to allow for the drain tile to continue
to drain as originally designed. The cost of repair and/or replacement
of the drain tile must be borne by the party damaging the drain tile.
(4)
Land division policy: Greenville in the future may require the abandonment
of an on-site well or septic when public utilities become available
and financing of public sewer/water once it is determined to be a
need.
(5)
Floodplain, navigable streams and wetlands: Prior to development,
floodplain, navigable streams and a wetland delineation may be required.
All required buffers/setbacks shall be shown at that time.
E.
Easements. The following easements shall be required when applicable
and may be modified as deemed necessary for unique circumstances as
required by the Board at the time of final plat approval; these easements
are not all-encompassing, and additional easements may be required
as necessary.
(1)
Utility easements. The Board, on the recommendation of appropriate
agencies serving Greenville, shall require utility easements for poles,
wire, conduits, storm and sanitary sewers, gas, water and other utility
lines. It is the intent of this chapter to protect all established
easements to assure proper grade, assure maintenance of the established
grade, prohibit construction of permanent fences, structures and retaining
walls over underground installation and prevent the planting of trees
in the easement area.
(2)
Drainage easements. Where a land division or subdivision is traversed
by a watercourse, drainageway, channel or stream:
(a)
The land divider/subdivider shall provide a stormwater easement
or drainageway conforming substantially to the lines of such watercourse
and such further width or construction, or both, as will be adequate
for the purpose to maintain such area and as may be necessary to comply
with Outagamie County and DNR standards. At the very least, the easement
should include a seventy-five-foot setback from the ordinary high-water
mark. A thirty-foot vegetated buffer shall be created from the normal
high-water mark.
(b)
The watercourse, drainageway, channel or stream may be relocated
in such a manner that the maintenance of adequate drainage will be
assured and the same provided with a stormwater easement or drainageway
conforming to the lines of the relocated watercourse, and such further
width or construction, or both, as will be adequate for the purpose
and may be necessary to comply with this section. Applicable Outagamie
County/DNR permits may be required.
(c)
Wherever possible, it is desirable the drainage be maintained
by an open channel with landscaped banks and adequate width for maximum
potential volume flow. In all cases, such watercourse shall be of
a minimum width established at the ordinary high-water mark or, in
the absence of such specification, not less than 30 feet. If, in the
opinion of the Engineer, the easement will be for a major drainage
swale, the easement shall be of sufficient width to contain a 100-year
frequency storm. If the drainage easement is located in an established
floodway or flood fringe district, it is recommended the entire floodplain
area be included within the drainage easement.
(3)
Easement locations. Such easements shall be at least 20 feet wide,
or wider where recommended by the Engineer. Such easements should
preferably be located along rear lot lines.
(4)
Evidence shall be furnished to the Board that easements and any easement
provisions incorporated in the plat or in deeds have been reviewed
by the individual utility companies or the organization responsible
for furnishing the services involved.
(5)
All easements shall be recorded on the plat with Outagamie County
and a copy provided to Greenville.
(6)
Additional easements may be required as deemed necessary by the Board
at time of final plat approval.
F.
Survey requirements.
(1)
Examination. The Board shall examine all final plats within Greenville
and may check for the accuracy and closure of the survey, the proper
kind and location of monuments, and legibility and completeness of
the drawing.
(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 arc per interior angle. If field measurements
exceed this maximum, new field measurements shall be made until a
satisfactory closure of the field measurements is 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
provided by the closed exterior boundary survey. If 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 arc 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 than 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 arc.
(4)
Plat location. Where the plat is located within a quarter section,
the corners of which have been relocated, monumented and coordinated
by Greenville, 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.
(5)
Surveying and monumenting. All final plats shall meet all the surveying
and monumenting requirements of § 236.15, Wis. Stats.
(6)
Wisconsin County Coordinate System for Outagamie County. All plats
and land divisions shall be tied directly to two public land survey
system corners, either section or quarter-section corners, based on
remonumentation data on file with the County Surveyor. The exact grid
bearing and distance shall be verified by field measurements, and
such corner ties shall be indicated on the land division. All distances
and bearings shall be referenced to the Wisconsin County Coordinate
System for Outagamie County.
A.
General. When a land division is proposed, the land divider shall
submit a certified survey map prepared by a registered land surveyor
in accordance with § 236.34, Wis. Stats., and this chapter.
B.
Additional information. The certified survey map shall also show
the following information correctly on its face:
(2)
A property owner block/statement shall be provided and include:
(3)
The following are all shown:
(a)
Date of map;
(b)
North arrow;
(c)
Scale;
(d)
Legend and symbols;
(e)
Bearings and distances of each line and exact length and bearing
of the center line of all streets and exact street width along the
line of any obliquely intersecting street;
(f)
Lot numbers and area in square feet and acres, setback lines
and lot frontage and lot line lengths in feet;
(g)
Easements, existing and proposed, including type and widths;
(h)
All existing structures;
(i)
All existing driveways and access points;
(j)
All navigable streams and other water bodies with source of
determination included;
(k)
All wetlands with source of determination included;
(l)
Floodplain areas with source of determination included;
(m)
Any airport zone delineations;
(n)
Zoning of property and surrounding properties;
(o)
Drainage arrows at all lot lines, showing the direction of all
drainage upon final grading of the land.
(4)
All subdivisions, CSMs and property lines within 50 feet of the exterior
boundary of the CSM are located and labeled.
(5)
The location, right-of-way width and name of all existing and proposed
highways, streets and roads are shown as well as railroad rights-of-way.
Area calculations are included for all proposed roads.
(6)
If the CSM abuts a controlled access highway and no driveway exists,
a statement to that effect appears. If the CSM abuts a highway where
noise control standards have been developed, a statement indicating
the noise levels may be above those listed in the Wisconsin Administrative
Code shall be included.
(7)
All lands dedicated or reserved for future public acquisition or
reserved for the common use of property owners within the CSM. If
common property is located within the CSM, then provision for its
use and maintenance must also be provided with the CSM.
(8)
Special restrictions required by the Board or county relating to
access control along public ways or to the provision of planting strips.
(9)
A written legal description that matches the graphic description.
(10)
The CSM is tied to a section line, quarter-section line, private
claim or federal reservation line with the monumentation at each end
of the line shown, along with bearing and distance.
(11)
All distances and bearings are referenced to the Wisconsin County
Coordinate System for Outagamie County.
(12)
Surveyor's name, address and phone number.
(13)
Include all lots affected by the land division within the CSM;
for example, if a lot is being split into two lots, two new lots shall
be created as part of the CSM.
(14)
A note shall be placed on the CSM that a parent parcel shall
be limited to creating a maximum of four lots by CSM through no more
than three separate land divisions.
C.
Notes. The following notes shall be required when applicable and
may be modified as deemed necessary for unique circumstances as required
by the Board at the time of final plat approval; these notes are not
all-encompassing, and additional notes may be required as necessary.
(1)
Right-to-farm statement: The lots created on this map are adjacent
to properties that, as of the date of this document, are being used
for agricultural purposes. Some individuals believe the activities
associated with the agricultural use constitute a nuisance or conflict
with the quiet enjoyment of their property. This statement is intended
to provide third parties with notice agricultural activities may exist
on the adjacent properties.
(2)
Arsenic statement: The lot(s) shown on this map are located in the
Special Well Casing Pipe Depth Area ("SWCPDA"). The SWCPDA has been
established due to naturally occurring arsenic contamination problems
affecting wells in this area. Anyone planning on drilling a well within
the SWCPDA shall, prior to any drilling, consult the Wisconsin Department
of Natural Resources or a drilling professional to determine how to
comply with the provisions of § NR 812.12(3) of the Wisconsin
Administrative Code.
(3)
Drain tile statement: Any agricultural drain tile which is disturbed,
cut or broken as part of the development of the CSM or excavation
for construction must be repaired and/or relocated to allow for the
drain tile to continue to drain as originally designed. The cost of
repair and/or replacement of the drain tile must be borne by the party
damaging the drain tile.
(4)
Land division policy: Greenville in the future may require the abandonment
of an on-site well or septic when public utilities become available
and financing of public sewer/water once it is determined to be a
need.
(5)
Floodplain, navigable streams and wetlands: Prior to development,
floodplain, navigable streams and a wetland delineation may be required.
All required buffers/setbacks shall be shown at that time.
D.
Easements. The following easements shall be required when applicable
and may be modified as deemed necessary for unique circumstances as
required by the Board at the time of CSM approval; these easements
are not all-encompassing, and additional easements may be required
as necessary.
(1)
Utility easements. The Board, on the recommendation of appropriate
agencies serving Greenville, shall require utility easements for poles,
wire, conduits, storm and sanitary sewers, gas, water and other utility
lines. It is the intent of this chapter to protect all established
easements to assure proper grade, assure maintenance of the established
grade, prohibit construction of permanent fences, structures and retaining
walls over underground installation and prevent the planting of trees
in the easement area.
(2)
Drainage easements. Where a land division or subdivision is traversed
by a watercourse, drainageway, channel or stream:
(a)
The land divider/subdivider shall provide a stormwater easement
or drainageway conforming substantially to the lines of such watercourse
and such further width or construction, or both, as will be adequate
for the purpose to maintain such area and as may be necessary to comply
with Outagamie County and DNR standards. At the very least, the easement
should include a seventy-five-foot setback from the ordinary high-water
mark. A thirty-foot vegetated buffer shall be created from the normal
high-water mark.
(b)
The watercourse, drainageway, channel or stream may be relocated
in such a manner the maintenance of adequate drainage will be assured
and the same provided with a stormwater easement or drainageway conforming
to the lines of the relocated watercourse, and such further width
or construction, or both, as will be adequate for the purpose and
may be necessary to comply with this section. Applicable Outagamie
County/DNR permits may be required.
(c)
Wherever possible, it is desirable drainage be maintained by
an open channel with landscaped banks and adequate width for maximum
potential volume flow. In all cases, such watercourse shall be of
a minimum width established at the ordinary high-water mark or, in
the absence of such specification, not less than 30 feet. If, in the
opinion of the Engineer, the easement will be for a major drainage
swale, the easement shall be of sufficient width to contain a 100-year-frequency
storm. If the drainage easement is located in an established floodway
or flood-fringe district, it is recommended the entire floodplain
area be included within the drainage easement.
(3)
Easement locations. Such easements shall be at least 20 feet wide,
or wider where recommended by the Engineer. Such easements should
preferably be located along rear lot lines.
(4)
Evidence shall be furnished to the Board that easements and any easement
provisions incorporated in the plat or in deeds have been reviewed
by the individual utility companies or the organization responsible
for furnishing the services involved.
(5)
All easements shall be recorded on the CSM with Outagamie County
and a copy provided to Greenville.
(6)
Additional easements may be required as deemed necessary by the Board
at time of CSM approval.
E.
Certificates.
(1)
Surveyor certificate: The surveyor shall certify on the face of the
map full compliance with all of the provisions of this chapter and
county and state requirements; the surveyor shall stamp the CSM.
(2)
Treasurer's certificate: A certificate stating to the effect no unpaid
taxes or special assessments exist on the land included in the CSM
shall be provided for Greenville Treasurer and County Treasurer signature.
(3)
Greenville certificates: An approval certificate shall be provided
for Greenville with signature by the Village President or staff representative,
depending on whether the CSM was approved by the Board or staff. An
approval certificate shall be provided for the Clerk.
(4)
Dedication certificate: If land is dedicated to the public, a certificate
of acceptance shall be included: "As owner I hereby certify I caused
the land described on this certified survey map to be surveyed, divided,
mapped and dedicated as represented on the plat. I also certify this
plat is required by § 236.10 or 236.12 to be submitted to
the following for approval or objection: Outagamie County and Greenville,
WI."
When it is not practicable to require a final plat of a subdivision
created by successive divisions be filed in accordance with this article,
the Board may in lieu thereof order an assessor's plat to be made
under § 70.27, Wis. Stats., and may assess the cost thereof
as provided in such section, or to the subdivider. Regardless of the
type of plat filed, any such subdivision shall comply with all provisions
of this chapter to the extent they may reasonably apply.
