A.
A preliminary plat shall be required for all subdivisions
and shall be based upon a survey by a registered land surveyor (RLS)
and the plat prepared on tracing cloth, reproducible drafting film,
or paper of good quality at a preferred sheet size of 22 inches by
30 inches and a map scale of not more than 100 feet to the inch and
shall show correctly on its face the following information:
(1)
Title or name under which the proposed subdivision
is to be recorded. Such title shall not be the same as 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)
Property location of the proposed subdivision by government
lot, quarter section, section, township, range, county and state.
(3)
General location sketch showing the location of the
subdivision within the United States Public Lands Survey section.
(4)
Date, graphic scale and North arrow.
(5)
Names and addresses of the owner, subdivider and land
surveyor preparing the plat.
B.
The 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 Village of Johnson Creek 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.
All preliminary plats shall show the following:
A.
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.
Locations of all existing property boundary lines,
structures and the first floor elevations thereof, drives, visible
and known wells, streams and watercourses, all wetlands, rock outcrops,
wooded areas, railroad tracks and other similar significant natural
and man-made features within the tract being subdivided or immediately
adjacent thereto, within a distance of 200 feet.
C.
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, within
a distance of 200 feet.
D.
Location and names of any adjacent subdivisions, parks
and cemeteries and owners of record of abutting unplatted lands.
E.
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,
based on the National Geodetic Vertical Datum of 1929.
F.
Location, size and invert elevation of any existing
sanitary or storm sewers, culverts and drainpipes, the location of
manholes, catch basins, hydrants, and 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, based on the National Geodetic
Vertical Datum of 1929. 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.
G.
Corporate limits lines.
H.
Existing zoning on and adjacent to the proposed subdivision.
I.
Existing contours to National Map Accuracy Standards
at vertical intervals of not more than two feet. Elevations shall
be marked on such contours based on the National Geodetic Vertical
Datum of 1929. 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 the National Geodetic Vertical Datum of 1929, and the monumentation
of the bench marks clearly and completely described.
J.
High water elevation of all ponds, streams, lakes,
flowages, and wetlands, within the exterior boundaries of the plat
or located within 100 feet therefrom, referenced to the National Geodetic
Vertical Datum of 1929.
K.
Water elevations of all streams, ponds, lakes, flowages,
and wetlands within the exterior boundaries of the plat and located
within 100 feet therefrom at the date of the survey, referenced to
the National Geodetic Vertical Datum of 1929.
L.
Floodplain limits of the one-hundred-year recurrence
interval flood as determined by the federal flood insurance study
or other technical document, or, where such data is not available,
the elevation shall be determined by a registered professional engineer
and the sealed documents shall be approved by the Village Engineer;
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, the elevation shall be determined by a registered
professional engineer and the sealed documents shall be approved by
the Village Engineer, within the exterior boundaries of the plat or
located within 100 feet therefrom.
M.
Location and results of soil boring tests, if required
by the Village of Johnson Creek, within the exterior boundaries of
the plat 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 depth 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 Village Engineer
may require that additional tests be provided. The results of such
tests shall be submitted along with the preliminary plat.
N.
Location of soil percolation tests where required
by the Wisconsin Department of Commerce Administrative Code, taken
at the location and depth in which the 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 preliminary plat.
O.
Location, width and names of all proposed streets
and public rights-of-way, such as alleys and easements.
P.
Approximate dimensions of all lots together with proposed
lot and block numbers.
Q.
Location and approximate dimensions of any sites to
be reserved or dedicated for schools, parks, environmental corridors,
drainageways, or other public use or open space, or which are to be
used for group housing, shopping centers, church sites, or other private
uses not requiring lotting.
R.
Approximate radii of all curves.
S.
Any proposed riparian lake and stream access with
a small drawing clearly indicating the location of the proposed subdivision
in relation to the access.
T.
Any proposed lake and stream improvement or relocation
and notice of application for approval by the Department of Natural
Resources, when applicable.
U.
Any additional information required by the Village
Board, Village Engineer or Village of Johnson Creek Plan Commission,
including the location of the area on the lot where a structure may
be built to afford solar access to the rooftop and south wall.
V.
Approximate location of all wetlands based on aerial
photographs provided by Southeastern Wisconsin Regional Planning Commission.
The Village of Johnson Creek Plan Commission,
upon the recommendation of the Village Engineer, may require that
the subdivider provide street plans and profiles showing existing
ground surface and 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.
The Village of Johnson Creek Plan Commission,
upon the recommendation of 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. The Village of Johnson Creek does not guarantee,
warrant, or represent that those soils tested and shown to be unsuited
for specific uses are the only unsuited soils within the Village of
Johnson Creek and thereby asserts that there is no liability on the
part of the Village Board, its agencies, or employees for sanitation
problems or structural damages that may occur as a result of reliance
upon, and conformance with, this chapter. Where the subdivision will
not be served by public sanitary sewer service, the provisions of
the Wisconsin Department of Commerce Administrative Code, shall be
complied with and the appropriate data submitted with the preliminary
plat.
The Village Board shall require the subdivider
to provide soil erosion and sedimentation control plans and specifications
prepared by a registered professional engineer. Such plans shall follow
the guidelines and standards set forth in the United States Conservation
Service Technical Guide and shall be in accordance with standards
set forth in this chapter. In addition:
A.
Tree cutting and shrubbery clearing shall be so conducted
as to prevent erosion and sedimentation and preserve and improve scenic
qualities.
B.
Paths and trails shall not exceed 10 feet in width
and shall be so designed and constructed as to result in the least
removal and disruption of trees and shrubs and the minimum impairment
of natural beauty.
C.
Earth movements, such as grading, topsoil removal,
mineral extraction, watercourse changing, road cutting, waterway construction
or enlargement, removal of streams or lake bed materials, excavation,
channel clearing, ditching, drain tile laying, dredging, and lagooning,
shall be so conducted as to prevent erosion and sedimentation and
to least disturb the natural fauna, flora, watercourse, water regimen,
and topography.
D.
Preservation of existing topography. To preserve natural
features and existing topography, and prevent unnecessary soil erosion,
no site grading activities shall be permitted in areas containing
natural features, as that term is used and defined in the Zoning Code,
that have been designated for protection. Site grading activities
within a subdivision plat outside of areas containing protected natural
features shall not result in a change in grade exceeding 10 feet of
elevation or grade that existed prior to commencement of any site
grading activities. The Village Board, regardless of recommendation
of the Plan Commission, may grant an exception to this limitation,
but prior to the granting of any such exception, the subdivider shall
submit to the Plan Commission and Village Board for review cross sections
and plans depicting the horizontal and vertical extents of the exception
requested, together with any additional information which may be required
by either the Plan Commission or Village Board. The decision as to
whether to grant such an exception shall be within the sole discretion
of the Village Board.
[Added 4-24-2006 by Ord. No. 10-06]
A.
The Village of Johnson Creek Plan Commission may require
submission of a draft of protective covenants, where a covenant is
proposed, whereby the subdivider intends to regulate land use in the
proposed subdivision and otherwise protect the proposed development.
The covenants shall be subject to the review and the approval of the
Village Attorney as to legality and form. The Village of Johnson Creek
shall not be responsible for enforcing private covenants.
B.
The Village of Johnson Creek Plan Commission may require
submission of a draft of protective covenants whereby the subdivider
intends to regulate building sites to protect solar access by the
use of offsets, setback and height restrictions which are more restrictive
than the regulations of the zoning district where located.
C.
Diversity of building appearances. To ensure all single-family
residential subdivisions provide a diversity of building appearances,
the subdivider shall provide the Village with a written plan designed
to obtain this objective. The plan may include requirements for diversity
of floor plans, diversity of the exterior appearance or elevation
of residences, diversity of color or material requirements, or other
and similar restrictions that will result in a diversity of building
appearance and design. The Village Board, regardless of recommendation
of the Plan Commission, shall approve the final diversity plan, and
the subdivider may be required to include restrictions in the subdivision
covenants to insure compliance with the plan. The Village may also
require the subdivider to comply with the final plan as a part of
the subdivider’s obligations set forth in the development agreement
required under the terms of this chapter.
[Added 4-24-2006 by Ord. No. 10-06]
Easements shall be shown on the preliminary
plat and shall be limited to utility easements, drainage easements,
conservation easements, access easements, scenic easements, mineral
easements, or air rights easements. Easements shall not be used for
the conveyance of street rights-of-way, pedestrian rights-of-way,
park or school lands, or other public lands requiring dedication.
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.
