Chapter 16.25
TECHNICAL REQUIREMENTS FOR PLATS AND CERTIFIED SURVEYS

Sections:

16.25.010    Technical requirements for preliminary plats.

16.25.020    Technical requirements for final plats.

16.25.030    Technical requirements for certified survey land divisions – Review and approval.

16.25.010 Technical requirements for preliminary plats.

(a) General. A preliminary plat shall be required for all major subdivisions and shall be based upon a survey by a registered land surveyor and the plat prepared on mylar or paper of good quality at a scale of not more than 100 feet to the inch for plats involving 40 acres or less and a scale of not more than 200 feet to the inch for plats over 40 acres, and shall show correctly on its face the following information:

(1) Title under which the proposed subdivision is to be recorded.

(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, land divider and land surveyor preparing the plat.

(5) Entire area contiguous to the proposed plat owned or controlled by the land divider shall be included on the preliminary plat even though only a portion of said area is proposed for immediate development. The village board, upon the plan commission’s recommendation, may waive this requirement where it is unnecessary to fulfill the purposes and intent of this title and undue hardship would result from strict application thereof.

(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 U.S. 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 centerline elevations.

(6) Location, size and invert elevation of any existing sanitary or storm sewers, culverts and drain pipes, the location of manholes, catchbasins, 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 the direction and distance from the tract, size and invert elevations.

(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 centerline of adjacent public streets to national map accuracy standards based upon mean sea level datum 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.

(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 100-year recurrence interval flood or, where such data are 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) Soil types and their boundaries, as shown on the operational soil survey maps prepared by the U.S. Department of Agriculture, Soil Conservation Service.

(14) Location and results of soil boring tests within the exterior boundaries of the plat conducted in accordance with Wis. Adm. Code Section H 85.06 and delineation of areas with three-foot and six-foot ground water and bedrock levels where the subdivision will not be served by public sanitary sewer service.

(15) Location and results of percolation tests within the exterior boundaries of the plat conducted in accordance with Wis. Adm. Code Section H 85.06 where the subdivision will not be served by public sanitary sewer service.

(16) Location, width and names of all proposed streets and public rights-of-way such as alleys and easements.

(17) Approximate dimensions of all lots together with proposed lot and block numbers. The area in square feet of each lot shall be provided.

(18) 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.

(19) Approximate radii of all curves.

(20) Any proposed lake and stream access with a small drawing clearly indicating the location of the proposed subdivision in relation to access.

(21) 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.

(22) Where the plan commission, village board or village engineer finds that additional information relative to a particular problem presented by a proposed development in order to review the preliminary plat is required, they shall have the authority to request in writing such information from the land divider.

(c) Additional Information. The plan commission and/or the village board may require a proposed subdivision layout of all or part of the contiguously owned land even though division is not planned at the time. [Res. 00-04. Prior code § 10-5-5.01].

16.25.020 Technical requirements for final plats.

(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 Section 236.20, Wis. Stats., and this title.

(b) Additional Information. The final plat shall show correctly on its face, in addition to the information required by Section 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 street lighting and lighting utility easements.

(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 village board relating to access control along public ways or to the provision of planting strips.

(c) Deed Restrictions. Restrictive covenants and deed registrations for the proposed subdivision shall be filed with the final plat.

(d) 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.

(e) Survey Accuracy.

(1) Examination. The village board shall examine all final plats within the village of Arena and may, with assistance from the village engineer, 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 one part in 10,000 (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 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 provided by the closed exterior boundary survey. If checks disclose an error for any interior line of the plat greater than the ratio of one part in 5,000 (1:5,000), or an error in measured angle greater than one minute or 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 the village or town, the tie required by Section 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.

(f) Surveying and Monumenting. All final plats shall meet all the surveying and monumenting requirements of Section 236.15, Wis. Stats.

(g) 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 or town, 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 to the Wisconsin Coordinate System, South Zone, and adjusted to the village’s or town’s control survey.

(h) Certificates. All final plats shall provide all the certificates required by Section 236.21, Wis. Stats., and in addition, the surveyor shall certify that he has fully complied with all the provisions of this title. [Res. 00-04. Prior code § 10-5-5.02].

16.25.030 Technical requirements for certified survey land divisions – Review and approval.

(a) Certified Survey Requirements. When it is proposed to create a minor subdivision, the land divider shall subdivide by use of a certified survey map, prepared in accordance with Section 236.34, Wis. Stats., and this title.

(b) Submission and Review.

(1) The land divider is encouraged to first consult with the plan commission regarding the requirements for certified surveys before submission of the final map. Following consultation, 20 copies of the final map in the form of a certified survey map shall be submitted to the village. The certified survey shall be reviewed, approved or disapproved by the plan commission and village board pursuant to the procedures in this section. Village review and action shall be completed within 45 days of proper filing with the village clerk.

(2) The village clerk shall give notice of the plan commission’s review of the certified survey by listing it as an agenda item in the commission’s posted meeting notice. The notice shall include the name of the applicant, the address of the property in question and requested action.

(3) The village clerk shall schedule review of the certified survey before the village board and its upcoming meeting. The village clerk shall give notice of the village board’s review and public hearing on the certified survey by listing it as an agenda item in the board’s posted meeting notice. The applicant shall also be notified. The notice shall include the name of the applicant, the address of the property in question and the requested action. Abutting property owners and property owners within 300 feet of the applicant’s total parcel shall receive written notice of the public hearing.

(c) Additional Map Information. The certified survey map shall show correctly on its face, in addition to the information required by Section 236.34, Wis. Stats., the following:

(1) All existing buildings, watercourses, drainage ditches and other features pertinent to proper division.

(2) Setbacks or building lines required by the village ordinances.

(3) All lands reserved for future public acquisition.

(4) Date of the map.

(5) Graphic scale.

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

(7) Square footage of each parcel.

(d) Supplementary Data and Documents.

(1) Property Owners Association – Restrictive Covenants. Three copies of a draft of the legal instruments and rules for proposed property owners associations, when the land divider proposes that common property within a certified survey land division would be either owned or maintained by such an organization of property owners or a subunit of the village pursuant to Section 236.293, Wis. Stats., and proposed deed restrictions or restrictive covenants, shall be submitted at the time of filing the certified survey with the village clerk. (Note: Deed restrictions and restrictive covenants in subdivisions are private contractual agreements and are not enforceable by the village or town.)

(2) Supplementary Data. The following shall also be filed with the certified survey:

a. Use Statement. A statement of the proposed use of lots stating type of residential buildings with number of proposed dwelling units; types of business or industry so as to reveal the effect of the development on traffic, fire hazards and congestion of population;

b. Present Zoning. List current zoning for all parcels;

c. Zoning Changes. If any zoning changes are contemplated, the proposed zoning plan for the areas, including dimensions;

d. Area Plan. Where the land divider owns property adjacent to that which is being proposed for the land division, the plan commission and/or village board may require that the land divider submit a concept plan of the remainder of the property so as to show the possible relationships between the proposed land division and future land divisions. In any event, all land divisions must be shown to relate well with existing or potential adjacent land divisions;

e. Record. A record of any adjacent land divisions made within the last five years.

(3) Street Plans and Profiles. When made necessary by the certified survey land division, the land divider shall 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 land division when requested.

(4) Soil Testing. Pursuant to public policy, the village board 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 ground water table.

(e) Environmental Assessment Checklist.

(1) Submission. The environmental assessment checklist, found in “Appendix A,” shall be given to the applicant for a certified survey, preferably before the preapplication conference, to be completed for submission with the certified survey.

(2) Purpose. The purpose of this environmental assessment checklist is to provide the basis for an orderly, systematic review of the effects of a new land division upon the community environment in accordance with the principles and procedures of Section 236.45(1), Wis. Stats. The goals of the community are to eliminate pollution and siltation or reduce them to acceptable standards, assure ample living space per capita, preserve open space and parks for recreation, and provide adequately for storm water control, maintain scenic beauty and aesthetic surroundings, administer to the economic and cultural needs of the citizens, and provide for the effective and efficient flow of goods and services.

(3) Determination of Need for Expanded Environmental Assessment. The environmental assessment checklist shall be reviewed by the plan commission following submittal. The plan commission may, for reasons stated in a written determination, decide that the preliminary environmental assessment raises unusually significant questions on the effects on the environment and that review by other committee(s) and commission(s) is required and/or that an unusually high level of citizen interest has resulted from questions raised in a preliminary assessment. Such a decision shall be followed by adoption by the plan commission of a resolution setting forth the specific questions on which it requires research, data and input from affected persons. The listing of questions can include items which this title already enables the plan commission to obtain, or it may include additional information which is relevant to the questions specified in the resolution. The resolution may also request data on the developer or applicant. The resolution shall set a reasonable date for the return of the requested data and information and it may specify the format in which the data is to be presented.

(4) Review of Environmental Assessment Report. Following the return to the plan commission of the data called for in the resolution adopted under subsection (e)(4) of this section, the plan commission shall make such report available for scrutiny by the land divider or petitioner, by village department(s), commission(s), and committee(s) and by other interested persons or agencies, including all contiguous landowners, who shall be given the opportunity to comment. The plan commission shall review the findings of the report at its meetings reviewing the proposed certified survey. Persons attending such meeting shall be afforded an opportunity to comment on the report.

(5) Review. The plan commission shall review, as part of its analysis of the certified survey, the environmental assessment report, with supporting data, department, and committee reviews and any other data required for determining the suitability of the land for the proposed development.

(f) Drafting Standards. The land divider shall submit to the village clerk copies of a certified survey which shall identify the improvements (grading, tree planting, paving, installation of facilities and dedications of land), easements which the land divider proposes to make and shall indicate by accompanying letter when the improvements will be provided.

(g) State Plane Coordinate System. Where the map is located within a quarter section, the corners of which have been relocated, monumented and coordinated by the village or town, 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 coordinate 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 or town’s control survey.

(h) Certificates. The surveyor shall certify on the face of the certified survey map that he has fully complied with all the provisions of this title. The village board, after a recommendation by the reviewing agencies, shall certify its approval on the face of the map.

(i) 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 Section 236.21(2)(a), Wis. Stats.

(j) Recordation. The land divider shall record the map with the Iowa County register of deeds within 30 days of its approval by the village board and any other approving agencies. Failure to do so shall necessitate a new review and reapproval of the map by the village board.

(k) Requirements. To the extent reasonably practicable, the land divider with a certified survey shall comply with the provisions of this title relating to general requirements and design standards, and required improvements prescribed in Chapters 18.85, 18.95 and 18.105 AMC. Conveyance by metes and bounds shall be prohibited where the lot(s) involved is less than 15 acres. [Res. 00-04. Prior code § 10-5-5.03].