21.060 Plat Specifications and Requirements.
(1) Preliminary Plats. Preliminary plats shall be submitted and contain the following information prepared by a registered surveyor:
(a) Items Pertaining to the Name of the Plat.
1. Proposed subdivision name, which shall not duplicate or closely approximate the name of any other subdivision in the area governed by this chapter.
2. Name and address of the owner or his/her authorized agent.
3. Location by quarter section, section, township, range and county and the legal description to clearly define the location and boundaries of the proposed plat, and a statement of the acreage contained in the preliminary plat.
4. Scale, not to be more than one inch equals 100 feet.
5. Date, north point, and vicinity map.
6. Name and address of the registered surveyor preparing the plat.
(b) Items Pertaining to the Plat.
1. The boundary of the ownership of which the proposed subdivision is a part and the boundary of the proposed subdivision, accurately described and indicated, and evidence of ownership, to determine if all parties having an interest are represented.
2. Names of adjacent recorded or unrecorded subdivisions, and the names of the owners of contiguous parcels of unsubdivided land which are owned by any of the subdividers of the subject plat.
3. Information shall be submitted on the following items pertaining to the land to be subdivided and the adjoining areas:
A. The location, width, and name of all existing or platted streets, alleys, pedestrian ways, or other public ways and easements and their status of development. All easements are subject to “Standard Utility Easement Conditions” as recorded at the Manitowoc County Register of Deeds in Volume 1252, Page 498, as document number 798738, as may be amended from time to time, and shall be referenced on the preliminary plat;
B. All railroad and utility rights-of-way and easements, parks, cemeteries;
C. All permanent or temporary buildings or structures and other public spaces;
D. All sanitary and water mains, sewers, showing their existing and proposed sizes, depths, elevations and locations;
E. Existing and proposed storm sewer information, drainage ditches, water courses, stormwater management or treatment facilities under Chapter 28 MMC, bridges, and all other items that may be used in connection with the planned subdivision.
4. Dimensions of lots and other land areas where necessary.
5. Radii of all curves and the lengths of all tangents.
6. Land to be reserved for public use, or to be reserved by deed covenant for use of all the property owners in the subdivision, with conditions, if any, of such dedication or reservation. Private property held in common and not dedicated for public use shall be so indicated.
7. Self-imposed restrictions or reference thereto shall appear on the face of the plat.
8. The preliminary plat shall be accompanied by the following minimum information to be approved by the City Engineer:
A. Profiles and cross-sections showing existing ground surface and proposed street grades, including extensions for a reasonable distance beyond the limits of the proposed subdivision for positive off-street drainage.
B. Typical cross-sections of the proposed grading of roadways and sidewalks.
C. The method of sewage disposal and plan including proposed sanitary and stormwater sewers with grades, elevations and sizes indicated.
D. Water mains with grades, elevation and sizes indicated.
E. Subdivider to fully improve, in conformance with this chapter, all off-site streets which provide access to streets in the subdivision. All elevations shall be made on the verified datum plan of the City. The preliminary plat must be submitted for review and accepted by the Common Council on or before July 1st of the year prior to the planned opening/conveyance of a lot or parcel which lies in the subdivision, to ensure that the City will have funds available for installation of storm sewer mains. If a preliminary plat is submitted and accepted by the Common Council after July 1st of the same year that the Common Council accepts said preliminary plat, the subdivider shall be responsible for paying a 20 percent surcharge for storm sewer mains in addition to the lineal foot rates as contained in subsection (2)(d)(5) of this section.
9. In order to ensure positive drainage from all lots within each proposed block so that no surface water will pond within the block, subdivider shall submit at the time of the preliminary plat review a drainage plan for each block within the proposed subdivision as well as a reasonable distance beyond the subdivision limits. This drainage plan shall include the final grade elevations to be maintained along rear lot lines. Should the approved drainage plan require any grading or the installation of stormwater drainage facilities within any block or blocks, the subdivider shall cause such grading or other improvements to be installed at his/her expense at the same time the subdivision roads are being graded. Contour information in the drainage plan shall be at vertical intervals of not more than two feet where the slope is less than 10 percent, and not more than five feet where the slope is 10 percent or greater. All elevations shall be based on the verified datum plan of the City.
To ensure compliance with the approved drainage plan, a covenant shall be included on the face of the final plat referring to the drainage plan at the time of approval of the plat requiring compliance therewith by the developer.
(2) Final Plat. The final plat of a subdivision shall consist of the original official plat and supporting certificates, affidavits, and acknowledgments, and which meets all the provisions of Wis. Stat. Ch. 236 before presentation to the City Plan Commission for their consideration.
(a) Items Pertaining to the Name of the Plat.
1. Name of the subdivision and the section or part thereof shall appear in prominent letters, and such name shall not duplicate or closely approximate the name of any other subdivision in the area governed by this chapter.
2. Location and position of the subdivision shall be shown in each of the following ways:
A. Directly under the name given to the subdivision shall be noted its location by government lot, quarter section, township, range and county.
B. The exact location of the tract being subdivided with reference to a corner or corners established in the U.S. Public Land Survey and the Wisconsin Coordinate Reference System, indicated by distances and bearings in accordance with MMC 21.030(3).
C. A small scale line drawing of the section or government subdivision of the section naming, if any, the peripheral streets of said section in which the land under consideration is situated. This drawing shall show a graphic scale and north point and shall be oriented on the sheet in the same direction as the main drawing.
3. Names and addresses of owner and the registered surveyor preparing the plat.
4. A graphic scale and a north point.
(b) Items Pertaining to the Final Plat.
1. All plats shall be legibly prepared on one or more sheets 22 inches wide and 30 inches long of durable muslin-backed paper. When more than one sheet is used for any plat, they shall be numbered consecutively, and each sheet shall contain a notation showing the whole number of sheets in the plat and its relation to the other sheets. The plat shall have a binding margin of one and one-half inches wide on the left side, and a one-inch margin on all other sides.
A. All final plats shall also be provided to the City Planning Department on a compact disk or other medium specifically approved by the Department, and in an ESRI geodatabase format. If the final plat cannot be prepared in the ESRI format, then the Department will accept a Microstation DGN format, or a standard DXF file format.
2. The drafting of final plats shall be drawn with waterproof, nonfading black ink unless specified otherwise in this section, except that any information besides original signatures required by law may be typewritten. The scale used shall not be more than 100 feet to the inch.
3. All plats shall accurately show on the face thereof the following information, with distances shown to the nearest one-hundredth of a foot and bearings in degrees, minutes and seconds:
A. The exterior boundaries of the land surveyed and divided.
B. All parcels, lots, blocks, streets, off-street parking areas, pedestrian ways, alleys, public grounds, public utility easements and drainage easements into which the land so surveyed is divided. All easements are subject to “Standard Utility Easement Conditions” as recorded at the Manitowoc County Register of Deeds in Volume 1252, Page 498, as document number 798738, as may be amended from time to time, and shall be referenced on the final plat.
C. All monuments erected, corners and other points established in the field in their proper places. The type of material of which such monuments, corners and other points are composed of, as well as dimensions, noted by representation or by suitable legend, except lot corners need not be shown. The legend for metal monuments shall indicate the kind of metal, length and weight per lineal foot of the monuments as required by Wis. Stat. § 236.15(1).
D. All blocks consecutively numbered or lettered in numerical or alphabetical order; provided, that the blocks in numbered additions to subdivisions bearing the same name shall be numbered or lettered consecutively through the several additions.
E. All lots in each block consecutively numbered and outlots lettered in alphabetical order. If blocks are numbered or lettered, outlots shall be lettered in alphabetical order with each block.
F. The area of each lot or outlot containing an area of one acre or more to the nearest one-hundredth of an acre.
G. The length and bearings of all exterior boundary lines, and the recorded lengths and bearings of abutting plats or CSMs where there are exceptions.
H. The length and bearings of boundary lines of all easements, blocks, public grounds, public ways and alleys.
I. The widths of all easements, streets, public ways and alleys.
J. The centerline of all streets, including lengths and bearings.
K. The length and bearings of all lot lines; except that when the lines in any tier of lots are parallel, it shall be sufficient to mark the bearings of the outer lines of such tier only.
L. All lake or stream shore meander lines established by the surveyor in accordance with Wis. Stat. § 236.15(1)(d), the distances and bearings thereof, and the distance between the point of intersection of such meander lines with lot lines and the ordinary high-water mark.
M. The number of degrees, minutes and seconds in all exterior and block angles.
N. Building setback lines properly dimensioned along all streets which are to be established by the subdivider if they vary from the setbacks of the City’s current zoning requirements, or if the subdivision proposed is within the extraterritorial jurisdiction of the City.
O. All private easements, roads, streets, alleys, off-street parking areas and other land reserved for private use which are not dedicated to public use shall be clearly marked thereon “Private Road,” “Private Street” or “Private Way,” or alternative language acceptable to the City Planner.
P. All parks, parkways, playgrounds, off-street parking areas, alleys and other lands dedicated to public use shall be clearly marked thereon “dedicate to the public for use as a park or playground, etc.,” or alternative language acceptable to the City Planner.
Q. All water courses, stormwater management or treatment facilities under Chapter 28 MMC, drainage ditches and other existing features pertinent to proper subdivision.
R. All existing, temporary or permanent buildings and structures.
S. Self-imposed restrictions or reference thereto.
4. Horizontal curves shall be used to join the tangents of all streets wherever practical. Plans shall show points of curvature and points of tangents and their station locations. When a street is on a circular curve, the main chords of the right-of-way lines shall be drawn as a dotted line in its proper place; and either on it, or in an adjoining table, shall be noted its bearing and length, the radius of the circle of which the curve is a part, the central angle subtended and the tangent bearing at the point of curve or the point of tangency. The lot lines on the street sides may be shown in the same manner or by bearings and distances. When a circular curve of a 30-foot radius or less is used to round off the intersection between two straight lines, it shall be tangent to both straight lines; it shall be sufficient to show on the plat the radius of the curve and the tangent distances from the points of curvature to the point of intersection of the straight lines.
5. The name of each street shall be printed thereon in prominent letters, and shall be in conformance with the street designations of the City.
6. The names of adjoining streets (including Federal, State and County highways) and subdivisions shown in their proper location underscored by a dotted line.
7. Abutting street and highway lines of adjoining plats shown in their proper location by dotted lines. The width of streets and highways shall also be given.
8. Where provisions are made for access from any subdivision to any lake or stream, the plat shall show the area over which the access is provided to the lake or stream, together with a small scale drawing clearly indicating the location of the subdivision in relation to the lake or stream and the location of the area to which access is provided.
9. The water elevations of adjoining lakes or streams at the date of the survey and the approximate high and low water elevations of such lakes or streams. All elevations shall be referred to the datum used by the City.
(c) Other Items – Pertaining to the Final Plat. All legal descriptions, affidavits, certificates and resolutions (as required in Wis. Stat. § 236.21) and if the land is mortgaged, consent by the mortgagee (or the holder of any recorded mortgage encumbering the subdivision), shall be lettered or typed on the face of the plat as indicated in the appendix of the ordinance.
(d) Development Improvements Prerequisite to Approval of the Final Plat. Subject to Wis. Stat. § 66.0903, the following minimum improvements shall be installed in accordance with plans and specifications approved by the City Engineer prior to approval and recording of the final plat of any subdivision 10 acres in area or less. Where a plat is in excess of 10 acres in area, the subdivider may, at the option of the subdivider, present a staged plan for development of the subdivision with each stage being no less than 10 acres in area, subject to Wis. Stat. § 236.13(2)(a). No building permits will be issued for construction on platted lots of future stages which do not have full improvements. The subdivider or the subdivider’s agent shall notify the City Engineer in writing before July 1st of the year prior to the year in which the subdivider plans to make necessary improvement to any 10-acre stage of the subdivision. In all cases, the subdivider shall be responsible to determine if prevailing wage rates under Wis. Stat. § 66.0903 are required for the installation of improvements, to secure wage rate determinations, and to assure compliance with the law.
1. Grade the full width of the right-of-way of all streets to the subgrades of the roadbed and sidewalk areas, all alleys the full width of their rights-of-way and, to the subgrade of the roadway, all pedestrian ways.
2. Surface all roadbeds of streets and alleys with gravel and apply dust laying palliatives according to plans and specifications of the City Engineer.
3. Install all water mains and install laterals to the lot lines.
4. Install all sanitary sewer mains and install laterals to the lot lines. Laterals shall be installed at the direction of the City Engineer so that at least one lateral will serve each lot of record.
5. Install storm sewer mains and laterals to the lot lines. Laterals shall be installed at the direction of the City Engineer so that at least one lateral will serve each lot of record. The subdivider shall be responsible for a portion of the storm sewer main costs and for all of the storm lateral costs. The portion of the storm sewer main costs to be paid by the subdivider shall be determined in accordance with MMC 7.276 utilizing data from recent years’ installation costs on similar projects with costs adjusted for inflation. Inflation herein is defined as the most current annual inflation index as determined by the “Consumer Price Index for all Urban Consumers: US City Average for All Items” (CPI-U). The storm sewer main cost to be paid by the subdivider shall not exceed a maximum of 120 percent of the previous year’s rate for a similar sewer installation project. However, the amount for the storm sewer main and the total cost of the laterals shall be paid to the City Treasurer prior to the final plat approval or at the time when the City takes bids for the storm sewer work, whichever comes first. In order for the City to budget for the necessary storm drainage facilities, the subdivider shall submit the preliminary plat for review before July 1st, as outlined in MMC 21.040(1)(b).
A. Televise sanitary and storm sewer mains within the boundaries of the planned subdivision. Subdivider to provide a televised inspection video tape and written report to the City Engineer.
6. Rough grading of all land areas and installation of necessary drainage structures within the subdivision including blocks, to ensure initial overall positive surface drainage to existing or planned streets, storm sewers or natural drainage courses. The subdivider shall be responsible for the provisions of continuous positive surface drainage of water to the existing storm sewers and/or drainage courses until all lots within the subdivision are fully developed.
7. Sign a public works petition requesting permanent street paving, sidewalk and street lighting installation on all streets within the subdivision which may take place within three years from the latest date of final plat approval by the Common Council and the date the final plat has been recorded at the Manitowoc County Register of Deeds, or when the Common Council deems appropriate. The installation of sidewalks shall occur concurrent with the installation of permanent street paving, unless this requirement is waived or modified. The subdivider shall arrange for the installation of street lighting as specified by the Manitowoc Public Utilities (reference MMC 12.150).
8. Performance of all other improvements deemed necessary by the City Plan Commission and authorized by the Common Council. Such improvements shall include, but shall not be limited to, the construction of stormwater management or treatment facilities under Chapter 28 MMC, lift stations and appurtenances thereto which shall be deemed necessary by the City Plan Commission. In the event a new lift station is deemed necessary by the City for the subdivision or a larger area including the subdivision, the City Engineer shall require the subdivider to pay for part or all of the cost of such lift station in proportion to the benefits to be derived therefrom by the proposed subdivision. In the event the particular subdivision shall derive a benefit from a lift station which was previously constructed, the City Engineer shall require the subdivider to pay a share of the original cost proportionate to the benefits to be derived therefrom by the proposed subdivision.
In instances where the subdivider requests the City to install any or all development improvements under this subsection (2)(d), and the City approves the subdivider’s request, the subdivider shall pay to the City Treasurer the fee or assessment amount required to implement the improvements. Said fee or assessment shall be determined by the City Engineer, and shall be due and payable to the City prior to awarding the contract for such work. The City may charge inspection fees for all required development improvements required under this chapter, at rates as established by the City Engineer.
9. The subdivider’s engineer shall certify in writing that all required improvements have been made according to the approved plans and specifications. In lieu of making the improvements specified, when certain facilities are not available or when extraordinary circumstances such as winter ground freezing merit later installation, the subdivider may, subject to the approvals of the City Engineer and the City Attorney, file with the City a security instrument, defined herein as a letter of credit (meeting the requirements under MMC 15.370(2)(l)), or establish and fund an escrow account in a recognized financial institution in Manitowoc County, or provide other security acceptable to the City Engineer, covering at least the total cost of all improvements, in an amount to be established by the City Engineer, to ensure the installation and construction of all necessary improvements within nine months after the date of recording of the plat. Said security instrument shall provide that the City or any officials of the City as designated by the Common Council has the right to contract for the installation of all required improvements not completed following said nine-month period. The security instrument shall further guarantee the transfer of sufficient funds to the City to pay for said improvements in advance of commencing any activities included in the terms and conditions of the security instrument. The funding level of the security instrument shall be sufficient to pay the estimated total cost of the improvements as determined by the City Engineer. A statement to the effect that such security instrument has been filed with the City and has been accepted by the Common Council, and that no occupancy permits will be issued until all improvements required in this section are completed to the sole satisfaction of the City Engineer shall be placed on the final plat and incorporated in each deed conveying any lot or parcel which lies in the subdivision. However, storm sewer mains and laterals shall be installed prior to street graveling. Sanitary sewer mains must be installed prior to the establishment of a security instrument.
(3) Certified Survey Maps (CSM).
(a) Requirements.
1. The division of land creating new lots of record or building sites shall comply with the provisions of this chapter relating to general requirements, design standards, improvement requirements, stormwater management or treatment facilities under Chapter 28 MMC, drainage plan requirements, and street dedication and public works petition requirements where there is an Official Map street upon or adjacent to the lot being created.
2. The CSM shall be performed and the map prepared by a land surveyor registered by the State of Wisconsin.
3. All corners shall be monumented as herein required for subdivision lots and in accordance with Wis. Stat. § 236.15(1)(c) and (d).
4. All existing buildings located on the land within the area covered by the required CSM shall be accurately shown thereon.
5. The CSM shall be prepared in accordance with all applicable sections of this chapter and in such a manner to supply sufficient information for the exact identification of the land-subdivision in reference to some corner established by the U.S. Public Land Survey and the Wisconsin Coordinate Reference System in accordance with MMC 21.030(3), or if such land is located in a recorded subdivision or recorded addition thereto, then by the number or a description of the block or subdivision thereof, which has been previously tied to a corner marked and established by the U.S. Public Land Survey and the Wisconsin Coordinate Reference System. Also, the CSM shall be prepared either on durable white media eight and one-half inches wide by 14 inches long with a permanent, nonfading black ink at a scale of not less than 500 feet to the inch.
6. The CSM prepared according to the requirements of this chapter may be used for the dedication of lands to the public when it complies with the provisions of Wis. Stat. § 236.34(1)(e).
7. The CSM shall require approval of the City Plan Commission prior to recording of the document.
(b) Certificates and Affidavits.
1. The CSM shall include the affidavit of the registered surveyor who surveyed, divided and mapped the parcel, typed, lettered or reproduced legibly with nonfading black ink, giving a clear concise metes and bounds description of the land surveyed by distances and bearings in accordance with MMC 21.030(3), commencing with some corner marked and established by the U.S. Public Land Survey and the Wisconsin Coordinate Reference System. Such affidavit shall include the certificate of the surveyor to the effect that he/she has fully complied with the provisions of Wis. Stat. § 236.34 and the requirements of this section.
2. The certificate of approval of the City Plan Commission shall be typed, lettered, or reproduced legibly with nonfading ink on the face of the CSM.
3. A certificate by the owner of the land shall appear on the CSM in substantially the following form: “As owner I hereby certify that I caused the land described on this map to be surveyed, divided, mapped and dedicated as represented on this map.” This certificate shall be signed by the owner, his/her spouse and all persons holding an interest in the fee of record or by being in possession, and if the land is mortgaged, by the mortgagee of record.
4. The CSM as herein specified shall be filed for recording at the Manitowoc County Register of Deeds, and four prints filed with the City Planning Department within 30 consecutive calendar days after the date of recording.
5. The basis for the approval of these land divisions shall be the same as those pertaining to subdivisions, in purpose and intent.
[Ord. 12-529 § 47, 2012; Ord. 11-429 §§ 20 – 22, 2011; Ord. 08-490 §§ 46 – 53, 2008. Prior code § 21.06]