(a) Preliminary Plat Submission.
(1) Filing of a Preliminary Plat.
Before submitting a Final Plat for approval, the Subdivider or Condominium Developer (as applicable) shall prepare a Preliminary Plat and associated application. The Preliminary Plat shall be prepared in accordance with Section 14-1-41, and the Subdivider or Condominium Developer (as applicable) shall file at least thirty (30) copies of the Preliminary Plat, Landscape Plan for any landscape easement area (See Section 14-1-44), and the application with the Village Administrator or designee, together with all necessary fees at least thirty (30) days prior to the meeting of the Plan Commission at which first consideration is desired and is properly noticed.
(2) Preliminary Plat Documents to be Transmitted by Village Administrator.
The Village Administrator or designee shall, within two (2) normal business days after filing, transmit:
a. Seven (7) copies to the Plan Commission;
b. Seven (7) copies to the Village Board;
c. One (1) copy to the Village Planner (if involved);
d. One (1) copy each to the Village Engineer and Village Attorney;
e. One (I) copy each to the Village Administrator, Fire Chief, EMS Chief and law enforcement authorities;
f. Two (2) copies to the Director of Plat Review, Wisconsin Department of Administration;
g. Additional copies to the Director of Plat Review, Wisconsin Department of Administration for retransmission of two (2) copies each to:
1. The Wisconsin Department of Transportation (WisDOT), if the subdivision abuts or adjoins a State Trunk Highway or a connecting highway;
2. The Wisconsin Department of Safety and Professional Services, if the subdivision is not served by a public sewer and provision for such service has not been made;
3. The Wisconsin Department of Natural Resources (WDNR), if lands included in the plat lie within five hundred (500) feet of the ordinary high water mark of any navigable stream, lake, or other navigable body of water, or if any shorelands or floodlands are contained within the proposed subdivision;
h. One (1) copy to each school district with jurisdiction;
i. Copies as needed to affected Village departments and commissions; and
j. Additional copies that may be requested by approving authorities and objecting agencies; and
(3) Alternative Transmittal Procedure.
In lieu of the procedure set forth under Subsections (a)(2)f-h above, it is the preference of the Village that the Subdivider/Developer, pursuant to Section 236.12(6), Wis. Stats., submit the original of the Preliminary Plat directly to the Plat Review Section of the Wisconsin Department of Administration, which will prepare and forward copies of the plat at the expense of the Subdivider/Developer to the objecting agencies. When the Village elects that the Subdivider use this alternative procedure, it shall be the responsibility of the Subdivider to submit to the Village Administrator the additional copies required for the reviews required under this Subsection.
(4) Fees Required by State Agencies to be Transmitted by Village Administrator.
Any appropriate fees paid by the Subdivider or Condominium Developer (as applicable) for the required state agency reviews shall be forwarded by the Village Administrator or designee to the Wisconsin Department of Administration.
(5) Preliminary Plat Copies To Affected Village Commissions by Village Administrator.
The Village Administrator or designee may transmit a copy of the Preliminary Plat to affected Village commissions, committees or departments for their review and recommendations concerning matters within their jurisdiction.
a. The recommendations of the Village commissions, committees, departments, and of affected local utilities shall be transmitted to the Plan Commission within twenty (20) days from the date the plat is filed.
b. The Preliminary Plat shall then be reviewed by the Plan Commission for conformance with this Chapter and all other ordinances, rules, regulations, adopted regional or county development plans, Village comprehensive plans or adopted plan components which affect it.
(6) Certified Survey Maps.
Certified survey maps shall be submitted and approved pursuant to Sections 14-1-35 and 14-1-43.
(b) Public Improvements, Plans and Specifications. Simultaneously with the filing of the Preliminary Plat of map, the Subdivider/Developer shall file with the Village Administrator ten (I 0) complete sets of preliminary engineering reports, plans and specifications for the construction of any public improvements required by this Chapter, specifically addressing sewer and water service feasibility, drainage facilities, traffic patterns, typical street cross sections, erosion control plans, pavement design and other improvements necessary in the subdivision.
(c) Property Owners Association; Draft Restrictive Covenants or Conservation Easements. A draft of the legal instruments and rules for proposed property owners associations, when the Subdivider/Developer proposes that common property within a subdivision would be either owned or maintained by such an organization of property owners or a subunit of the Village pursuant to Sec. 236.293, Wis. Stats., and proposed deed restrictions, conservation easements or restrictive covenants, shall be submitted at the time of filing the Preliminary Plat with the Village Administrator. (Note: Deed restrictions and restrictive covenants in subdivisions are private contractual agreements and are not enforceable by the Village.)
(d) Environmental Assessment Checklist.
(1) Filing Requirement.
An Environmental Assessment Checklist (Appendix A) shall be completed by the Subdivider/Developer for review by the Plan Commission with the Preliminary Plat, or preferably as part of the pre-application conference, for any subdivision or land division by certified survey map which the Village has authority to approve.
(2) Purpose.
The purpose of this Environmental Assessment Checklist is to provide the basis for an orderly, systematic review of the effects of all new subdivisions upon the community environment in accordance with the principles and procedures of Wisconsin Statutes set for local subdivision regulation. The Plan Commission will use these procedures in determining land suitability. The goals of the community in requiring this checklist are to eliminate or reduce pollution and siltation to an acceptable standard, assume ample living space per capita, preserve open space and parks for recreation, provide adequately for stormwater 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) Coverage.
The Environmental Assessment Checklist shall apply to all reviewable subdivisions, and land divisions by certified survey map. The Plan Commission may waive the requirement for the filing of an Environmental Assessment Checklist for land divisions by certified survey map of less than five (5) acres total area.
(4) Preliminary Checklist for Environmental Assessment of Plats, Land Divisions and Community Development Plans.
An Environmental Assessment Checklist form as required under this Subsection is available from the Village Administrator.
(e) Supplementary Data to be Filed with Preliminary Plat. The following information shall also be filed with the Preliminary Plat:
(1) 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; and
(2) Zoning Changes.
If any zoning changes are contemplated, the proposed zoning plan for the areas, including dimensions; and
(3) Area Plan.
Where the Subdivider/Developer owns property adjacent to that which is being proposed for the subdivision, the Subdivider/Developer shall comply with the requirements of Section 14-1-40(a)(5) for the remainder of the property so as to show the possible relationships between the proposed subdivision and future land division. In any event, all subdivisions must be shown to relate well with existing or potential adjacent subdivisions.
(f) Street Plans and Profiles. The Subdivider or Condominium Developer (as applicable) shall submit with the Preliminary Plat street plans and profiles existing and proposed ground surface, proposed and, when requested by the Plan Commission or Village Engineer, established street grades including extensions for a reasonable distance beyond the limits of the proposed subdivision. All elevations shall be based upon mean sea level (1929) datum, and plans and profiles shall meet the approval of the Village Engineer.
(g) Soil Testing.
(1) Testing Purpose.
Certain soils in the county have severe limitations that are difficult to overcome or that preclude their use for residential development either because of the inability of on-site sewerage systems to function properly and/or because of fluctuating or seasonable high water table or other reasons. The purpose of this requirement is to save the Subdivider/Developer engineering costs should the subject areas be determined to be unsuitable for residential development. The data obtained is to assist the Village Board and Plan Commission in making determinations of land suitability. When requested by the Village, the Subdivider/Developer shall provide a preliminary soils report, listing the types of soil in the proposed subdivision, their effect on the subdivision and a proposed soil testing and investigation program. Pursuant to the public policy concerns prescribed in Section 14-1-21, the Village Board, 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 ground water table.
(2) Compliance with State/County Requirements.
The applicant shall provide verification that all applicable State of Wisconsin and County sanitary permit requirements can be satisfied.
(h) Drafting Standards. The Subdivider/Developer shall submit to the Village Administrator and to those agencies having the authority to object to plats under provisions in Ch. 236, Wis. Stats., copies of a Preliminary Plat (or Certified Survey Map) based upon an accurate exterior boundary survey by a registered land surveyor which shall show clearly the proposed subdivision at a scale of not more than one (1) inch per one hundred (100) feet having two (2) foot contour intervals, shall identify the improvements (grading, tree planting, paving, installation of facilities and dedications of land), easements which the Subdivider proposes to make and shall indicate by accompanying letter when the improve- ments will be provided. Any proposed restrictive covenants for the land involved shall be submitted.
(i) 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/she has fully complied with the provisions of this Chapter.
Cross-Reference: Sections 14-1-41, 14-1-44 and 14-1-45.