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Timestamp: 2017-07-27 23:03:26
Document Index: 117951895

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Trenton Subdivision Ordinance 18 | Pierce County Herald
Trenton Subdivision Ordinance 18
September 24, 2008TOWN OF TRENTON SUBDIVISION ORDINANCEORDINANCE NUMBER 18The Town Board of the Town of Trenton hereby ordains as follows:
ARTICLE IGeneral ProvisionsTitle. This chapter shall be known as the "Town of Trenton Subdivision Ordinance," hereinafter referred to as "this chapter."Authority.The provisions of this chapter are adopted by the Town of Trenton Board of Supervisors pursuant to the authority granted by § 236.45, Wis. Stats.Purpose and intent.This article contains standards for selected aspects of land subdivisions. The subdivision of land in the Town of Trenton is also under the concurrent jurisdiction of the Pierce County Subdivision Ordinance. Where the standards of this ordinance are more restrictive than standards of the county ordinance, the more restrictive standards shall apply. Where the county ordinance is more restrictive or where the county ordinance sets standards for aspects of land subdivisions that are not addressed by the standards of this article, the county standards shall apply, except for standards regarding public improvements which are proposed for dedication to the Town, in which case, the Town has sole jurisdiction and the standards of Town ordinances apply. Where other town ordinances exist that are more restrictive than this ordinance or set standards or requirements related to subdivision activity that are not addressed in this ordinance, the standards or requirements in those ordinances apply.The purpose and intent of this chapter are to advise and regulate the division of land in the Town of Trenton, Pierce County, Wisconsin, to promote public health, safety, aesthetics and general welfare, and to:A. Ensure accurate legal descriptions of subdivided land and adequate records of land titles;B. Ensure proper monumenting of subdivided land;C. Prevent the overcrowding of land, provide for suitable building sites, and protect the health, safety, prosperity and welfare of the future residents of the proposed subdivision and of the community;D. Ensure that the design of the street system will contribute to neighborhood quality, traffic flow and safety;E. Provide for adequate light and air; provide for erosion control and the protection of the natural environment, aesthetics and historical sites;F. Facilitate sound, orderly development of land by encouraging well-planned and -designed plats with workable design standards;
G. Secure safety from fire, flooding, and other dangers;H. Facilitate adequate provision for transportation, storm water drainage, water and sewer, parks and open space, and other facilities;I. Ensure that future development is consistent with adopted town comprehensive or development plans or their components, and official maps;Land unsuitable for subdivision.No land shall be subdivided which is determined by the Town Board to be unsuitable for its proposed use by the subdivider, for any of the following reasons:1. Flooding;2. Inadequate drainage;3. Adverse soil or rock formation;4. Severe erosion potential;5. Unfavorable topography;6. Inadequate water supply or sewage capabilities;7. Potential harm to the health, safety or general welfare of the future residents of the subdivision or the community; or8. The imposition of unreasonable costs to remedy severe and avoidable problems that are, with reasonable certainty, likely to result from the subdivision.In applying the provisions of this section, the Town Plan Commission and Town Board shall recite in writing the particular facts upon which it bases its conclusion that the land is not suitable for the proposed subdivision and shall then allow the subdivider to present evidence regarding such suitability. After reviewing evidence regarding suitability, the Town Plan Commission may affirm, modify or withdraw its determination of unsuitability.Abrogation and interpretation.A. It is not the intent of this chapter to repeal, abrogate, annul, impair or interfere with any existing easements, covenants, agreements or permits previously adopted or issued pursuant to laws. After enactment, where it imposes greater restrictions, the provisions of this chapter shall govern.B. In their interpretation and application, the provisions of this chapter shall be held to be minimum requirements and shall be liberally construed in favor of the Town and shall not be deemed a limitation or repeal of any other power granted by the Wisconsin Statutes. After enactment of the ordinance codified in this chapter, where it imposes greater restrictions than state statutes, the provisions of this chapter shall govern.Severability.If any section, clause, provision or portion of this Ordinance is adjudged by a court of competent jurisdiction to be unconstitutional or invalid, the remainder of this Ordinance shall not be affected thereby.When effective.This ordinance shall be in effect and in force from and after the date of its passage and publication all in accordance with the Wisconsin State Statutes.Applicability.The provisions of this chapter shall apply to combining or dividing parcels of land in the Town of Trenton as follows:A. The combining of two or more parcels of land shall comply with the requirements of 237-8 Wis. Stats, Combining parcels.B. The creation of at least one but not more than four parcels or building sites of 39.5 acres or less in size within a period of five years by the same or successive owners shall comply with the requirements of Article II, Certified Survey Map Land Divisions, in addition to all other applicable provisions.C. The creation of five or more parcels or building sites which are 39.5 acres or less in size either through a single division or successive divisions by either the same or subsequent owner(s) within a period of five years shall comply with the requirements of Article III, Plats, in addition to all other applicable provisions.D. A condominium plat prepared pursuant to § 703.11, Wis. Stats., and other applicable statutes shall be reviewed by the Town in the same manner as a subdivision plat as set forth in this chapter and comply with the applicable design standards and required improvements of this chapter.E. Exceptions. The provisions of this chapter shall not apply to divisions of land of less than five parcels which involve:(1) Transfers of interest in land by will or pursuant to court order;(2) Leases for a term not to exceed 10 years, mortgages or easements;(3) Sale or exchange of land between owners of adjoining property, provided additional lots are not created and provided any new lot configurations meet applicable zoning or other regulations;(4)	Cemetery plats created under § 157.07, Wis. Stats.;(5) Assessors plats created under § 70.27, Wis. Stats., but such plats shall comply with § 236.15(1)(a) to (g) and § 236.20(1) and (2)(a) to (e), unless waived under § 236.20(2)(l), Wis. Stats.Compliance.Any division or combining of land which is applicable under Applicability shall not be entitled to recording and/or improvements to the land unless such division is in compliance with all the requirements of this chapter. All approved certified survey maps and plats shall be filed for recording with the Register of Deeds of Pierce County prior to transferring ownership of any parcels created by a land division.Compliance with other Town Ordinances. The subdivider must comply with all other applicable town ordinances, including, but not limited to, the Town road ordinance and driveway ordinance. Combining parcels.A certified survey map shall be required for the combining of two or more parcels into one to four parcels when the resulting parcel(s) is 39.5 acres or less in size. The certified survey map shall be reviewed and comply with the requirements of § 236.34, Wis Stats., and shall be filed for recording with the Register of Deeds of Pierce County. If the combining of lots results in five or more lots of 39.5 acres or less in size, the plotting procedure of Article III is required.Town Receipt of Subdivision Application, Names and address of adjacent landowners.For purposes of computing deadlines under this ordinance, an application for any Town Board action under this chapter (concept, certified survey map, preliminary plat, and final plat) shall be deemed to have been validly submitted to the Town when a written application, signed by the applicant and property owner or an authorized representative and accompanied by the applicable Town application and all required materials and fees, have been personally delivered to the Town Clerk, and the application has been acknowledged by the Plan Commission at its regular monthly meeting following the delivery of materials to the designated Town personnel. At the time an application is delivered to the Clerk, the applicant shall also provide all information and written materials required to allow the Town Clerk to notify all adjoining landowners of what subdivision activity is being proposed. Adjoining landowners shall include owners of land across any roadways from the proposed land division.Fees.A. Application Fee. At the time of filing for Concept Review, or, if Concept Review is waived with respect to a Certified Survey Map, at the time of filing a Certified Survey Map for approval, the subdivider shall pay to the Town the application fee in an amount established by resolution of the Town Board from time to time and on file in the office of the Town Clerk.B. Payment of Town Fees and Expenses. The subdivider and/or owner shall be responsible for paying all of the Town's professional fees and expenses related to the developers agreement and review of the proposed subdivision or certified survey map, including but not limited to surveying, engineering, inspection, and attorneys fees incurred in review of the proposed subdivision and preparation and enforcement of the developers agreement. The Town Board may by resolution establish a deposit schedule for such review fees and require the subdivider or the property owner to maintain an amount on deposit with the Town sufficient to cover the Town's estimate of its costs for professional review of the subdivision application. If such amount is not kept on file, the Town shall not process the certified survey map or the plat any further. Any fees or costs the Town incurs in reviewing a proposed subdivision that remain unpaid after being billed to the Developer and/or Property Owner, shall be certified to the County as a special charge for collection along with property taxes pursuant to Wis. Stat. 66.0627.ARTICLE IICertified Survey Map Land DivisionsCertified survey map required.Land divisions which create at least one but not more than four parcels or building sites of 39.5 acres or less in size within a five-year period by one or successive divisions by the same or subsequent owners are considered certified survey map land divisions requiring approval under this section. Approval of a certified survey map shall be required.A. Land divisions which create one or two parcels of 39.5 acres or less in size within a five-year period by one or successive divisions by the same or subsequent owners are considered minor certified survey map land divisions.B. Land divisions which create three or four parcels of 39.5 acres or less in size within a five-year period by one or successive divisions by the same or subsequent owners are considered major certified survey map land divisions.Minor certified survey map land division.A. Submittal. The certified survey map shall be submitted to the Town of Trenton Board of Supervisors. The certified survey map shall be prepared according to § 236.34, Wis. Stats., and shall show clearly on its face all existing buildings and the date the map was prepared.B. Access. The applicant shall submit a statement from the town, county or state agency approving access for each lot.C. Soil test. Sufficient soil evaluations shall be submitted to demonstrate that each lot is suitable for a soil absorption wastewater system. The Town of Trenton may accept information from the Soil Survey for Pierce County, Wisconsin, or soil evaluations from adjacent property if appropriate to satisfy this requirement.D. Slopes. A separate drawing at the same scale as the certified survey map shall be submitted designating portions of the lot which have greater than 12% slopes and greater than 20% slopes.E. Plan Commission Review and Recommendation. The Plan Commission shall review the proposed CSM for compliance with Town codes, ordinances, the Town's comprehensive plan and the County zoning and subdivision ordinance. If, after review, the Town Plan Commission finds that the CSM complies with all applicable ordinances, codes, plans, statutes, and regulations, the Plan Commission may recommend the CSM for Town Board approval. If the CSM does not comply with all of the above, the Plan Commission may recommend that the Town Board disapprove or approve the CSM with conditions. F. Town Board Action; Failure to Act. a. Town Board Action. Within 90 days of the Town's receipt of the certified survey map, or any extension thereof, the Town Board shall approve, approve with conditions or disapprove the certified survey map or preliminary plat.b. Conditions of approval. The Town Board may impose conditions upon its approval of any subdivision application, provided that such conditions shall be stated in writing and given to the applicant and shall be limited to the required compliance of the subdivision with the standards of this chapter, other town ordinances, Pierce County ordinances or Chapter 236 of the Wisconsin Statutes. c. Disapproval. When the Town Board determines to disapprove a subdivision it shall place a written statement of the reasons for the rejection in the minutes of the meeting at which the decision was made and shall supply the applicant with a written statement of the reasons for rejection within 10 daysd. Extension of time periods. The time periods provided for in this chapter may be extended by the Town Board upon determination by the Board that additional information is required. The Town Clerk shall promptly notify the County Planning and Zoning Office of any such extension. e. Failure to act within time period. The failure of the Town Board to act within the time periods specified shall be deemed an approval of the application, unless said time period had been extended as provided herein. Upon written request by the applicant, the Town Clerk shall issue a letter or execute a certificate of approval following an approval under this subsection.Major certified survey map land division.A. Submittal of preliminary map. A preliminary certified survey map shall be prepared according to § 236.34, Wis. Stats., and include all information required for preliminary plat applications (2) through (4), except two-foot contour intervals may be omitted in place of showing slopes of 12% and greater as certified by a registered land surveyor. The Town of Trenton shall be authorized to reject any application deemed incomplete.B. Plan Commission Preliminary Review and Recommendation. The Plan Commission shall review the proposed CSM for compliance with Town codes, ordinances, the Town's comprehensive plan and the County zoning and subdivision ordinance. If, after review, the Town Plan Commission finds that the CSM or preliminary plat complies with all applicable ordinances, codes, plans, statutes, and regulations, the Plan Commission may recommend the CSM for Town Board approval. If the CSM does not comply with all of the above, the Plan Commission may recommend that the Town Board disapprove or approve the CSM with conditions.C. Plan Commission Final Review and Recommendation. The Plan Commission shall recommend the final plat for Town Board approval if it substantially conforms to the approved preliminary CSM and any conditions of that approval.D. Town Board Action; Failure to Act. a. Town Board Action. Within 90 days of the Town's receipt of the certified survey map, or any extension thereof, the Town Board shall approve, approve with conditions or disapprove the certified survey map.b. Conditions of approval. The Town Board may impose conditions upon its approval of any subdivision application, provided that such conditions shall be stated in writing and given to the applicant and shall be limited to the required compliance of the subdivision with the standards of this chapter, other town ordinances, Pierce County ordinances or Chapter 236 of the Wisconsin Statutes. c. Disapproval. When the Town Board determines to disapprove a subdivision it shall place a written statement of the reasons for the rejection in the minutes of the meeting at which the decision was made and shall supply the applicant with a written statement of the reasons for rejection within 10 daysd. Extension of time periods. The time periods provided for in this chapter may be extended by the Town Board upon determination by the Board that additional information is required. The Town Clerk shall promptly notify the County Planning and Zoning Office of any such extension. e. Failure to act within time period. The failure of the Town Board to act within the time periods specified shall be deemed an approval of the application, unless said time period had been extended as provided herein. Upon written request by the applicant, the Town Clerk shall issue a letter or execute a certificate of approval following an approval under this subsection.Certified survey map land divisions involving dedication of land.Certified survey map land divisions which involve the dedication of public rights-of-way or other dedications of public lands shall require approval of the applicable governmental entity(ies). The Town of Trenton shall not approve such certified survey map land divisions until approval of the applicable governmental entity(ies) has been obtained.Recording.Certified survey maps shall be recorded as provided in § 236.34(2), Wis. Stats.ARTICLE III PlatsConformance with procedures.Land divisions which create five or more parcels or building sites which are 39.5 acres or less in size either through a single division or successive divisions by either the same or subsequent owner(s) within a period of five years shall follow the procedures contained in this article.Concept approval.Prior to filing a preliminary plat for approval, the applicant shall consult with the Town of Trenton Plan Commission for assistance and to become informed of the purpose and objectives of these regulations and shall meet with the Town of Trenton Plan Commission to present a concept plan for review and approval.A. Submittal. The applicant shall provide ten copies of a concept plan drawn to a reasonable scale depicting the proposed general lot layout, exterior boundary, roadways, known easements, wetlands, floodplain, existing land use of the tract and adjacent lands, and slopes in excess of 12% and in excess of 20%, and any additional information required by the Town of Trenton which is deemed relevant to the proposed plat. The concept plan shall be submitted to the Town of Trenton at least 20 calendar days prior to the meeting at which it is to be considered. The Town of Trenton shall be authorized to reject any application deemed incomplete.B. Review and approval. The Plan Commission shall review the proposed concept plan as to conformance with town plans, ordinances, purposes and the suitability of the land for subdivision. The Committee shall approve, conditionally approve or reject the concept plan and shall state in writing any conditions of approval or reasons for rejection. The purpose of Concept Review is for the Plan Commission and Town Board to Provide feed-back to the subdivider on the proposed land division. The subdivider/owner obtains no vested rights in a concept submittal and any comments by the Town Engineer, Plan Commission and Town Board during the Concept Review are not binding on the Town.Procedure for approval of preliminary plat.A. Submittal. After concept plan approval the applicant shall submit to the Town of Trenton Plan Commission, at least 20 calendar days prior to the meeting at which it is to be considered, the following:(1) A signed application form requesting review and approval of a preliminary plat. The Town of Trenton shall be authorized to reject any application deemed incomplete.(2) Ten copies of the preliminary plat plus any additional copies as may be required for other reviewing agencies. The plat shall be based upon a survey prepared by a registered land surveyor on reproducible material and shall show the following information unless waived in whole or in part in writing by the Town:(a) All requirements of § 236.20, Wis. Stats.(b) The names and addresses of the owner and registered surveyor preparing the plat and date of preparation.(c) An eight-and-one-half-inch-by-eleven-inch reproducible copy of the proposed plat.(d) The location and names of adjacent platted lands and the owners of adjoining parcels of unplatted land, including the use and zoning of adjacent land.(e) Contours at vertical intervals of not more than two feet, with slopes of 12% or greater and 20% or greater delineated.(3) Accompanying information shall include:(a)	Erosion control and stormwater plans. Stormwater management and erosion control devices shall be designed to permit the unimpeded flow of natural watercourses, to ensure the drainage of all points along public and private roads and driveways and to provide positive drainage away from on-site sewage disposal facilities. In designing storm water management and erosion control devices, special consideration shall be given to protection against shoreland erosion and siltation of surface waters and preventing excess runoff onto adjacent property. Stormwater shall be managed so as to drain from an area proposed for subdivision in the same quantity and velocity after the area has been subdivided and built out as it drained from the land being subdivided when it was in an undeveloped state. Drainage easements of widths sufficient to accommodate anticipated storm water run-off shall be provided and shown on the plat.(b) Areas of filling, grading, lagooning or dredging.(c) Sufficient soil tests to establish the suitability of soil absorption wastewater systems for each lot.(d)	Any restrictive covenants related to the proposed land division.(e) A statement and location of any improvements proposed to be provided by the applicant.(f) A statement from appropriate town, county or state agency approving access connections onto existing road system.(4) Any additional information required by the Town of Trenton. Any cost involved in producing and reviewing such additional information shall be the responsibility of the applicant.(5) A review fee established by the Town Board of Supervisors. Review fees required by other reviewing agencies shall be submitted to those agencies.(6) The applicant also shall submit the original drawing of the preliminary plat to the appropriate state plat review agency, in accordance with § 236.12(6), Wis. Stats.(7) Erosion control bond. Applicant shall submit a bond or irrevocable letter of credit for erosion control work. The amount of the bond shall be 200% of the estimated cost of installing and maintaining erosion control for all project improvements. The additional amount is to compensate the Town if necessary for any administrative expenses and repair work which may be necessary should the applicant fail to install and maintain measures correctly.B. Requirements.(1) The preliminary plat shall comply with the approved concept plan, and any other adopted town plans and ordinances.(2) The preliminary plat shall comply with the requirements of Article IV, Design Standards, and Article V, Improvements.(3) Land subject to hazards of life, health or property shall not be subdivided for residential purposes until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plan.C. Review and decision.(1) After reviewing the preliminary plat and data for compliance with this chapter, the Town of Trenton Board of Supervisors shall either approve, approve conditionally, or reject the preliminary plat and shall state in writing any conditions of approval or reasons for rejection.(2) Failure of the Board to act within 90 calendar days of submittal of the preliminary plat shall constitute an approval of the preliminary plat, unless such time is extended by agreement with the applicant.(3) Approval of the preliminary plat shall entitle the applicant to final approval of the layout shown by such plat if the final plat is submitted within 24 months of the date of approval of the preliminary plat and conforms to such layout and conditions attached to the approved preliminary plat.Procedure for approval of final plat.A. Submittal. The applicant shall submit the following:(1) Ten copies of the final plat shall be submitted to the Town of Trenton by the applicant. The final plat may constitute only that portion of the approved preliminary plat which the applicant proposes to record at that time. Final plats shall conform to the approved preliminary plat, and to the requirements of Chapter 236, Wis. Stats., including § 236.20, Wis. Stats., but contours do not have to be shown.(2)	The applicant shall also submit the original drawing of the final plat to the appropriate state plat review agency, in accordance with § 236.12(6), Wis. Stats. Such plats shall comply fully with the requirements of Chapter 236, Wis. Stats.(3)	Submission for Subsections A(2) and (3) of this section shall be made at the same time as copies are submitted to the county, and the applicant shall provide the county with a written statement of the date that required materials were sent to all appropriate agencies.(4)	Road construction. Roads shall be constructed consistent with Article IV Design Standards and any applicable Developers Agreement.B.	Requirements.(1)	The final plat shall be prepared by a registered land surveyor and shall comply with the requirements of § 236.20, Wis. Stats., and any other information as required by the Town of Trenton during preliminary plat approval.(2)	The final plat shall show on its face all lands reserved for future public dedication or reserved for the common use of property owners within the plat. If common property is located within the plat, then provisions for its use, maintenance and ownership must also be provided with the plat.(3) Certificates. All final plats shall provide all the certificates required by § 236.21, Wis. Stats.C. Final plat review and approval.(1) Required Submittals within 24 months of Preliminary Plat Approval. To be considered and treated as a final plat, ten (10) copies of the final plat shall be submitted to the Town Plan Commission within twenty-four (24) months of preliminary plat approval. If it is not submitted within 24 months the Town Board may refuse to approve the final plat. The final plat shall be filed with the Town Clerk by 5:00 P.M. on the Tuesday two weeks before the Plan Commission meeting. The final plat shall substantially conform to the preliminary plat, and to the requirements of all applicable ordinances and State laws and shall be submitted for certification of those agencies having the authority to object to the plat as provided in §236.12, Wis. Stats. (2) Certification of unpaid taxes or assessments. The applicant shall supply the Town Board with a County Treasurer's certification of any unpaid taxes or assessments. The Town Treasurer shall not sign the final plat if any taxes or assessments remain unpaid.(3)	Plan Commission Review and Recommendation. The Plan Commission shall recommend the final plat for Town Board approval if it substantially conforms to the approved preliminary plat and any conditions of that approval.(4)	Town Board Action; Failure to Act. a. Town Board Action. Within 60 days of the Town's receipt of the final plat within 60 days of its receipt of a preliminary plat, or any extension thereof, the Town Board shall approve, approve with conditions or disapprove the final plat.b. Conditions of approval. The Town Board may impose conditions upon its approval of any subdivision application, provided that such conditions shall be stated in writing and given to the applicant and shall be limited to the required compliance of the subdivision with the standards of this chapter, other town ordinances, Pierce County ordinances or Chapter 236 of the Wisconsin Statutes. c. Disapproval. When the Town Board determines to disapprove a subdivision it shall place a written statement of the reasons for the rejection in the minutes of the meeting at which the decision was made and shall supply the applicant with a written statement of the reasons for rejection within 10 daysd. Extension of time periods. The time periods provided for in this chapter may be extended by agreement between the Town Board and the applicant, upon determination by the Board that additional information is required. The Town Clerk shall promptly notify the County Planning and Zoning Office of any such extension. e. Failure to act within time period. The failure of the Town Board to act within the time periods specified shall be deemed an approval of the application, unless said time period had been extended as provided herein. Upon written request by the applicant, the Town Clerk shall issue a letter or execute a certificate of approval following an approval under this subsection.(5) Appeals. Any person aggrieved by an objection to a plat or certified survey map or by a failure to approve a plat or certified survey map may appeal therefrom to a court of competent jurisdiction within thirty (30) days of notification of the rejection of the plat as provided in W.S.A. §236.13(5).Recording.Within 6 months of the date of the last approval of the final plat, the plat shall be filed by the applicant for recording with the Register of Deeds of Pierce County in accordance with § 236.25, Wis. Stats. Failure to record the plat within 6 months days shall nullify the approval of the final plat.Replat.Any replat of a recorded plat or part thereof shall be done in accordance with § 236.36, Wis. Stats.Procedure for dedication.A. Streets, drainageways, other public ways. Any part of a street, drainageway, or other public way which is indicated on the plat shall conform to the arrangement, width and location indicated, and shall be dedicated for such use, subject to acceptance thereof by the town, or other public agency or commission. B. Land on water's edge. Dedications of public access on navigable lakes and streams as required by the state shall be as required in § 236.16, Wis. Stats. At the option of the Town of Trenton, such required dedications may count toward the area of any dedication required by the Town in Subsection A of this section. ARTICLE IVDesign StandardsRoad and access standards.1. The road system, shall be designed by a registered professional engineer licensed in the State of Wisconsin to meet the following objectives: to permit the safe, efficient and orderly movement of traffic; to meet the needs of the present and future population with a simple and logical pattern; to respect natural features and topography; and to present an attractive appearance. A completed road engineering study shall be submitted to the Town Clerk or designated Town official(s) with the preliminary plat or certified survey map for both minor and major subdivisions. The Town Board may require the construction of service roads or shared access roads serving multiple building sites to minimize congestion of driveway intersections with planned or existing public roads.Any part of a street, drainage way or other public way which is shown on a plat or certified survey map and also indicated on the comprehensive plan of the Town or any plan component shall conform to the arrangement, width and location indicated in any such plan or plan component. All roads serving three or more lots shall be built to Town standards and offered for dedication to the Town.2. All roads and driveways shall comply with the requirements of all applicable Town of Trenton ordinances, including the town road ordinance. 3. Road dedication. The Town will accept only roads complying with all requirements of this chapter and all other applicable town and county ordinances or state statutes. Dedications, which are to be accepted by the town, shall be
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