Source: https://ecode360.com/9361074
Timestamp: 2017-11-22 16:30:09
Document Index: 657006259

Matched Legal Cases: ['§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 308', '§ 236', '§ 236', '§ 80', '§ 236', '§ 308', '§ 14', '§ 236', '§ 236', '§ 236', '§ 14', '§ 236', '§ 308', '§ 236', '§ 236', '§ 236', '§ 86', '§ 350', '§ 308', '§ 350', '§ 236', '§ 236', '§ 88', '§ 236', '§ 308', '§ 14', '§ 14', '§ 308']

Village of Theresa, WI Subdivision of Land
§ 308-1 Introduction and purpose.
§ 308-3 General provisions.
§ 308-4 Condominium developments.
§ 308-5 Procedure for submitting subdivisions.
§ 308-6 Technical requirements for plats.
§ 308-7 Replat.
§ 308-8 Minor subdivisions.
§ 308-9 Street design standards.
§ 308-10 Block design standards.
§ 308-11 Lot design standards.
§ 308-12 Drainage system.
§ 308-13 Extra-size or off-site improvements.
§ 308-14 Nonresidential subdivisions.
§ 308-15 Public improvements.
§ 308-16 Easements.
§ 308-17 Grading.
§ 308-18 Park and public land dedication.
§ 308-19 Administrative and other fees.
§ 308-20 Variations and exceptions.
§ 308-21 Violations and penalties; appeals.
Chapter 308: Subdivision of Land
[HISTORY: Adopted by the Village Board of the Village of Theresa 6-3-1996 as Title 14, Ch. 1 of the 1996 Code. Amendments noted where applicable.]
Driveways and curb cuts — See Ch. 148.
Streets, sidewalks and public areas — See Ch. 303.
Chapter 308 : Subdivision of Land
Introduction. In accordance with the authority granted by § 236.45, Wis. Stats., and for the purposes listed in §§ 236.01 and 236.45, Wis. Stats., the Village Board of the Village of Theresa does hereby ordain as follows:
A line parallel to a lot line and at a distance from the lot line to comply with the yard requirement of Chapter 350, Zoning.
The unincorporated area within 1 1/2 miles of a fourth class city or a village and within three miles of all other cities.
The final map on which the subdivider's plan of subdivision is presented for approval and which, if approved, will be submitted to the County Register of Deeds. Said plat must conform to all state laws.[1]
Those lands, including the floodplains, floodways, and channels, subject to inundation by the one-hundred-year recurrence interval flood or, where such data is not available, the maximum flood of record.
The average annual high-water level of a pond, stream, river, lake, flowage, or wetland referred to an established datum plane or, where such elevation is not available, the elevation of the line up to which the presence of the water is so frequent as to leave a distinct mark by erosion, change in or destruction of vegetation or other easily recognized topographic, geological or vegetative characteristic.
A lot which has a pair of opposite lot lines along two substantially parallel streets and which is not a corner lot. On a double frontage lot, both street lines shall be deemed front lot lines.[2]
The map on which the subdivider's plat of subdivision is presented to the Village for approval.[3]
The preliminary plat map indicating the proposed layout of the subdivision to be submitted to the Village Board for its consideration as to compliance with the Comprehensive Plan and these regulations along with required supporting data.[4]
The division of a lot, outlot, parcel, or tract of land by the owner thereof or his agent for the purpose of transfer of ownership or building development where the act of division creates five or more parcels or building sites of 1 1/2 acres or less in area, or where the act of division creates five or more parcels or building sites by successive divisions within a period of five years, whether done by the original owner or a successor owner.
Editor's Note: The definitions of "lot, reversed corner" and "lot, through" which immediately followed this definition were deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
The provisions of Ch. 236 and § 80.08, Wis. Stats.
The rules of the Department of Commerce contained in the Wisconsin Administrative Code for subdivisions not served by public sewer.[1]
The rules of the Division of Highways, Wisconsin Department of Transportation, contained in the Wisconsin Administrative Code for subdivisions which abut a state trunk highway or connecting street.[2]
The rules of the Wisconsin Department of Natural Resources contained in the Wisconsin Administrative Code for floodplain management program.
Jurisdiction. Jurisdiction of these regulations shall include all lands within the corporate limits of the Village of Theresa as well as the unincorporated area within 1 1/2 miles of the corporate limits as provided in §§ 236.10 and 62.23, Wis. Stats. The provisions of this chapter, as they apply to divisions of tracts of land into fewer than five parcels, shall not apply to:
Permits. No building permit shall be issued by the Village authorizing the building on or improvement of any parcel of land not on record as of the effective date of this chapter until the provisions and requirements of this chapter and Chapter 132, Building Construction, have been met.[3]
Land suitability. No land shall be subdivided which is held unsuitable for its proposed use by the Village Board for reason of flooding, inadequate drainage, adverse soil or rock formation, severe erosion potential, unfavorable topography, inadequate water supply or sewage disposal capabilities, or any other feature likely to be harmful to the health, safety, or welfare of the future residents of the proposed subdivision or of the Village. The Village Board, in applying the provisions of this subsection, shall in writing recite the particular facts upon which it bases its conclusion that the land is not suitable for the proposed use and afford the subdivider an opportunity to present evidence regarding such unsuitability if he so desires. Thereafter the Board may affirm, modify, or withdraw its determination of unsuitability.
The factor that makes this chapter applicable to a condominium development is the creation of multiple, distinct property entities at or near the ground surface, subject to property taxation as separate parcels, with each property entity having different ownership and management. The Village of Theresa determines that this factor makes a condominium development dissimilar, both physically and in ownership, from developments in which the land and improvements are under unitary ownership, management and control.
Sections 308-5 and 308-6 relating to preliminary plat approval. This stage of approval shall be the only approval required for a condominium development. The technical requirements for preliminary plats set forth in § 308-6 shall not apply, since condominiums have separate technical standards set forth in Ch. 703, Wis. Stats.
Sections 308-9 through 308-18.
Preliminary meetings. Before filing a preliminary plat or certified survey, the subdivider is encouraged to consult with the Village Board for advice regarding general subdivision requirements. The subdivider shall also submit a location map showing the relationship of the proposed subdivision to traffic arteries and existing community facilities. This consultation is neither formal nor mandatory but is intended to inform the subdivider of the purpose and objectives of these regulations, the Comprehensive Plan, Comprehensive Plan components and duly adopted plan implementation devices of the Village and to otherwise assist the subdivider in planning his development. In so doing, both the subdivider and the planning agency may reach mutual conclusions regarding the general program and objectives of the proposed development and its possible effects on the neighborhood and community. The subdivider will gain a better understanding of the subsequent required procedures.
Submission. Before submitting a final plat for approval, the subdivider shall prepare a preliminary plat and a letter of application. The preliminary plat shall be prepared in accordance with this chapter, and the subdivider shall file an adequate number of copies of the plat and the application as required by this section with the Village Clerk-Treasurer at least 25 days prior to the meeting of the Village Board at which action is desired. The Village Clerk-Treasurer shall submit a copy of the preliminary plat to the Village Engineer for review and written report of his recommendations and reactions to the proposed plat.[1]
Editor's Note: Original § 14-1-5(b)(2), Public improvements, plans and specifications, which immediately followed this subsection, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
A statement of the proposed use of lots, stating the type of residential buildings with the number of proposed dwelling units and the types of business or industry so as to reveal the effect of the development on traffic, fire hazards and congestion of population;
Where the subdivider owns property adjacent to that which is being proposed for the subdivision, the Village Board may require that the subdivider submit a preliminary plat of the remainder of the property so as to show the possible relationship between the proposed subdivision and future subdivision. In any event, all subdivisions must be shown to relate well with existing or potential adjacent subdivisions.
Drafting standards. The subdivider shall submit to the Village Clerk-Treasurer and to those agencies having the authority to object to plats under provisions in Ch. 236, Wis. Stats., copies of a preliminary plat 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 inch per 100 feet, having two-foot contour intervals, shall identify the proposed location of facilities and easements which the subdivider plans to make and shall indicate by accompanying letter when they will be provided. Any proposed restrictive covenants for the land involved shall be submitted.[3]
Objecting agency recommendations. The objecting agencies shall, within 20 days of the date of receiving their copies of the preliminary plat, notify the subdivider and all other approving and objecting agencies of any objections. If there are no objections, they shall so certify on the face of the copy of the plat and shall return that copy to the Village Board. If an objecting agency fails to act within 20 days, it shall be deemed to have no objection to the plat.
Approval or conditional approval. Approval or conditional approval of a preliminary plat shall not constitute automatic approval of the final plat, except that if the final plat is submitted within six months of preliminary plat approval and conforms substantially to the preliminary plat layout as indicated in § 236.11(1)(b), Wis. Stats., the final plat shall be entitled to approval with respect to such layout. The preliminary plat shall be deemed an expression of approval or conditional approval of the layout submitted as a guide to the preparation of the final plat which will be subject to further consideration by the Village Board at the time of its submission.
Plat amendment. Should the subdivider desire to amend the preliminary plat as approved, he may resubmit the amended plat which shall follow the same procedure, except for the hearing and fee, unless the amendment is, in the opinion of the Village Board, of such scope as to constitute a new plat, in which such case it shall be refiled.
The subdivider shall have a final plat prepared by a registered land surveyor and a letter of application in accordance with this chapter and shall file copies of the plat and the application with the Village Clerk-Treasurer at least 25 days prior to the meeting of the Village Board at which action is desired. The owner or subdivider shall file six copies of the final plat not later than six months after the date of approval of the preliminary plat, otherwise the preliminary plat and final plat will be considered void unless an extension is requested in writing by the subdivider and for good cause granted by the Village. The owner or subdivider shall also submit at this time a current certified abstract of title or registered property report and such other evidence as the Village Attorney may require showing title or control in the applicant.[4]
The Village Clerk-Treasurer shall, within two days after a final plat is submitted, transmit four copies of the plat to the County Zoning Agency and two copies for each of the state agencies required to review the plat to the Wisconsin Department of Administration. In lieu of this procedure, the subdivider may submit the original plat directly to the Department of Administration in accordance with § 236.12(6), Wis. Stats. [5]
Prior to the filing of the final plat, the owner shall file with the Village Clerk-Treasurer six copies of the final plans and specifications of public improvements required by this chapter.[6]
The Village Clerk-Treasurer shall refer two copies of the final plat to the Village Board, one copy to the Engineer, and a copy each to the telephone and power and other utility companies. The abstract of title or registered property report shall be referred to the Attorney for his examination and report. The Village Clerk-Treasurer shall also refer the final plans and specifications of public improvements to the Village Engineer for review. The recommendations of the Village Engineer shall be made within 30 days of the filing of the final plat. The Village Engineer shall examine the plat or map and final plans and specifications of public improvements for technical details, and if he finds them satisfactory he shall so certify in writing to the Village Board. If the plat or map or the plans and specifications are not satisfactory, the Village Engineer shall return them to the owner and so advise the Village Board.
The objecting agencies shall, within 20 days of the date of receiving their copies of the final plat, notify the subdivider and all other approving and objecting agencies of any objections. If there are no objections, they shall so certify on the face of the copy of the plat and shall return that copy to the Village Board. If an objecting agency fails to act within 20 days, it shall be deemed to have no objection to the plat.
If the final plat is not submitted within six months of the last required approval of the preliminary plat, the Village Board may refuse to approve the final plat.
The Village Board shall, within 60 days of the date of filing the original final plat with the Village Clerk-Treasurer, approve or reject such plat unless the time is extended by agreement with the subdivider. If the plat is rejected, the reasons shall be stated in the minutes of the meeting and a written statement of the reasons forwarded to the subdivider. The Village Board may not inscribe its approval on the final plat unless the Village Clerk-Treasurer certifies on the face of the plat that the copies were forwarded to objecting agencies as required herein, the date thereof and that no objections have been filed within 20 days or, if filed, have been met.
After the final plat has been approved by the Village Board and required improvements either installed or a contract and sureties insuring their installation is filed, the Village Clerk-Treasurer shall cause the certificate inscribed upon the plat attesting to such approval to be duly executed and the plat returned to the subdivider for recording with the County Register of Deeds. The Register of Deeds cannot record the plat unless it is offered within 30 days from the date of last approval and within nine months of the first approval.[7]
Recording of plats or certified surveys. Plats and certified surveys approved by the Village Board of the Village of Theresa must be recorded, together with the adopting resolution, with the County Register of Deeds within 30 days of the date of the last resolution of preliminary approval and not later than nine months following the date of the first resolution of approval. Land divisions shall not be recognized by the Village until recorded with the Register of Deeds. The volume, page, and document numbers of the recording shall be filed with the Village Clerk-Treasurer and Building Inspector prior to issuance of any permits. The subdivider shall file 10 certified copies of the approved land division with the Village Clerk-Treasurer.[8]
Plats within the extraterritorial plat approval jurisdiction. When land to be subdivided lies within 1 1/2 miles of the corporate limits of the Village, the subdivider shall proceed as specified in Subsections A through I, except that:
Transmittal responsibility lies with the Village Clerk-Treasurer, Town Clerk or County Planning Agency to whomever the plat is first submitted, and the subdivider shall indicate which one in the application.
Approving agencies include the Village Board, Town Board and the County Planning Agency, and the subdivider must comply with the land division ordinances of these agencies.
The subdivider may proceed with the installation of such improvements and under such regulations as the Town Board of the town within whose limits the plat lies may require. Wherever connection to any Village authority is desired, permission for such connection shall be approved by the Village Board.
All improvement requirements specified by the Town Board or any special improvement district in matters over which it has jurisdiction shall be met before filing of the final plat.
General preliminary plat information. A preliminary plat shall be required for all subdivisions and shall be based upon a survey by a registered land surveyor, and the plat shall be prepared on tracing cloth or paper of good quality at a scale of not more than 100 feet to the inch and shall show correctly on its face the following information:
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 Board may waive this requirement where it is unnecessary to fulfill the purpose and intent of this chapter and undue hardship would result from strict application thereof.
Preliminary plat data.
All preliminary plats shall show the following:
Contours within the exterior boundaries of the plat and extending to the center line 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 shall be clearly and completely described. Where, in the judgment of the Village Board, undue hardship would result because of the remoteness of the parcel from a mean sea level reference elevation, another datum may be used.
Soil types and their boundaries, as shown on the operational soil survey maps prepared by the United States Department of Agriculture, Soil Conservation Service.
Location and results of soil profiles or soil evaluations within the exterior boundaries of the plat conducted in accordance with the Wisconsin Administrative Code where the subdivision will not be served by public sanitary sewer service.
Soil and water conservation. The Board, upon determining from a review of the preliminary plat that the soil, slope, vegetation, and drainage characteristics of the site are such as to require substantial cutting, clearing, grading, and other earthmoving operations in the development of the subdivision or otherwise entail a severe erosion hazard, may require the subdivider to provide soil erosion and sedimentation control plans and specifications. In addition, the Board may request a review of such plans by the County Land Conservation Department.
Street plans and profiles. The Board 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 the same datum as above, and plans and profiles shall meet the approval of the Board.
Covenants. The Board may require submission of a draft of protective covenants whereby the subdivider intends to regulate land use in the proposed subdivision and otherwise protect the proposed development.
Additional information. Where the Village Board finds that it requires additional information relative to a particular problem presented by a proposed development in order to review the preliminary plat, it shall have the authority to request in writing such information from the subdivider.
Information. The final plat shall show correctly on its face, in addition to the information required by § 236.20, Wis. Stats., the following:
Location of individual lot soil boring and soil profiles or soil evaluations as required by the Wisconsin Administrative Code for all lots not served by public sewer. The results of the tests shall be submitted with the plat.
Special restrictions required by the Board and other approving or objecting agencies relating to access control along public ways, the provision of planting strips, or shorelands or floodlands.
Additional information. Where the Village Board finds that it requires additional information relative to a particular problem presented by a proposed development to review the final plat, it shall have the authority to request in writing such information from the subdivider.
Deed restrictions. The Village Board may require that deed restrictions be filed with the final plat.[1]
Editor's Note: Original § 14-1-6(e)(4), Survey accuracy, which immediately followed this subsection, was deleted 8-1-2005 by Ord. No. 1-10.
Relocated quarter section corners. Where the final plat is located within a quarter section the corners of which have been relocated, monumented and coordinated by the Village, 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 of the monument marking the relocated section or quarter corner to which the plat is tied shall be indicated on the plat.
When it is proposed to replat a recorded subdivision, or part thereof, so as to change the boundaries of a recorded subdivision, or part thereof, the subdivider or person wishing to replat shall vacate or alter the recorded plat as provided in §§ 236.40 through 236.44, Wis. Stats. The subdivider, or person wishing to replat, shall then proceed as specified in Subsections A through F of § 308-5.
The Village Clerk-Treasurer shall schedule a public hearing before the Village Board when a preliminary plat of a replat of lands within the Village is filed and shall cause notice of the proposed replat and public hearing to be mailed to the owners of all properties within the limits of the exterior boundaries of the proposed replat and to the owners of all properties within 200 feet of the exterior boundaries of the proposed replat.
Certified survey use. When it is proposed to divide land into not more than four parcels or building sites, the subdivider may subdivide by use of a certified survey map.
Letter of intent. The subdivider shall submit to the Village Clerk-Treasurer a letter of intent. The letter of intent shall specify:
Sketch map. Accompanying the letter of intent, for areas outside the floodplain, the subdivider shall submit a sketch map at a scale of one inch equals 200 feet or other appropriate scale. More than one sketch map may be used to show the required information, but they shall be of the same scale and no one map shall be larger than 8 1/2 by 14 inches. Each submission shall include all contiguously owned land, except the sketch need not show more than 20 times the area of the intended certified survey. This sketch map shall show the following information:
The location of existing buildings, water wells, sewerage systems, watercourses, drainage ditches and other features pertinent to proper division.
Proposed layout. The 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.
Additional information. The Board may require contour maps and individual lot percolation tests and soil borings prior to tentative approval where limiting conditions are suspected.
Tentative approval. The Board may grant tentative approval based on the letter of intent and sketch map pending submission of the certified survey map. Tentative approval shall assure final approval if the certified survey submitted within the six months is substantially the same plan and all requirements for division are met.
Certified survey. The subdivider shall cause a certified survey map to be prepared in accordance with this section and submit then 10 copies along with the individual lot percolation tests and soil borings (for lots not served by public sewer) to the Village Clerk-Treasurer. The map shall be reviewed by the Board for conformance with this chapter and all ordinances, rules, regulations, Comprehensive Plans, and Comprehensive Plan components which affect it. The Village Board shall approve or reject such map within 90 days from the date of filing of the map unless the time is extended by agreement with the subdivider. If the map is rejected, the reason shall be stated in the minutes of the meeting and a written statement forwarded to the subdivider. If the map is approved, the Board shall cause the Village Clerk-Treasurer to so certify on the face of a copy of the map and return it to the submitter.[1]
Recordation. The subdivider shall record the map with the County Register of Deeds within 30 days of its approval by the Village Board.
General. A certified survey map prepared by a registered land surveyor shall be required for all minor subdivisions. It shall comply in all respects with the requirements of § 236.34, Wis. Stats. The minor subdivision shall comply with the design standards set forth in this chapter.
Information. The map shall show correctly on its face, in addition to the information required by § 236.34, Wis. Stats., the following:
Names of adjoining streets, highways, parkways, cemeteries, subdivisions, ponds, streams, lakes, flowages and wetlands.
Acreage included in each parcel.
Location of individual lot soil boring and percolation tests, as required by the Wisconsin Administrative Code, for all lots not served by public sewer. The results of the tests shall be submitted with the map.[2]
All lands reserved for future public acquisition.
Additional information. Where the Board finds that it requires additional information relative to a particular problem presented by a proposed development to review the certified survey map, it shall have the authority to request, in writing, such information from the subdivider as information on shoreline and bottom characteristics.
Relocated quarter sections. Where the map is located within a quarter section the corners of which have been relocated, monumented and coordinated by the Village, 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 of the monument marking the relocated section or quarter corner to which the map is tied shall be indicated on the map.
Certificates. The surveyor shall certify on the face of the map that he has fully complied with all the provisions of this chapter. The Village Board, after a recommendation by the reviewing agencies, shall certify its approval on the face of the map.
Compliance with Comprehensive Plans. In any new subdivision the street layout shall conform to the arrangement, width and location indicated on the Official Map, Comprehensive Plan or component neighborhood development plan of the Village of Theresa. In areas for which such plans have not been completed, the street layout shall recognize the functional classification of the various types of streets and shall be developed and located in proper relation to existing and proposed streets, to the topography, to such natural features as rivers and tree growth, to public convenience and safety, to the proposed use of the land to be served by such streets, and to the most advantageous development of adjoining areas. The subdivision shall be designed so as to provide each lot with satisfactory access to a public street.
Collector streets. Collector streets, as hereafter defined, shall be arranged so as to provide ready collection of traffic from residential areas and conveyance of this traffic to the major street and highway system and shall be properly related to special traffic generators, such as schools, churches and shopping areas, and other concentrations of population and to the major streets into which they feed.
Environmental factors. Street, block, and lot layouts shall be adjusted to the capacity of the soil and water resources and shall be designed so as to least disturb the existing terrain, flora, fauna, and water regimen and to meet all of the use, site, sanitary, floodland, and shoreland regulations contained in Chapter 350, Zoning, and other applicable ordinances.
Lake front access. River or lake shores shall have 60 feet of public access platted to the low-water mark at intervals of not more than 0.5 mile as required by § 236.16(3), Wis. Stats.
Extraterritorial streets. Streets located in the extraterritorial plat approval jurisdiction of the Village of Theresa must also comply with the minimum town road standards of § 86.26, Wis. Stats.
Continuation. Streets shall be laid out to provide for possible continuation wherever topographic and other physical conditions permit. Provision shall be made so that all proposed streets shall have a direct connection with, or be continuous and in line with, existing, planned or platted streets with which they are to connect. Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless in the opinion of the Village Board such extension is not necessary or desirable for the coordination of the layout of the subdivision with existing layout or the most advantageous future development of adjacent tracts.[1]
Private streets. Private streets shall not be approved nor shall public improvements be approved for any private street, except for condominium developments; all streets shall be dedicated for public use, except for condominium developments.[2]
Provisions of Chapter 350, Zoning, with respect to traffic visibility at street intersections shall also apply here. See § 350-50.[3]
Alleys shall be provided in all commercial and industrial districts, except that the Village Board may waive this requirement where other definite and assured provisions are made for service access, such as off-street loading and parking, consistent with and adequate for the uses proposed. No alleys shall connect with a major thoroughfare. Alleys in residential areas other than those zoned for multiple-family use shall not be permitted. The width of alleys shall be no less than 24 feet.
Street design standards. The minimum right-of-way and roadway width of all proposed streets and alleys shall be as specified in § 308-15.
Subdivision lots. When lots within the proposed subdivision back upon the right-of-way of an existing or proposed limited access highway or a railroad, a planting strip at least 30 feet in depth shall be provided adjacent to the highway or railroad in addition to the normal lot depth. This strip shall be part of the platted lots but shall have the following restriction lettered on the face of the plat: "This strip is reserved for the planting of trees and shrubs; the building of structures hereon is prohibited."
Length; arrangement. The lengths, widths and shapes of blocks shall be appropriate for the topography and the type of development contemplated, but block length in residential areas shall not generally be less than 600 feet or exceed 1,500 feet nor have less than sufficient width to provide for two tiers of lots of appropriate depth between street lines. A block shall be so designated as to provide two tiers of lots, unless it adjoins a railroad, major thoroughfare, river or park, where it may have a single tier of lots.
Pedestrian pathways. Pedestrian pathways, not less than 10 feet wide, may be required by the Village Board through the center of a block more than 900 feet long, where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
Size, shape and orientation of lots shall be appropriate for the location of topography of the subdivision and for the type of development contemplated, provided that no lot shall be smaller in area than the minimum lot size for the appropriate zone as established by Chapter 350, Zoning. See § 350-12.[1]
Lot dimensions and setbacks shall conform to the requirements of Chapter 350, Zoning, for the appropriate district in which the property is located.
Lots shall have a minimum average depth of 120 feet. Excessive depth in relation to width shall be avoided and a proportion of 2:1 shall be considered a desirable ratio under normal conditions. Depth and width of properties reserved or laid out for commercial or industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated, as required by Chapter 350, Zoning.[2]
Corner lots for residential use shall have extra width of 10 feet to permit building setback from both streets, as required by Chapter 350, Zoning.
Every lot shall abut or face a public street. Lots outside the corporate limits may abut or face a private street, if permitted by the Village Board. Every lot shall front or abut for a distance of at least 30 feet at the property line on a public street.
Side lot lines shall be at right angles to straight street lines or radial to curved street lines on which the lots face. Lot lines shall follow municipal boundary lines rather than cross them.
In case a tract is divided into parcels of more than 1 1/2 acres in area, such parcels shall be so arranged to permit redividing into parcels in accordance with this chapter and with Chapter 350, Zoning.
Lands lying between the meander line, established in accordance with § 236.20(2)(g), Wis. Stats., and the water's edge and any otherwise unplatted lands which lie between a proposed subdivision and the water's edge shall be included as parts of lots, outlots, or public dedications in any plat abutting a lake or stream. This requirement applies not only to lands proposed to be subdivided but also to all lands under option to the subdivider or in which he holds any interest and which are contiguous to the lands proposed to be subdivided and which abut a lake or stream as provided in § 236.16(4), Wis. Stats.
The design criteria for storm drainage systems shall be approved by the Village Engineer.[1]
Material and construction specifications for all drainage projects (i.e., pipe, culverts, seed, sod, etc.) shall be in compliance with the Wisconsin Best Management Practices Manual.[2]
Protection of drainage systems. The subdivider shall adequately protect all ditches to the satisfaction of the Village Engineer. Ditches and open channels shall be seeded, sodded or paved depending upon grades and soil types approved by the Village Board. (Generally ditches or channels with grades up to 1% may be seeded, those with grades up to 4% may be sodded and those with grades over 4% may be paved.)[3]
The watercourse, drainageway, channel or stream may be relocated in such a manner that the maintenance of adequate drainage will be assured and the same provided with a stormwater easement or drainage right-of-way conforming to the lines of the relocated watercourse and such further width or construction, or both, as will be adequate for the purpose and may be necessary to comply with this section; or
Wherever possible, drainage shall be maintained in an easement by an open channel with landscaped banks and adequate width for maximum potential volume flow.[4]
Dedication of drainageways. Whenever a parcel is to be subdivided or consolidated and embraces any part of a drainageway identified on a Village Comprehensive Stormwater Management Plan, Comprehensive Plan and/or Official Map or any portion thereof, such part of said existing or proposed public drainageway shall be platted and dedicated by the subdivider as an easement or right-of-way in the location and at the size indicated along with all other streets and public ways in the land division. Whenever any parcel is to be subdivided or consolidated and is part of a drainage district established under the authority of Ch. 88, Wis. Stats., the subdivider shall petition the Circuit Court to transfer the jurisdiction of that portion of the drainage district being subdivided or consolidated to the Village in accordance with § 88.83, Wis. Stats.
Minor drainage system. The subdivider shall install all minor drainage system components necessary to reduce inconvenience and damages from frequent storms. Minor drainage components shall include all inlets, piping, gutters, channels, ditching, pumping and other facilities designed to accommodate the post-development runoff resulting from a five-year, twenty-four-hour rainfall (ten-year, twenty-four-hour rainfall for commercial zoning district) event as determined in the most current edition of the Soil Conservation Service Technical Release 55 (TR 55). Temporary accumulations of storm runoff from ponding or flowing water, in or near minor system components, shall be permitted. For arterial streets and streets located in commercial districts, ponding within normal traffic lanes (10 feet on each side of the center line of the street) is prohibited. In drainageways and drainageway easements, accumulations of water shall not inundate beyond the limits of the drainageway or drainageway easement. Cross-street drainage channels (valley gutters) shall not be permitted.[5]
All drainage piping of 12 inches in diameter and greater in street rights-of-way shall be approved by the Village Engineer in consultation with the Village Board. Piping materials outside of rights-of-way shall be subject to approval of the Village Engineer. All storm sewer outlets shall be equipped with steel bar or iron pipe debris gates.[6]
Where open channels are utilized in either the minor or major drainage system, they shall be designed so as to minimize maintenance requirements and maximize safety. Drainage easements (in lieu of dedications) shall be utilized to accommodate open channels provided adequate access by the Village for maintenance of drainage capacity. Side slopes shall not exceed a slope of 4:1. Drainageways, where subject to high groundwater, continuous flows, or other conditions as determined by the Village Engineer that would hamper maintenance operations due to consistently wet conditions, may require a paved concrete invert of not less than eight feet wide and side slopes to a point one foot above the channel invert.[7]
Where on-site detention is temporarily employed for erosion and sedimentation control, the detention facilities shall safety contain the predevelopment runoff from a five-year storm event of 24 hours' duration.
Where on-site detention is permanently employed to reduce the post-development peak runoff, the detention facility shall safety contain the post-development runoff from a twenty-five-year storm event of 24 hours' duration within the limits of the facility.
All detention facilities shall safety contain or pass the runoff from any storm of any duration which exceeds the maximum storm required to be contained up to the one-hundred-year storm event of 24 hours' duration.
All permanent detention facilities shall safety contain the runoff from the one-hundred-year storm event of 24 hours' duration on both public and, if necessary, private properties without inundating any building at the ground elevation, the travel lanes of any arterial street, the center 10 feet of any collector street or the top of the curb on any local street.
Determination of on-site detention volumes shall be computed by procedures established by the United States Soil Conservation Service in the most current edition of its technical publication titled "Urban Hydrology for Small Watersheds, TR-55," and as accepted and approved by the Village Engineer.
The Village Board, upon recommendation by the Village Engineer, may require the installation of fencing or other such security measures in detention facilities with excessively long downtimes or permanent water features, or other features requiring additional security for safety reasons.
The maximum depth of a detention pond shall be approved by the Village Board and shall be protected, if required by the Village Board, by fencing according to specifications by the Village Engineer.[8]
Design capacity. All improvements shall be installed and coordinated to satisfy the service requirements for the service or drainage area in which the subdivision is located, and the improvements shall be of sufficient capacity to handle the expected development of the overall service or drainage area involved.[1]
Extra-size improvements. Where improvements in excess of the size needed to serve just the proposed subdivision are required, the subdivider shall pay for the total cost of improvements he is required to install to serve his subdivision. The additional costs which result from the extra-size improvement shall be paid for by the subdivider. Thus, when conditions within the whole drainage area will require an eighteen-inch sanitary sewer, for example, and a twelve-inch sewer will adequately serve the subdivision involved, the subdivider shall construct the eighteen-inch utility.
Sewage lift stations. Where sanitary sewage lift stations and force mains are required to lift sewage to the gravity system, the subdivider shall have plans, profiles and specifications prepared for the installation of such facilities. The installation, inspection, supervision and engineering fees for lift stations and/or force mains shall be paid for by the subdivider unless otherwise determined and agreed upon the Village Board.[2]
A nonresidential subdivision shall also be subject to all the requirements of site plan approval set forth in Chapter 350, Zoning. A nonresidential subdivision shall be subject to all the requirements of these regulations, as well as such additional standards required by the Village, and shall conform to the proposed land use standards established by the Comprehensive Plan, Official Map and Chapter 350, Zoning.
General requirement.[1]
In accordance with the authority granted by § 236.13, Wis. Stats., the Village of Theresa hereby requires that, as a condition of final plat or certified survey approval, the subdivider agree to make and install all public improvements, including but not limited to sewerage, storm drainage, water mains and services, grading and improvement of the streets and other public ways, sidewalks, street signing, streetlighting and such other facilities required by this chapter, and that the subdivider shall provide the Village with security to insure that the subdivider will make the required improvements. As a further condition of approval, the Village Board hereby requires that the subdivider be responsible for the cost of any necessary alterations of any existing utilities which, by virtue of the platting or certified survey map, fall within the public right-of-way.
The required improvements shall be installed in accordance with the standards of this chapter and any additional engineering standards and specifications which have been adopted by the Village Board and filed with the Village Clerk-Treasurer. Where standards and specifications have not been adopted, the improvements shall be made in accordance with good engineering practices.
Payment for installation of improvements. The required improvements to be furnished and installed by the subdivider are listed and described in this chapter. For any project to be considered where there will be Village financial involvement, the plat must be approved by November 1 of the year preceding the beginning of construction in order to comply with budget process requirements; provided, however, that in the case of an improvement, the cost of which would by general policy be assessed only in part to the improved property and the remaining cost paid out of general tax levy, provision may be made for payment of a portion of the cost by the subdivider and the remaining portion of the cost by the Village. If any improvement installed within the subdivision will be of substantial benefit to land beyond the boundaries of the subdivision, provision may be made for causing a portion of the cost of the improvement, representing the benefit to such land, to be assessed against the same, and in such case the subdivider will be required only to pay for such portion of the whole cost of said improvement as will represent the benefit to the property within the subdivision.[2]
Prior to installation of any required improvements and prior to approval of the final plat, the subdivider shall enter into a written contract with the Village requiring the subdivider to furnish and construct said improvements at his sole cost and in accordance with plans and specifications and usual contract conditions, which shall include provision for supervision of details of construction by the Village Engineer and grant to the Engineer authority to correlate the work to be done under said contract by any subcontractors authorized to proceed thereunder with any other work being done or contracted by the Village in the vicinity.
The agreement shall require the subdivider to make an escrow deposit or in lieu thereof to furnish a performance bond or irrevocable letter of credit, the amount of the deposit and the penal amount of the bond to be equal to 125% the Engineer's estimate of the total cost of the improvements to be furnished under the contract, including the cost of inspection.
Construction plans and specifications. Construction plans for the required improvements conforming in all respects with the standards of the Village Engineer and the ordinances of the Village shall be prepared at the subdivider's expense by a professional engineer who is registered in the State of Wisconsin, and said plans shall contain his seal. Such plans, together with the quantities of construction items, shall be submitted to the Village Engineer for his approval and for his estimate of the total cost of the required improvements; upon approval they shall become a part of the contract required. Simultaneously with the filing of the preliminary plat with the Village Clerk-Treasurer or as soon thereafter as practicable, copies of the construction plans and specifications shall be furnished for the following public improvements:
Action by the Village Engineer. The Village Engineer shall review or cause to be reviewed the plans and specifications for conformance with the requirements of this Code and other pertinent Village design standards recommended by the Village Engineer and approved by the Village Board. If he rejects the plans and specifications he shall notify the owner, who shall modify the plans or specifications or both accordingly. When the plans and specifications are corrected, the Village Engineer shall approve the plans and specifications for transmittal to the Village Board. The Village Board shall approve the plans and specifications before the improvements are installed.
"As-constructed" plans. After completion of all public improvements and prior to final acceptance of said improvements, the subdivider shall make or cause to be made a map showing the actual location of all valves, manholes, stubs, sewers and water mains and such other facilities as the Village Engineer shall require. This map shall be in CAD format. The presentation of the map shall be a condition of final acceptance of the improvements and release of the surety bond assuring their completion.[3]
Grading. With the submittal of the final plat, the subdivider shall furnish drawings which indicate the existing and proposed grades of streets and alleys shown on the plat. Proposed grades will be reviewed by the Village Engineer for conformance with Village standards and good engineering practice. Street grades require the approval of the Village Board after receipt of the Village Engineer's recommendations. After approval of the street grades, the subdivider shall grade the full width of the right-of-way of the streets and alleys proposed to be dedicated, including the vision clearance triangle on corner lots. In cases where an existing street right-of-way is made a part of the plat or abuts the plat, the subdivider shall grade that portion of the right-of-way between the existing pavement and the property line. The bed for the roadways in the street rights-of-way shall be graded to subgrade elevation. The Village Engineer shall approve all grading within rights-of-way, and said grading shall extend for a sufficient distance beyond the right-of-way to ensure that the established grade will be preserved. Where electric and other communications or utilities facilities are to be installed underground, the utility easements shall be graded to within six inches of the final grade by the subdivider prior to the installation of such facilities; earth fill piles or mounds of dirt or construction materials shall not be stored on such easement areas.
After sanitary sewer, storm sewer and water utilities have been installed, the subdivider shall construct as part of the subdivision streets, curbs and gutters and sidewalks, including those adjacent to platted lots in existing street rights-of-way abutting the plat. The subdivider shall surface roadways to the widths prescribed by the Village Board on recommendation of the Village Engineer. Construction shall be to Village standard specifications for street improvements.[4]
The Village Engineer may issue a waiver of these requirements in unusual or special circumstances such as excessively severe weather conditions, heavy construction temporarily in the area or construction material shortages (i.e., cement and asphalt). The issuance of a waiver shall be at the discretion of the Village Engineer and shall be based upon the written request of the subdivider.
Right-of-way and pavement width. The minimum right-of-way and roadway width of all proposed streets and alleys shall be as specified by the Comprehensive Plan, Comprehensive Plan component, Official Map, or neighborhood development study or, if no width is specified therein, the minimum widths shall be as follows:
(face of curb to
face of curb)
Dual 34 with 24-foot median
Cul-de-sac streets. Cul-de-sac streets designed to have one end permanently closed shall not exceed 1,000 feet in length. All cul-de-sac streets designed to have an end permanently closed shall terminate in a circular turnaround having a minimum right-of-way radius of 60 feet and a minimum outside curb radius of 40 feet.
Unless necessitated by exceptional topography, subject to the approval of the Board, the maximum center-line grade of any street or public way shall not exceed the following:
Pedestrianways: 12% unless steps of acceptable design are provided.
Street grades shall be established wherever practicable so as to avoid excessive grading, the promiscuous removal of ground cover and tree growth, and general leveling of the topography. All changes in street grades shall be connected by vertical curves of a minimum length equivalent in feet to 30 times the algebraic difference in the rates of grade for major streets and 20 times this minimum for all other streets.
Roadway ditches. Where curb and gutter is not required by the Village for rural cross-sections streets, the minimum ditch slope shall be 1.0%.
Residential streets shall have a minimum roadway base thickness of eight inches of compacted in-place crushed aggregate base course of Gradation No. 2 in the top layer and Gradation Nos. 1 and 2 in the lower level.
On commercial, arterial or other heavy-use streets, as determined by the Village Engineer, a base course of 10 to 12 inches compacted shall be constructed upon an inspected and approved subgrade, either well-graded crushed gravel from a state-approved pit with a maximum stone of 1 1/2 inches and no greater than 10% by weight passing a No. 200 sieve or No. 3 crushed rock approximately six inches in depth and one or more layers of fine aggregate, either three-fourths-inch crushed gravel, well graded with no greater than 10% passing a No. 200 sieve, or three-fourths-inch traffic-bound crushed rock.
Roadway subbase. Stable and nonorganic subbase material is required. Unstable and organic material must be subcut, removed and replaced with a suitable granular or breaker-run material approved by the Village Engineer. Appropriate construction matting may be approved by the Village Engineer.
Residential streets shall have a minimum of four-inch-thick compacted bituminous concrete pavement, placed in two layers: one binder course of 2 1/4 inches thick and one surface course of 1 3/4 inches thick. On commercial, arterial or other heavy-use streets, there shall be a minimum of 5 1/2 inches of bituminous concrete pavement, placed in three layers: two binder courses of two inches thick and a surface course of 1 1/2 inches thick. In the case of commercial, arterial or other heavy-use roads, the Village Board may, in the alternative to the above standards, have the Village Engineer provide specifications for paving such roads after researching the site(s) and conducting a soil analysis. In any case, the Village Board shall have the sole discretion in determining the use and construction classification to be adhered to.
Between six months to one year after the installation of the roadway, the bituminous binder shall be laid flange of curb to flange of curb by the subdivider. The thickness and type of bituminous surfacing shall be as noted above.
Within nine months after the installation of the base course, the finish coat of bituminous surfacing shall be installed. The thickness and type of bituminous surfacing shall be as noted above.
Roadway culverts and bridges. Roadway culverts and bridges shall be constructed as directed by the Village Engineer and sized utilizing the methods listed in Chapter 13, titled "Drainage," of the Facilities Development Manual of the Wisconsin Department of Transportation. All roadway culverts shall be provided with apron endwalls.
Driveway culverts. Driveway culverts shall be sized by the Village Engineer (if appropriate). The culverts shall be placed in the ditch line at elevations that will assure proper drainage, be provided with concrete or metal endwalls and shall comply with the provisions of Chapter 148, Driveways and Curb Cuts.
The subdivider shall cause to be installed in accordance with the Standard Specifications for Sewer and Water Constructions in Wisconsin all facilities required.
If, at the time of final platting, sanitary sewer facilities are not available to the plat, as determined by the Village Board, but will become available within a period of five years from the date of plat recording, the subdivider shall install or cause to be installed sanitary sewers and sewer laterals to the street lot line in accordance with this section and shall cap all laterals. The size, type, and installation of all sanitary sewers proposed to be constructed shall be in accordance with plans and standard specifications approved by the Board.
The subdivider shall assume the cost of installing all sanitary sewers eight inches in diameter or less in size. If greater than eight-inch diameter sewers are required to handle the contemplated sewage flows, the cost of such larger sewers may be prorated at the discretion of the Village Board in proportion to the ratio which the total area of the proposed plat is to the total drainage area to be served by such larger sewer and the excess cost either borne by the Village or assessed against the total tributary drainage area.[5]
If a new sewage lift station is necessary to serve the subdivision, or improvements are necessary to existing facilities to accommodate the needs of the subdivision, the subdivider shall be responsible for the cost of the lift station and associated force main. The Village Board, on appeal from the subdivider, may choose to prorate the cost of the new lift station.[6]
Water supply system design standards.
There shall be provided a water supply system in conformity with the master plan of the water system as approved by the Village Board. The subdivider shall construct water mains in such a manner as to make adequate water service available to each lot within the subdivision. If municipal water service is not available, the subdivider shall make provision for adequate private water systems as specified in applicable ordinances. The Village may require the installation of water laterals to the street lot line. The size, type and installation of all public water mains proposed to be constructed shall be in accordance with plans and standard specifications approved by the Village.
The subdivider shall assume the cost of installing all water mains 10 inches in diameter or less in size.[7]
Stormwater drainage facilities. See § 308-12. The subdivider shall pay all costs of all storm sewer work.[8]
All utility lines for telephone and electric service shall be placed in rear lot line easements where practicable and side lot line easements where necessary.
The subdivider shall have written statements from all the utilities that the easements as shown on the final plat are acceptable to them.[9]
Editor's Note: Original § 14-1-15(i)(7), which immediately followed this subsection, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
The subdivider shall install streetlamps along all streets proposed to be dedicated of a design compatible with the neighborhood and type of development proposed. Such lamps shall be placed at each street intersection and at such interior block spacing as may be required by the Village Board.
Material standards. All improvements constructed under this chapter shall be of the standards, where applicable, established by the State Highway Commission's Standard Specifications for Roads and Bridges. Where the Highway Commission's specifications do not apply, the standards shall be as approved by the Village Engineer.
Commencement. No construction or installation of improvements shall commence in a proposed subdivision until the preliminary plat has been approved and the Board has given written authorization to proceed with construction.[10]
Building permits. No building permits shall be issued for erection of a structure on any lot not of record until all the requirements of this chapter have been met.[11]
Editor's Note: Original § 14-1-15(n)(3), Plans, which immediately followed this subsection, was deleted at time of adoption of Code (see Ch. 1, General Provisions, Art. II). See now Subsection C(1), Construction plans and specifications, of this section.
All grading, topsoil removal, mineral extraction, stream course changing, road cutting, waterway construction or enlargement, removal of stream 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. The subdivider shall cause all grading, excavations, open cuts, side slopes, and other land surface disturbances to be mulched, seeded, sodded, or otherwise protected so that erosion, siltation, sedimentation, and washing are prevented, in accordance with the plans and specifications approved by the Board.
Sediment basins shall be installed and maintained at all drainageways to trap, remove, and prevent sediment and debris from being washed outside the area being developed.
The subdivider shall make every effort to protect and retain all existing trees, shrubbery, vines, and grasses not actually lying in public roadways, drainageways, soil absorption waste disposal areas, paths and trails.
Tree cutting and shrubbery clearing shall not exceed 30% of the lot or tract and shall be so conducted as to prevent erosion and sedimentation, preserve and improve scenic qualities, and, during foliation, substantially screen any development from stream or lake uses.
After any of the following increments of the required improvements have been installed and completed, the subdivider shall notify the Village Engineer, in writing, that the work is complete and ready for final inspection, shall file reproducible record drawings of the completed improvements and shall file lien waivers or affidavits, in a form acceptable to the Village Engineer and approved by the Village Attorney, evidencing that there are no claims, actions or demands for damages, based upon contract or tort, arising out of or in any way related to the project and that no moneys are owned to any surveyor, mechanic, contractor, subcontractor, materialman or laborer after all required improvements have been installed. Acceptance of the improvements may be requested in the following increments:
The Village Clerk-Treasurer shall certify that there are no unpaid taxes or unpaid special assessments on any of the lands included in the area of acceptance and shall prepare a final billing for engineer, inspection and legal fees and submit it to the subdivider for payment. The Village Engineer shall conduct any necessary final inspections of the improvements and forward a report to the Village Clerk-Treasurer recommending either approval or disapproval. When the engineering and inspection fees, taxes, special assessments and legal fees have been paid and when the necessary lien waivers and affidavits have been filed, the report of the Village Engineer, together with the recommendation of the Village Clerk-Treasurer, shall be forwarded to the Village Board for approval and acceptance of the improvements and dedications.
Utility easements. The Village Board, on the recommendation of appropriate agencies of the Village, shall require utility easements for poles, wire, conduits, storm and sanitary sewers, gas, water and head mains or other utility lines. It is the interest of this chapter to protect all established easements so as to assure proper grade, assure maintenance of the established grade, prohibit construction of permanent fences or retaining walls over underground installation and prevent the planting of trees in the easement area.
Regrading along the side or rear lot lines which provides for drainage to the public drainage facilities, provided that any ditches or swales are in public drainage easements and provided that a deed restriction is adopted which prohibits alteration of the grades within five feet of any property line from the grades shown on the master site grading plan.
Drainage flows. The subdivider shall cause to be set upon the master grading plan arrows indicating the directions of drainage flows for each property line not fronting on a street on all parcels and along each street as will result from the grading of the site and the construction of the required public improvements or which are existing drainage flows and will remain. The arrows shall be accompanied on the master grading plan with the following note: "Arrows indicate the direction of drainage flows in various components resulting from site grading and the construction of required public improvements. The drainage flow components located in easements shall be maintained and preserved by the property owner unless approved by the Village Engineer."[1]
It is the intent of these regulations that properly located parks, recreation facilities and open space be provided. The subdivider shall designate on every new preliminary plat that at least 5% of the gross area of such lands shall be dedicated by the owner or developer to the Village for parks, recreation or open space purposes. The location of such park and recreation site shall be clearly shown, and no plat shall be accepted without these areas clearly shown. The location of such park and recreation site is subject to the approval of the Board. Where property abuts the river, the Village may require that the five-percent dedication include up to 5% of the river frontage included in the subdivision.
Where, in the sole discretion of the Village Board, there is no land suitable for parks within the proposed land division or the dedication of land would not be compatible with the Village's Comprehensive Plan or park plan, the minimum size under Subsection D cannot be met, or Village officials determine that a cash contribution would better serve the public interest, the Village Board shall require the subdivider to contribute a park and recreation development fee in lieu of land. The fees collected shall be held in a nonlapsing fund to be used for purchase, development, improvement and maintenance of parks, playgrounds, open spaces and other recreational sites and facilities. The total fee shall be computed on the basis of the maximum residential use of each parcel permitted in the particular zoning district under Chapter 350, Zoning. For each proposed residential development, the fee shall be as prescribed by Chapter 167, Fees, for each residential unit. The fee shall be paid to the Village at the time of final plat or certified survey approval. This fee shall be annually adjusted by the Clerk-Treasurer by adding to the base fee the Consumer Price Index (CPI) cost on March 1 of that year for each possible dwelling unit within the plat/land division allowed by Chapter 350, Zoning.
Suitability of lands. The Village Board shall have sole authority to determine the suitability and adequacy of park lands proposed for dedication. Drainageways, wetlands or areas reserved for streets shall not be considered as satisfying land dedication requirements.
When park lands are dedicated to the Village, the subdivider is required to:
A neighborhood park area may be provided by the subdivider with a standard residential water service unless located directly adjacent to a fire hydrant. At the direction of the Village Board, a community park area may be provided by the developer with a minimum six-inch water service or at least one fire hydrant and at least one four-inch sanitary sewer lateral, all located at the street property line.[1]
General. The subdivider shall pay the Village of Theresa all fees as hereinafter required and at the times specified before being entitled to recording of a plat or certified survey map. At the time of submission of a plat or certified survey, the Village Board, at its sole discretion, may require the subdivider to make a good faith deposit with the Clerk-Treasurer to cover, in all or part, the expenses anticipated to be incurred by the Village because of the land division. Unused portions of such fund may be refunded to the subdivider.
A subdivider who submits a preliminary plat to the Village Board shall file said preliminary plat with the Village Clerk-Treasurer and shall deposit with the Village Clerk-Treasurer a fee to cover the costs of reviewing said application. The fee for a preliminary plat shall be a fee as prescribed by Chapter 167, Fees, for up to and including six lots plus a fee as prescribed by Chapter 167 per each additional lot over six. If the plat is rejected, no part of the fee shall be returned to the petitioner.
A reapplication fee as prescribed by Chapter 167 shall be paid to the Village Clerk-Treasurer at the time of reapplication for approval or amendment of any preliminary plat which has previously been reviewed.
The subdivider shall pay a fee as prescribed by Chapter 167, Fees, per lot within the final plat to the Village Clerk-Treasurer at the time of first application for final plat approval of said plat to assist in defraying the cost of review.
A reapplication fee as prescribed by Chapter 167 shall be paid to the Village Clerk-Treasurer at the time of a reapplication for approval or amendment of any final plat which has previously been reviewed.
Certified survey.
The subdivider shall pay an application fee as prescribed by Chapter 167, Fees, for each certified survey.
Should the subdivider submit an amended or revised certified survey, the resubmittal fee shall be as prescribed by Chapter 167 for each amended or revised certified survey.
Objecting agency review fees. The subdivider shall transmit all fees required for state agency review at the time of application. Said review fees shall be retransmitted to the proper state review agency by the developer. Said fees shall be applicable, where appropriate, to review fees required by the Wisconsin Department of Administration, Wisconsin Department of Transportation, Wisconsin Department of Commerce and the Wisconsin Department of Natural Resources.[1]
Public site fee. If the subdivision does not contain lands to be dedicated as required in this chapter, the Village Clerk-Treasurer shall require a fee pursuant to § 308-18 for the acquisition and development of public sites to serve the future inhabitants of the proposed subdivision.
Cost determination. The subdivider of land divisions within the Village shall reimburse the Village for its actual cost of design, inspection, testing, construction and associated legal and real estate fees incurred in connection with the preliminary plat, final plat, replat or certified survey.
The Village's costs shall be determined as follows:
All consultant fees, including but not limited to legal and engineering fees, at the invoiced amount plus administrative costs.
Unless the amount totals less than $50, the Village shall bill the subdivider monthly for expenses incurred by the Village. Statements outstanding for more than 30 days shall accrue interest at the rate of 1 1/2% per month. Bills outstanding for more than 90 days shall be forwarded to the subdivider's surety agency for payment. Amounts less than $50 shall be held for billing by the Village until amounts total more than $50 or until the conclusion of project activities.
The Village Board shall not grant variations or exceptions to the regulations of this chapter unless it shall make findings based upon the evidence presented to it in each specific case that:
Such relief shall be granted without detriment to the public good and without impairing the intent and purpose of this chapter or the desirable general development of the community in accordance with the Comprehensive Plan of the Village or Chapter 350, Zoning, if applicable. A three-fourths majority vote of the entire membership of the Village Board shall be required to grant any modification of this chapter, and the reasons shall be entered in the minutes of the Board.
Violations. It shall be unlawful to build upon, divide, convey, record or monument any land in violation of this chapter or the Wisconsin Statutes, and no person shall be issued a building permit by the Village authorizing the building on, or improvement of, any subdivision, land division or replat with the jurisdiction of this chapter not of record as of the effective date of this chapter until the provisions and requirements of this chapter have been fully met. The Village may institute appropriate action or proceedings to enjoin violations of this chapter or the applicable Wisconsin Statutes.
Any person, firm or corporation who or which fails to comply with the provisions of this chapter may, upon conviction thereof, forfeit no less than $100 nor more than $2,000 and the costs of prosecution for each violation and, in default of payment of such forfeiture and costs, may be imprisoned in the county jail until payment thereof, but not exceeding 30 days. Each day a violation exists or continues shall constitute a separate offense.[1]