|14.20 Preliminary Plat
A Preliminary Plat shall be required for all subdivisions and shall be based upon a survey by a registered land surveyor and the Plat prepared on tracing cloth or paper of good quality at a scale of not more than one hundred (100) feet to the inch and shall show correctly on its face the following information:
(1) Title under which the proposed subdivision is to be recorded which shall not be a duplicate name or descriptively similar name of any Plat previously recorded in La Crosse County.
(2) Location of proposed subdivision by: government lot, private claims, quarter section, quarter-quarter section, township, range, county and state noted immediately under the Title.
(3) Date, Scale and North Point.
(4) Names and addresses of owner, subdivider and land surveyor preparing the plat.
(5) 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 Common Council, after review and recommendation by the City Plan Commission, may waive this requirement where it is unnecessary to fulfill the purpose and intent of this Ordinance and undue hardship would result from strict application thereof.
(B) PLAT DATA.
All Preliminary Plats shall show the following:
(1) Exact length and bearing of the exterior boundaries of the proposed subdivision referenced to a corner established in U. S. Public Land Survey and the total acreage encompassed thereby.
(2) Contours at vertical intervals of not more than two (2) feet where the slope of the ground surface is less then ten per cent (10%), and of not more than five (5) feet where the slope of the ground surface is ten per cent (10%) or more. Elevations shall be marked on such contours on U.S.G.S. (1929 Adjustment) datum.
(3) Water elevations of adjoining lakes and streams and the date of the survey and approximate high and low water elevations, all referred to U.S.G.S. (1929 Adjustment) datum, and approximate boundaries of areas subject to flood or storm water overflow.
(4) Location, ROW width and names of all existing streets, alleys or other public ways, easements, railroad and utility rights-of-way and all section and quarter section lines within the exterior boundaries of the plat or immediately adjacent thereto.
(5) Location and names of any Adjacent Subdivisions, assessor's plats, recorded certified survey maps, parks and cemeteries, and owners of record of abutting unplatted lands.
(6) Type, width and elevation of any existing street pavements within the exterior boundaries of the plat or immediately adjacent thereto together with any legally established centerline elevations or curb elevations, all to U.S.G.S. (1929 Adjustment) datum.
(7) Location, size and invert elevation of any existing sanitary or storm sewers, culverts and drain pipes, the location of manholes, catchbasins, hydrants, power and telephone poles, and the location and size of any existing water and gas mains within the exterior boundaries of the plat or immediately adjacent thereto. If no sewers or water mains are located on or immediately adjacent the tract, such sewers or water mains which might be extended and which are located within one (1) mile of the Plat shall be indicated by their direction and distance from the tract, size and invert elevations.
(8) Locations of all existing property boundary lines, structures, drives, streams and watercourses, marshes, rock outcrops, wooded areas, railroad tracks and other similar significant features within the tract being subdivided or immediately adjacent thereto.
(9) Location, width and names of all proposed streets and public rights-of-way such as alleys and easements.
(10) Approximate dimensions of all lots together with proposed lot and block numbers.
(11) Location and approximate dimensions of any sites to be reserved or dedicated for parks, playgrounds, drainageways, or other public use or which are to be used for group housing, shopping centers, church sites, or other nonpublic uses not requiring lotting.
(12) Approximate radii of all curves.
(13) Existing zoning on and adjacent to the proposed subdivision.
(14) Municipal boundary lines within or adjacent to the proposed subdivision.
(15) Any proposed lake and stream access with a small drawing clearly indicating the location of the proposed subdivision in relation to the access.
(16) Any proposed lake and stream improvement or relocation.
(C) CONTOUR, STREET AND PUBLIC UTILITY PLANS AND PROFILES.
The subdivider shall submit the following with the preliminary plat:
(1) Grading plans showing existing and proposed contours. All elevations shall be based on USGS (1929 adjustment) datum and all plans shall meet the approval of the City Engineer.
(2) Street plans and profiles showing existing ground surface, cross sections 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 USGS (1929 adjustment) datum and all plans and profiles shall meet the approval of the City Engineer.
(3) Public utility plans and profiles. All elevations shall be based upon USGS (1929 adjustment) datum and plans and profiles shall meet the approval of the City Engineer. (Ord. #3095 recreated 9/8/88)
The City Engineer may require that the subdivider provide street plans and profiles showing existing ground surface, 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 U.S.G.S. (1929 Adjustment) datum, and plans and profiles shall meet the approval of the City Engineer.
The City Engineer may require that borings and soundings be made in specified areas to ascertain subsurface soil, rock and water conditions, including depth to bedrock and depth to groundwater table. Where the subdivision will not be served by central sanitary sewer service, the provisions of Chapter H-65 of the Wisconsin Administration Code shall be complied with; and the appropriate date submitted with the preliminary plat.
(E) PLATTING IN A FLOOD PLAIN AREA.
When receiving a preliminary plat, all or part of which lies in any flood plain area, the Common Council, after review and recommendation by the City Plan Commission, may, prior to rendering a decision thereon:
(1) Require the applicant to submit two (2) copies of an aerial photograph, or a plan certified by a competent technician, which accurately locates the flood plain proposal with respect to the flood plain district limits, channel of stream, existing flood plain developments, together with all pertinent information such as the nature of the proposal; fill limits and elevations; building flood elevations; and flood proofing measures.
(2) Transmit one copy of the information which may be required herein to the Department of Natural Resources with a request, where deemed necessary, to have that agency provide expert technical assistance in evaluating the effects of the proposed project upon flood heights, velocities, and flood plain storage areas and the determination of flood protection levels.
(3) Require the applicant to furnish such of the following additional information as is deemed necessary by the Common Council, after review and recommendation by the City Plan Commission, for the elevation of the effects of the proposal upon flood flows and flood plain storage and to render a decision on the proposed flood plain use:
(a) A typical valley cross-section showing the channel of the stream, the flood plain adjoining each side of the channel, cross-sectional area to be occupied by the proposed development, and high water information.
(b) Plan (surface view) showing elevations or contours of the ground; pertinent structure, fill or storage elevations; size, location and spatial arrangement of all proposed and existing structures on the site; location and elevations of streets, water supply, sanitary facilities, and soil types and other pertinent information.
(c) Profile showing the slope of the bottom of the channel or flow line of the stream.
(d) Specifications for building construction and materials, filling, dredging, grading, channel improvement, storage of materials, water supply and sanitary facilities.
(4) Affirms, modify or withdraw its determination of unsuitability basing its decision on the standards set forth in Section 14.22 (J) of this Ordinance.
The subdivider shall submit to the City Plan Commission a draft of protective covenants whereby the subdivider intends to regulate land use in the proposed subdivision and otherwise protect the proposed development.
The registered land surveyor preparing the preliminary plat shall certify on the face of the plat that it is a correct representation of all existing land divisions and features and that he has fully complied with the provisions of this Ordinance.
A supplementary written statement shall be submitted by the subdivider along with the preliminary plat briefly describing improvements, such as grading, paving, tree planting, installation of utilities, improvements to park and recreation areas, which the subdivider proposes to make and when he intends to make them.