All watercourses, drainage ditches and other existing features pertinent to proper subdivision;
The water elevations of adjoining lakes or streams at the date of the survey and the approximate high and low water elevations of such lakes or streams. All elevations shall be referred to some permanent established datum plane.
History: 1979 c. 221
; 1983 a. 473
Certificates to accompany plat.
To entitle a final plat to be recorded, the following certificates lettered or printed legibly with a black durable image or typed legibly with black ribbon shall appear on it:
(1) Surveyor's certificate of compliance with statute.
The certificate of the surveyor who surveyed, divided and mapped the land giving the following information, which shall have the same force and effect as an affidavit:
By whose direction the surveyor made the survey, subdivision and plat of the land described on the plat;
A clear and concise description of the land surveyed, divided and mapped by government lot, recorded private claim, quarter-quarter section, section, township, range and county; and by metes and bounds commencing with a monument at a section or quarter section corner of the quarter section and not at the center of the section, or at the end of a boundary line of a recorded private claim or federal reservation in which the subdivision is located; or if the land is located in a recorded subdivision or recorded addition thereto, then by the number or other description of the lot, block or subdivision thereof, which has previously been tied to a corner marked and established by the U.S. public land survey.
A statement that the plat is a correct representation of all the exterior boundaries of the land surveyed and the subdivision of it;
A statement that the surveyor has fully complied with the provisions of this chapter in surveying, dividing and mapping the land.
A certificate by the owner of the land in substantially the following form: "As owner I hereby certify that I caused the land described on this plat to be surveyed, divided, mapped and dedicated as represented on the plat. I also certify that this plat is required by s. 236.10
to be submitted to the following for approval or objection: (list of governing bodies required to approve or allowed to object to the plat)." This certificate shall be signed by the owner, the owner's spouse, and all persons holding an interest in the fee of record or by being in possession and, if the land is mortgaged, by the mortgagee of record. These signatures shall be acknowledged in accordance with s. 706.07
As a condition to approval of the plat, the municipal, town or county body required by s. 236.12
to approve the plat may require that the owner furnish an abstract of title certified to date of submission for approval or, at the option of the owner, a policy of title insurance or certificate of title from an abstract company for examination in order to ascertain whether all parties in interest have signed the owner's certificate on the plat.
(3) Certificate of taxes paid.
A certificate of the clerk or treasurer of the municipality or town in which the subdivision lies and a certificate of the treasurer of the county in which the subdivision lies stating that there are no unpaid taxes or unpaid special assessments on any of the lands included in the plat.
RECORDING OF PLATS
Recording a plat. 236.25(1)(1)
The subdivider shall have the final plat recorded in the office of the register of deeds of the county in which the subdivision is located.
The register of deeds shall not accept a plat for record unless:
It is on muslin-backed white paper 22 inches wide by 30 inches long and bears a department certification of no objection or it is reproduced with photographic silver haloid image on double matt polyester film of not less than 4 mil thickness, 22 inches wide by 30 inches long. Seals or signatures reproduced on images complying with this paragraph shall be given the force and effect of original signatures and seals;
The plat is offered for record within 30 days of the date of the last approval of the plat and within 6 months of the first approval;
The plat shows on its face the approval of all bodies required by s. 236.10
to approve or the certificate of the clerk that the plat is deemed approved under s. 236.11 (2)
The recording of a plat which is not entitled to be recorded under sub. (2)
shall not of itself affect the title of a purchaser of a lot covered by the plat, the donation or dedication of land made by the plat, or the validity of a description of land by reference to the plat, but it allows the purchaser a right to rescind the sale under s. 236.31
Every final plat entitled to be recorded under this section shall be bound or filed by the register of deeds into properly indexed volumes. Any facsimile of the original whole record, made and prepared by the register of deeds or under his or her direction shall be deemed to be a true copy of the final plat.
The register of deeds may furnish certified copies or other accurate reproductions of any plat on record in his or her office to surveyors, engineers or other interested parties at cost.
History: 1979 c. 248
, 25 (5)
; 1983 a. 473
Notification to approving authorities.
When a final plat is recorded, the register of deeds shall notify all authorities required by s. 236.10
to approve or permitted by s. 236.12
to object to the plat by mailing to the clerk of each authority written notice thereof.
History: 1981 c. 314
Filing of copy of plat.
The subdivider shall file a true copy of the final plat as a public record with the clerk of the municipality or town in which the subdivision is located.
Description of lots in recorded plat.
When a subdivision plat has been recorded in accordance with s. 236.25
, the lots in that plat shall be described by the name of the plat and the lot and block in the plat for all purposes, including those of assessment, taxation, devise, descent and conveyance as defined in s. 706.01 (4)
. Any conveyance containing such a description shall be construed to convey to the grantee all portions of vacated streets and alleys abutting such lots and belonging to the grantor unless the grantor by appropriate language indicates an intention to reserve or except them from the conveyance.
History: 1971 c. 41
; 1983 a. 189
s. 329 (26)
Effect of recording on dedications.
When any plat is certified, signed, acknowledged and recorded as prescribed in this chapter, every donation or grant to the public or any person, society or corporation marked or noted as such on said plat shall be deemed a sufficient conveyance to vest the fee simple of all parcels of land so marked or noted, and shall be considered a general warranty against such donors, their heirs and assigns to the said donees for their use for the purposes therein expressed and no other; and the land intended for the streets, alleys, ways, commons or other public uses as designated on said plat shall be held by the town, city or village in which such plat is situated in trust to and for such uses and purposes.
(2) Dedications to public accepted by approval.
When a final plat of a subdivision has been approved by the governing body of the municipality or town in which the subdivision is located and all other required approvals are obtained and the plat is recorded, that approval constitutes acceptance for the purpose designated on the plat of all lands shown on the plat as dedicated to the public including street dedications.
(3) Municipality may lease to a subdivision association land accepted for park.
The municipality or town in which the accepted subdivision is located may lease to a subdivision association any part of the subdivision intended for park purposes where such part has never been improved nor work done thereon nor funds expended therefor by the governing body, but such lease shall not exceed 10 years and shall only be for park improvement purposes.
A complaint against plat subdividers for damages allegedly sustained by a city in the relocation of an electric utility tower situated in the center of a street dedicated as part of a subdivision plat which did not show the existence, location, or easement of a power company's transmission line located in the area platted as a street set forth a cause of action with respect to costs incurred by the city in moving the tower and acquiring a right-of-way for its relocation in order to eliminate a hazard to traffic before the street could be developed. Kenosha v. Ghysels, 46 W (2d) 418, 175 NW (2d) 223.
Certain restrictions void. 236.292(1)
All restrictions on platted land that interfere with the development of the ice age trail under s. 23.17
All restrictions on platted land that prevent or unduly restrict the construction and operation of solar energy systems, as defined in s. 13.48 (2) (h) 1. g.
, or a wind energy system, as defined in s. 66.032 (1) (m)
, are void.
History: 1991 a. 39
; 1993 a. 414
Restrictions for public benefit.
Any restriction placed on platted land by covenant, grant of easement or in any other manner, which was required by a public body or which names a public body or public utility as grantee, promisee or beneficiary, vests in the public body or public utility the right to enforce the restriction at law or in equity against anyone who has or acquires an interest in the land subject to the restriction. The restriction may be released or waived in writing by the public body or public utility having the right of enforcement.
History: 1979 c. 248
The hidden dangers of placing easements on plats. Ishikawa. WBB Apr. 1988.
Correction instruments. 236.295(1)
Correction instruments may be recorded in the office of the register of deeds in the county in which the plat or certified survey map is recorded and may include:
Affidavits to correct distances, angles, directions, bearings, chords, block or lot numbers, street names or other details shown on a recorded plat or certified survey map; and
Ratifications of a recorded plat or certified survey map signed and acknowledged in accordance with s. 706.07
Certificates of owners and mortgagees of record at time of recording.
Each affidavit in sub. (1) (a)
correcting a plat shall be approved prior to recording by the governing body of the municipality or town in which the subdivision is located. The register of deeds shall note on the plat or certified survey map a reference to the page and volume in which the affidavit or instrument is recorded. The record of the affidavit or instrument, or a certified copy of the record, is prima facie evidence of the facts stated in the affidavit or instrument.
History: 1971 c. 41
; 1979 c. 248
See note to 70.27, citing 61 Atty. Gen. 25.
PENALTIES AND REMEDIES
Forfeiture for improper recording.
Any person causing his or her final plat to be recorded without submitting such plat for approval as herein required, or who shall fail to present the same for record within the time prescribed after approval, shall forfeit not less than $100, nor more than $1,000 to each municipality, town or county wherein such final plat should have been submitted.
History: 1979 c. 248
s. 25 (5)
Penalties and remedies for transfer of lots without recorded plat. 236.31(1)(1)
Any subdivider or the subdivider's agent who offers or contracts to convey, or conveys, any subdivision as defined in s. 236.02 (12)
or lot or parcel which lies in a subdivision as defined in s. 236.02 (12)
knowing that the final plat thereof has not been recorded may be fined not more than $500 or imprisoned not more than 6 months or both; except where the preliminary or final plat of the subdivision has been filed for approval with the town or municipality in which the subdivision lies, an offer or contract to convey may be made if that offer or contract states on its face that it is contingent upon approval of the final plat and shall be void if such plat is not approved.
Any municipality, town, county or state agency with subdivision review authority may institute injunction or other appropriate action or proceeding to enjoin a violation of any provision of this chapter, ordinance or rule adopted pursuant to this chapter. Any such municipality, town or county may impose a forfeiture for violation of any such ordinance, and order an assessor's plat to be made under s. 70.27
at the expense of the subdivider or the subdivider's agent when a subdivision is created under s. 236.02 (12) (b)
by successive divisions.
Any conveyance or contract to convey made by the subdivider or the subdivider's agent contrary to this section or involving a plat which was not entitled to be recorded under s. 236.25 (2)
shall be voidable at the option of the purchaser or person contracting to purchase, his or her heirs, personal representative or trustee in insolvency or bankruptcy within one year after the execution of the document or contract; but such document or contract shall be binding on the vendor, the subdivider's assignee, heir or devisee.
Sub. (3) does not allow a purchaser to force a seller to violate sub. (1) and become subject to criminal penalties by doing so. Gordie Boucher Lincoln-Mercury v. J & H Landfill, 172 W (2d) 333, 493 NW (2d) 375 (Ct. App. 1992).
See note to 236.34, citing 67 Atty. Gen. 294.
Penalty for disturbing or not placing monuments.
Any of the following may be fined not more than $250 or imprisoned not more than one year in county jail:
Any owner, surveyor or subdivider who fails to place monuments as prescribed in this chapter when subdividing land.
Any person who knowingly removes or disturbs any such monument without the permission of the governing body of the municipality or county in which the subdivision is located or fails to report such disturbance or removal to it.
Fails to replace properly any monuments which have been removed or disturbed when ordered to do so by the governing body of the municipality or county in which the subdivision is located.
Division of land into small parcels in cities of the first class prohibited; penalty.
It shall be unlawful to divide or subdivide and convey by deed or otherwise any lot in any recorded plat or any parcel or tract of unplatted land in any city of the first class so as to create a lot or parcel of land which does not have street or public highway frontage of at least 4 feet or an easement to a street or public highway of a minimum width of 4 feet but this section shall not apply to conveyances by tax deed or through the exercise of eminent domain or to such reductions in size or area as are caused by the taking of property for public purposes. This section shall not prohibit the dividing or subdividing of any lot or parcel of land in any such city where the divided or subdivided parts thereof which become joined in ownership with any other lot or parcel of land comply with the requirements of this section, if the remaining portion of such lot or parcel so divided or subdivided complies. Any person who shall make such conveyance or procure such a sale or act as agent in procuring such sale or conveyance shall be fined not less than $100 or more than $500 or imprisoned not more than 6 months or both.
Prohibited subdividing; forfeit.
No lot or parcel in a recorded plat may be divided, or used if so divided, for purposes of sale or building development if the resulting lots or parcels do not conform to this chapter, to any applicable ordinance of the approving authority or to the rules of the department of industry, labor and job development under s. 236.13
. Any person making or causing such a division to be made shall forfeit not less than $100 nor more than $500 to the approving authority, or to the state if there is a violation of this chapter or the rules of the department of industry, labor and job development.
History: 1979 c. 221
; 1995 a. 27
s. 9130 (4)
Discussion of circumstances under which lots in a recorded subdivision may be legally divided without replatting. 64 Atty. Gen. 80.
Recording of certified survey map; use in changing boundaries; use in conveyancing. 236.34(1)
A certified survey map of not more than 4 parcels of land may be recorded in the office of the register of deeds of the county in which the land is situated. A certified survey map may be used to change the boundaries of lots and outlots within a recorded plat or recorded, certified survey map if the redivision does not result in a subdivision or violate a local subdivision regulation. A certified survey map may not alter the exterior boundary of a recorded plat, areas previously dedicated to the public or a restriction placed on the platted land by covenant, by grant of an easement or by any other manner. A certified survey must meet the following requirements:
The survey shall be performed and the map prepared by a land surveyor registered in this state. The error in the latitude and departure closure of the survey may not exceed the ratio of one in 3,000.
The map shall be prepared in accordance with s. 236.20 (2) (a)
and (3) (b)
on a scale of not more than 500 feet to the inch. The map shall be prepared with a binding margin 1.5 inches wide and a 0.5 inch margin on all other sides on durable white paper 8 1/2 inches wide by 14 inches long with nonfading black image or reproduced with photographic silver haloid image on double matt polyester film of not less than 4 mil thickness which is 8 1/2 inches wide by 14 inches long. When more than one sheet is used for any map, each sheet shall be numbered consecutively and shall contain a notation giving the total number of sheets in the map and showing the relationship of that sheet to the other sheets. "CERTIFIED SURVEY MAP" shall be printed on the map in prominent letters with the location of the land by government lot, recorded private claim, quarter-quarter section, section, township, range and county noted. Seals or signatures reproduced on images complying with this paragraph shall be given the force and effect of original signatures and seals.
The map shall include a certificate of the surveyor who surveyed, divided and mapped the land which has the same force and effect as an affidavit and which gives all of the following information:
By whose direction the surveyor made the survey, division and map of the land described on the certified survey map.
A clear and concise description of the land surveyed, divided and mapped by government lot, recorded private claim, quarter-quarter section, section, township, range and county; and by metes and bounds commencing with a monument at a section or quarter section corner of the quarter section or at the end of a boundary line of a recorded private claim or federal reservation in which the certified map is located; or if the land is located in a recorded subdivision or recorded addition to a recorded subdivision, then by the number or other description of the lot, block or subdivision, which has previously been tied to a corner marked and established by the U.S. public land survey.
A statement that the map is a correct representation of all of the exterior boundaries of the land surveyed and the division of that land.
A statement that the surveyor has fully complied with the provisions of this section in surveying, dividing and mapping the land.
A certified survey map may be used for dedication of streets and other public areas when owners' certificates and mortgagees' certificates which are in substantially the same form as required by s. 236.21 (2) (a)
have been executed and the city council or village or town board involved have approved such dedication. Approval and recording of such certified surveys shall have the force and effect provided by s. 236.29
Certified survey maps prepared in accordance with sub. (1)
shall be numbered consecutively by the register of deeds and shall be recorded in a bound volume to be kept in the register of deeds' office, known as the "Certified Survey Maps of .... County".
(3) Use in conveyancing.
When a certified survey map has been recorded in accordance with this section, the parcels of land in the map shall be described by reference to the number of the survey, the volume and page where recorded, and the name of the county, for all purposes, including assessment, taxation, devise, descent and conveyance as defined in s. 706.01 (4)
Sub. (2) requires that certified survey maps be numbered consecutively without dependent reference to ownership, developer or surveyor. 61 Atty. Gen. 34.
Certified survey maps are corrected by recording corrected survey maps. 66 Atty. Gen. 90.
Certified survey maps under s. 236.34 cannot substitute for subdivision surveys under s. 236.02 (8), 1981 stats. [now sub. (12)] Penalties under s. 236.31 apply to improper use of certified surveys. 67 Atty. Gen. 294.
Sale of lands abutting on private way outside corporate limits of municipality. 236.35(1)
No person shall sell any parcel of land of one acre or less in size, located outside the corporate limits of a municipality, if it abuts on a road which has not been accepted as a public road unless the seller informs the purchaser in writing of the fact that the road is not a public road and is not required to be maintained by the town or county.