In cases where strict compliance with this subsection would be unduly difficult or would not provide adequate monuments, the department may make other reasonable requirements.
The governing body of the city, village or town which is required to approve the subdivision under s. 236.10
may waive the placing of monuments under pars. (b)
for a reasonable time on condition that the subdivider executes a surety bond to ensure that he or she will place the monuments within the time required.
(2) Accuracy of survey.
The survey shall be performed by a professional land surveyor and if the error in the latitude and departure closure of the survey or any part thereof is greater than the ratio of one in 3,000, the plat may be rejected.
All permanent survey monuments required by sub. (1) (a), (b), (c), and (d) must be placed in the field prior to submission of a final subdivision plat for state level review; provided, however, that in the event of a waiver under sub. (1) (h), the placement of all permanent monuments other than those required by sub. (1) (a) may be temporarily deferred. 59 Atty. Gen. 262.
Layout requirements. 236.16(1)
Minimum lot width and area.
In counties having a population of 40,000 or more, each lot in a residential area shall have a minimum average width of 50 feet and a minimum area of 6,000 square feet; in counties of less than 40,000, each lot in a residential area shall have a minimum average width of 60 feet and a minimum area of 7,200 square feet. In municipalities, towns and counties adopting subdivision control ordinances under s. 236.45
, minimum lot width and area may be reduced to dimensions authorized under such ordinances if the lots are served by public sewers.
(2) Minimum street width.
All streets shall be of the width specified on the master plan or official map or of a width at least as great as that of the existing streets if there is no master plan or official map, but no full street shall be less than 60 feet wide unless otherwise permitted by local ordinance. Widths of town roads platted after January 1, 1966, shall, however, comply with minimum standards for town roads prescribed by s. 82.50
. Streets or frontage roads auxiliary to and located on the side of a full street for service to the abutting property may not after January 1, 1966, be less than 49.5 feet wide.
(3) Lake and navigable stream shore plats; public access. 236.16(3)(a)(a)
All subdivisions abutting on a lake or a navigable stream shall provide public access at least 60 feet wide providing access to the water's edge so that there will be public access, which is connected to existing public roads, at not more than one-half mile intervals as measured along the lake or the navigable stream shore except where greater intervals and wider access is agreed upon by the department of natural resources and the department, and excluding shore areas where public parks or open-space streets or roads on either side of the navigable stream are provided.
No public access established under this chapter may be vacated except by circuit court action as provided in s. 236.43
, except that such public access may be discontinued under s. 66.1003
, subject to s. 66.1006
Except as provided in par. (d)
, this subsection does not require any local unit of government to improve land provided for public access.
All of the owners of all of the land adjacent to a public access established under par. (a)
to an inland lake, as defined in s. 30.92 (1) (bk)
, may petition the city, village, town or county that owns the public access to construct shoreline erosion control measures. Subject to par. (e)
, the city, village, town or county shall construct the requested shoreline erosion control measures or request the department of natural resources to determine the need for shoreline erosion control measures. Upon receipt of a request under this paragraph from a city, village, town or county, the department of natural resources shall follow the notice and hearing procedures in s. 30.208 (3)
. Subject to par. (e)
, the city, village, town or county shall construct shoreline erosion control measures as required by the department of natural resources if the department of natural resources determines all of the following:
Erosion is evident along the shoreline in the vicinity of the public access.
The shoreline erosion control measures proposed by the owners of the property adjacent to the public access are designed according to accepted engineering practices.
Sufficient property owners, in addition to the owners of all property adjacent to the public access, have agreed to construct shoreline erosion control measures so that the shoreline erosion control project is likely to be effective in controlling erosion at the location of the public access and its vicinity.
The shoreline erosion control project is not likely to be effective in controlling erosion at the location of the public access and its vicinity if the city, village, town or county does not construct shoreline erosion control measures on the land provided for public access.
A city, village, town or county may not be required to construct shoreline erosion control measures under par. (d)
on land other than land provided for public access.
(f) Paragraphs (b)
apply to public access that exists on, or that is established after, May 7, 1998.
(4) Lake and navigable stream shore plats; land between meander line and water's edge.
The lands lying between the meander line, established in accordance with s. 236.20 (2) (g)
, and the water's edge, and any otherwise unplattable lands which lie between a proposed subdivision and the water's edge shall be included as part of lots, outlots or public dedications in any plat abutting a lake or a navigable stream. This subsection applies not only to lands proposed to be subdivided but also to all lands under option to the subdivider or in which the subdivider holds any interest and which are contiguous to the lands proposed to be subdivided and which abut a lake or a navigable stream.
NOTE: 2003 Wis. Act 214
, which affected this section, contains extensive explanatory notes.
See also ss. NR 1.91
, Wis. adm. code.
When a strip of land was labeled on a plat “Public Access" that abutted a lake and connected to a public highway, the plat substantially met the statutory requirement of a “clear dedication to the public." While the dedication did not contain the exact formula found in s. 236.20 (4), under Hunt
, 19 Wis. 2d 113
, that is not necessary. Vande Zande v. Town of Marquette, 2008 WI App 144
, 314 Wis. 2d 143
, 758 N.W.2d 187
The circumstances under which the statutory platting standards set forth in subs. (1), (2), and (3) and 236.20 (4) (d) may be waived or varied, with specific reference to the approval of island subdivision plats, are discussed. 62 Atty. Gen. 315.
Each of 2 adjacent platted lots may not be divided for the purpose of sale or building development if the division will result in lots or parcels that do not comply with minimum lot width and area requirements established under sub. (1). Section 236.335 clearly limits the division of a lot in a recorded plat if the resulting lots or parcels do not conform to this chapter. 63 Atty. Gen. 122.
Sub. (3) does not apply to a navigable lake created by artificially enlarging a previously nonnavigable watercourse. 64 Atty. Gen. 146.
The extent to which local governments may vary the terms of ss. 236.16 (1) and (2) and 236.20 (4) (d) by ordinance is discussed. 64 Atty. Gen. 175.
Sub. (4) aims at preventing subdividers from creating narrow, unplatted buffer zones between platted lands and water's edge, thus avoiding public access requirements. 66 Atty. Gen. 85.
Wisconsin coordinate system. 236.18(1)(a)(a)
No plat that is referenced to a Wisconsin coordinate system under sub. (2)
may be recorded unless it is based on a datum that the approving authority under s. 236.10
of the jurisdiction in which the land is located has selected by ordinance.
An approving authority under s. 236.10
may select a Wisconsin coordinate system under sub. (2)
. If it does so, it shall notify the department, on a form provided by the department, of the selection.
An approving authority may, by ordinance, select a different Wisconsin coordinate system under sub. (2)
than the one previously selected under par. (b)
. If it does so, the approving authority shall notify the department on a form provided by the department.
(2) Allowable systems.
An approving authority under s. 236.10
may select any one of the following systems:
The Wisconsin coordinate system of 1927, which is based on the North American datum of 1927.
The Wisconsin coordinate system of 1983 (1986), which is based on the North American datum of 1983 (adjustment of 1986).
The Wisconsin coordinate system of 1983 (1991), which is based on the North American datum of 1983 (adjustment of 1991).
A county coordinate system as approved by the department of transportation or a coordinate system that is mathematically relatable to a Wisconsin coordinate system.
Each of the systems under sub. (2)
includes the following zones:
A north zone composed of the following counties: Ashland, Bayfield, Burnett, Douglas, Florence, Forest, Iron, Oneida, Price, Sawyer, Vilas and Washburn.
A central zone composed of the following counties: Barron, Brown, Buffalo, Chippewa, Clark, Door, Dunn, Eau Claire, Jackson, Kewaunee, Langlade, Lincoln, Marathon, Marinette, Menominee, Oconto, Outagamie, Pepin, Pierce, Polk, Portage, Rusk, St. Croix, Shawano, Taylor, Trempealeau, Waupaca and Wood.
A south zone composed of the following counties: Adams, Calumet, Columbia, Crawford, Dane, Dodge, Fond du Lac, Grant, Green, Green Lake, Iowa, Jefferson, Juneau, Kenosha, La Crosse, Lafayette, Manitowoc, Marquette, Milwaukee, Monroe, Ozaukee, Racine, Richland, Rock, Sauk, Sheboygan, Vernon, Walworth, Washington, Waukesha, Waushara and Winnebago.
(4) Applicable definitions and survey connections. 236.18(4)(a)(a)
The following definitions apply to the systems under sub. (2)
For the Wisconsin coordinate system of 1927, the definitions provided by the national geodetic survey in U.S. coastal and geodetic survey special publication 235 (1974 edition).
For the Wisconsin coordinate system of 1983 (1986) and the Wisconsin coordinate system of 1983 (1991), the definitions provided by the national geodetic survey in the national oceanic and atmospheric administration manual national ocean service, national geodetic survey 5 (1989 edition).
Existing positions of the systems under sub. (2)
that are marked on the ground by monuments established in conformity with standards adopted by the national geodetic survey for 3rd-order work and above and the geodetic positions of which have been rigidly adjusted on the North American datum of 1927, the North American datum of 1983 (adjustment of 1986), the North American datum of 1983 (adjustment of 1991) or any later adjustment of the North American datum of 1983 may be used to establish a survey connection to the systems under sub. (2)
(5) Overlapping land.
If portions of any tract of land that is to be defined by one description in a plat are in different zones under sub. (3)
, the positions of all of the points on its boundaries may be referred to either of the zones but the zone to which those positions are referred and the system under sub. (2)
that is used shall be named in the description and noted on the face of all maps and plats of the land.
The plane coordinates of a point that are to be used to express the position or location of a point shall consist of 2 distances that are expressed in U.S. survey feet or meters and decimals of those feet or meters. The definitions of survey foot and meter in letter circular 1071 July 1976 national institute of standards and technology shall be used for conversion between feet and meters.
For the Wisconsin coordinate system of 1927, the distances under par. (a)
are the x-coordinate, which shall give the position in an east-and-west direction, and the y-coordinate, which shall give the position in a north-and-south direction.
For the Wisconsin coordinate system of 1983 (1986) and the Wisconsin coordinate system of 1983 (1991), the distances are the northing, which shall give the position in a north-and-south direction and the easting, which shall give the position in an east-and-west direction.
Coordinates in all of the systems under sub. (2)
shall depend upon and conform to the plane rectangular coordinate values for the monumented points of the national geodetic reference system horizontal control network that are published by the national geodetic survey or by that agency's successor if those values have been computed on the basis of a system under sub. (2)
(7) Use of term restricted.
No person may use the term “Wisconsin coordinate system" on any map, report of a survey or other document unless the coordinates on the document are based on a system under sub. (2)
Any person who prepares a plat under this section shall designate on that plat which of the systems under sub. (2)
and which of the zones under sub. (3)
that person has referenced.
(9) Multiple descriptions.
If a document describes a tract of land by means of the coordinates of a system under sub. (2)
and by means of a reference to a subdivision, line or corner of the U.S. public land surveys, the description by means of coordinates supplements and is subordinate to the other description.
(10) Right of lenders and purchasers.
A lender or purchaser may require a borrower or seller to provide the description required under s. 236.20
FINAL PLAT AND DATA
A final plat of subdivided land shall comply with all of the following requirements:
(1) General requirements.
All plats shall be legibly prepared and meet all of the following requirements:
The plat shall have a one-inch margin on all sides. A graphic scale of not more than 100 feet to one inch shall be shown on each sheet showing layout features. When more than one sheet is used for any plat, each sheet shall be numbered consecutively and shall contain a notation giving the total number of sheets in the plat and showing the relation of that sheet to the other sheets and each sheet shall bear the subdivision and county name.
For processing under s. 236.12 (2)
, the original copy of the final plat shall be 22 inches wide by 30 inches long and on any material that is capable of clearly legible reproduction.
(2) Map and engineering information.
The final plat shall show correctly on its face all of the following:
The exterior boundaries of the land surveyed and divided.
All monuments erected, corners, and other points established in the field in their proper places. The material of which the monuments, corners, or other points are made shall be noted at the representation thereof or by legend, except lot, outlot, and meander corners need not be shown. The legend for metal monuments shall indicate the kind of metal, the outside diameter, length, and weight per lineal foot of the monuments.
The length and bearing of the exterior boundaries, the boundary lines of all blocks, public grounds, streets, and alleys, and all lot lines, except that when the lines in any tier of lots are parallel it shall be sufficient to mark the bearings of the outer lines on one tier. Easements not parallel to a boundary or lot line shall be shown by center line distance, bearing, and width or by easement boundary bearings and distances. Where easement lines are parallel to boundary or lot lines, the boundary or lot line distances and bearings are controlling. Where the exterior boundary lines show bearings or lengths that vary from those recorded in abutting plats or certified surveys there shall be the following note placed along the lines, “recorded as (show recorded bearing or length or both)."
Blocks, if designated, shall be consecutively numbered, or lettered in alphabetical order. The blocks in numbered additions to subdivisions bearing the same name shall be numbered or lettered consecutively through the several additions.
All lots and outlots in each block consecutively numbered within blocks and the subdivision and throughout numbered additions to the subdivision.
The exact width of all easements, streets and alleys.
All shore meander lines for all lakes or navigable streams that are established by the professional land surveyor in accordance with s. 236.15 (1) (d)
, the distances and bearings thereof, and the distance between the point of intersection of such meander lines with lot lines and the determined or approximated ordinary high water mark.
A north point properly located thereon identified as referenced to a magnetic, true or other identifiable direction and related to a boundary line of a quarter section, recorded private claim or federal reservation in which the subdivision is located.
The area in square feet of each lot and outlot.
When a street is on a circular curve, the main chords of the right-of-way lines shall be drawn as dotted or dashed lines in their proper places. All curved lines shall show, either on the lines or in an adjoining table, the radius of the circle, the central angle subtended, the chord bearing, the chord length, and the arc length for each segment. The tangent bearing shall be shown for each end of the main chord for all nontangent circular lines. When a circular curve of 30-foot radius or less is used to round off the intersection between 2 straight lines, it shall be tangent to both straight lines. It is sufficient to show on the plat the radius of the curve and the tangent distances from the points of curvature to the point of intersection of the straight lines.
When strict compliance with a provision of this section will entail undue or unnecessary difficulty or tend to render the plat or certified survey map more difficult to read, and when the information on the plat or certified survey map is sufficient for the exact retracement of the measurements and bearings or other necessary dimensions, the department or, in 1st class cities, the city engineer may waive such strict compliance.
(3) Name, location and position.
The name of the plat shall be printed thereon in prominent letters, and shall not be a duplicate of the name of any plat previously recorded in the same county or municipality. All of the following information relating to the position and location of the subdivision shall be shown on the plat:
The location of the subdivision by government lot, recorded private claim, quarter-quarter section, section, township, range, and county noted immediately under the name given to the subdivision.
The location of the subdivision shall be indicated by bearing and distance from a boundary line of a government lot monumented in the original survey or resurvey of Wisconsin, quarter section, recorded private claim, or federal reservation in which the subdivision is located. The monumentation at the ends of the boundary line shall be described and the bearing and distance between them shown.
A small drawing of the section or governmental subdivision of the section in which the subdivision lies with the location of the subdivision indicated thereon or, if approved by the department, a location sketch showing the relationship of the subdivision to existing streets. The drawing or sketch shall be oriented on the sheet in the same direction as the main drawing.
The names of adjoining streets, state highways and subdivisions shown in their proper location underscored by a dotted or dashed line.
Abutting street and state highway lines of adjoining plats shown in their proper location by dotted or dashed lines. The width of these streets and highways shall be given also.
The name of each road or street in the plat shall be printed on the plat.
All lands dedicated to public use shall be clearly marked “Dedicated to the Public".
All roads or streets shown on the plat which are not dedicated to public use shall be clearly marked “Private Road" or “Private Street" or “Private Way".
Each lot within the plat must have access to a public street unless otherwise provided by local ordinance.