Link to Town Board Meetings
*note: Land Divisions creating five or more parcels require compliance with Section 27.200 "Subdivision Procedure" of the Town of Rochester Code of Ordinances
CERTIFIED SURVEY MAP APPLICATION INSTRUCTIONS
( For creating three or four parcels)
Step 1 - Meeting with Rochester Plan Commission (RPC)
Meet with RPC to gather input on Land Use Plan components affecting division of the particular parcel.
Plan Commission meetings are held the first Monday of any given month. (Cutoff for submission: 2nd to last Monday of preceding month).
A sketch drawing of the proposed land division should be submitted to the Town Clerk at least two weeks in advance of any meeting to help facilitate discussion.
Note: Based on features of the proposed land division, the Plan Commission may make a recommendation at this meeting, or before preparation of the Certified Survey Map, to require additional information on your “Conceptual Development Plan” (Step 3) as follows:
· For development in or within 200 feet of a primary or secondary environmental corridor: a habitat assessment by a qualified ecological service provider and a plan to minimize adverse effects on vegetation and wildlife within the corridor. (See “habitat assessment” definition for a more detailed explanation and Appendix D for a list of ecological service providers- ref. Town of Rochester Code of Ordinances). When the affected corridor land is owned by another party(s), the assessment and plan will be waived if the owner(s) does not grant permission. At the discretion of the Plan Commission, similar information may be required for isolated natural resources. These corridors and resources are identified in A Land Use Plan for the Town and Village of Rochester: 2020 on Map 17 Environmental Corridors and Isolated Natural Resource Areas in Rochester Planning Area: 1995.
· That the entire area contiguous to the land encompassed within the proposed CSM and owned or controlled by the subdivider be included in the CSM even though only a portion of said area is proposed for immediate development. The submission of a sketch plan, drawn to scale, showing the entire contiguous holdings owned or controlled by the subdivider and identifying proposed future development of the parcel, including general street and parcel locations. The Town Clerk shall attach a copy of the sketch plan to the CSM and retain both in the Town files.
If this recommendation is made, it will be referred to the Town Board for confirmation the following week.
Step 2 - Meeting with Racine County
Meet with Racing County Planning and Development department to gather information on zoning requirements pertaining to:
· lot size
· road frontage
· driveway access provisions
· sanitary provisions
· floodplain or wetland features on the parcel
Step 3 - Conceptual Development Plan (CDP) creation
Elements that are mutually agreed upon in discussions between the applicant, Racine County Planning and Development, and the Rochester Plan Commission should then be incorporated to create a Conceptual Development Plan.
Conceptual Plan requirements when creating three or four parcels (including the parent remnant):
General Location Map - Subdivider shall submit a map (or photo), at a scale of 1 inch = 400 or less feet, showing the following features located within the proposed parcel and within 500 feet of the boundaries of the proposed parcel :
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outlines of existing buildings |
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current land use |
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streams, rivers, and water bodies |
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wooded areas |
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wetlands |
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primary and secondary environmental corridors |
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isolated natural areas |
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agricultural land |
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roads |
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property boundaries |
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location of proposed buildings |
Inventory of existing resources -The subdivider shall submit maps and/ or inventory lists showing the following resources when creating three or more lots:
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Topographic contours at 2-foot intervals |
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U.S. Department of Agriculture, Natural Resource Conservation Service soil type locations and identification of soil type characteristics such as agricultural capability, depth to bedrock and water table, and suitability for wastewater disposal systems. |
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Hydrologic characteristics, including surface water bodies, flood plains, groundwater recharge and discharge areas, wetlands, ephemeral ponds, natural swales, drainage way and steep slopes. |
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Land cover on the site, according to general cover type (pasture, woodland, etc.). The inventory shall include comments on the health and condition of the vegetation. |
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Known current and past land use, all buildings and structures on the land, cultivated areas, brown fields, waste sites and history of waste disposal practices, paved areas and all encumbrances such as easements or covenants. |
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Known critical habitat for threatened, endangered, or protected species. |
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Views of the site, including views onto the site from surrounding roads, public areas and elevated areas, including photographs with a map indicating where they were taken. |
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Unique geological resources, such as rock outcrops and glacial features. |
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Known cultural resources: brief description of historic character of buildings and structures, historically important landscapes, and archaeological features. This includes a review of existing inventories, including those the State Historical Society of Wisconsin maintains for historic buildings, archaeological sites, and burial sites. |
Development Yield Analysis - The subdivider shall submit a number showing the maximum number of dwelling units that would be permitted according to the adopted Rochester Land Division Ordinance (RLDO) density formula and the Racine County Zoning Ordinance and will compare this total with the number being proposed.
“Development Yield (DY) = Initial size of parent parcel (acres)/ Average parcel size (acres) allowed by RLDO”
For Non-sewer district: The maximum number of parcels that can be created in the non-sewer district, including the parent remnant, is called the development yield and shall equal: Gross contiguous acres minus new and existing street right-of-ways; divide this number by 5 and round to the nearest whole number.
DY = Initial parent size / 5
For Sewer district: The maximum number of parcels which can be created in the sewer district is determined by densities specified in Map 29 on page 71 of the November 1999 Land Use Plan for the Town and Village of Rochester: 2020 as amended from time to time.
Conceptual Development Plan. Reference Section 27.603 Town of Rochester Code of Ordinances:
Using the General Location Map, Inventory of existing resources, the Development Yield Analysis and standards specified in
Section 27.80 “Required Land Improvements”, the subdivider shall submit a conceptual development plan including at least the
following information at a scale of 1 inch = 200 or less feet:
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Open space areas which are to remain undeveloped and any proposed trail locations |
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Boundaries of areas to be developed, street, and lot layout |
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Number of housing units proposed and distribution of lot sizes |
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Proposed methods for and location of water supply, storm water management (e.g., best management practices) |
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Proposed method for sewerage treatment and location. Note that all new development in the sanitary sewer district shall connect to the district when a sewer line exists on the parcel road frontage. Alternate treatment systems, which meet the requirements of Chapters COMM 83 and 85 of the Wisconsin Administrative Code, may be allowed when sewer line does not exist or when a line has not been approved for installation by the Western Racine Sanitary District. |
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Inventory of preserved and disturbed natural features and prominent views |
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Preliminary development envelopes showing areas for lawn, pavement, buildings and grading |
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The Plan Commission may also require the submission of a sketch plan, drawn to scale, showing the entire contiguous holdings owned or controlled by the subdivider and identifying proposed future development of the parcel including general street and parcel locations and potential effects or limitations on neighboring lands. |
Step 4 - Meeting with Rochester Plan Commission (RPC)
When complete, twelve (12) copies of the Conceptual Development Plan should be submitted, along with a letter of explanation, to the
Town Clerk at least twenty (20) days prior to the meeting date of the Town Plan Commission in which action is desired.
Step 5 – Post Land Division Sign
A sign shall be posted on the subject property at least fourteen days prior to the meeting date advising the public of a pending land division. (Sign is obtainable from Town Clerk upon receipt of a $75.00 refundable deposit).
Step 6 - Certified Survey map (CSM) creation
After approval of the Conceptual Development Plan, comments from the Plan Commission, Town Engineer and Racine County Planning shall be utilized in preparation of a Certified Survey Map. In addition to information required by Wis. Stats. 236.34, the following shall also be shown correctly on the face of the Certified Survey Map before submission for approval (Section 27.606 Town Ordinances):
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All existing buildings, navigable water determination, drainage ditches, flood plains and other features pertinent to proper land division. |
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Location of environmental corridors, woodlands, isolated natural resources, wetlands and ephemeral ponds as delineated by SEWRPC. |
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Agricultural soil capability map; available from SEWRPC |
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Historic, cultural and archaeological features |
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Setbacks or building lines required by the Town Plan Commission or other ordinances |
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Easements for sewers, water mains, storm water management, access ways, agricultural drainage tiles and all other utilities |
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Existing contours at vertical intervals of not more than two (2) feet where the slope of the ground surface is less than ten percent (10%), and of not more than five (5) feet where the slope of the ground surface is ten percent (10%) or more. Elevations shall be marked on such contours based on National Geodetic Vertical Datum (mean sea level) as available. This requirement may be waived if the parcel(s) are fully developed |
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Proposed lot drainage as required by the Town Plan Commission |
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Name and address of the owner, subdivider and surveyor. |
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Date of map, graphic scale and North arrow. (ref.: Wis. State Stats. Chapter 236) |
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Connection point to public sewer line or, if an onsite sanitary system has been approved, show location of soils borings. Attach a report with findings on suitability of the site for an onsite sanitary system including tests as directed by Chapters COMM 83 and 85 of the Wisconsin Administrative Code. |
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Location of existing onsite sewerage treatment systems and wells. |
Step 7 - Meeting with Rochester Plan Commission -
When the Certified Survey
Map is ready, a fully completed "Application for Certified Survey Map Approval"
and fourteen (14) copies of the Certified Survey Map shall be submitted to the
Town Clerk, along with required fees, at least three weeks before the next
scheduled Plan Commission meeting. This ensures adequate review time by
objecting and approving authorities. The CSM shall incorporate all requirements
listed above and any revisions specified by the Town Engineer and Plan
Commission. The date indicated on the document "Application for Certified Survey
Map Approval" is considered the official filing date for purposes of
administering the Land Division Ordinance.
The Town Plan Commission shall, within thirty (30) days from the date of filing of the map, recommend approval, conditional approval or rejection of the map and shall transmit the map along with its recommendations to the Town Board.
Step 8 - Meeting with Town of Rochester Town Board
The Rochester Town Board shall approve, approve conditionally and thereby require resubmission of a corrected certified survey map, or reject such certified survey map within sixty (60) days from the date of filing of the map unless the time is extended by agreement with the land divider. If the map is rejected, the reason shall be stated in the minutes of the meeting and a written statement forwarded to the land divider. If the map is approved, the Town Board shall cause the Town Clerk to so certify on the face of the original map and return the map to the land divider.
Step 9 - Recording CSM with Racine County
The land divider shall record the map with the Racine County Register of Deeds within six (6) months of its approval by the Town Board.
Step 10 - Submittal of copies of CSM to Town of Rochester
The land divider shall file ten (10) copies of the Certified Survey Map as recorded with the Town Clerk for Distribution to the Town Engineer, Building Inspector, Assessor and other affected Town officials for their files.