20.01 Title

20.02 Intent and Purpose

20.03 General Requirements

(1) Conformance with Policies

(2) Land Suitability

(3) Determination of Adequacy of Public Facilities and Services

(4) Lot Size

(5) Dedication and Reservation of Land

(6) Penalties

(7) Exceptions

20.04 Site Assessment and Concept Plan

(1) Site Assessment and Concept Plan Procedure

(2) Site Assessment Checklist

(3) Site Assessment Report

(4) Concept Plan Requirements

20.05 Preliminary Plat and Comprehensive Development Plan

(1) Preliminary Plat Procedure

(2) Preliminary Plat Requirements

(3) Comprehensive Development Plan Procedure

(4) Comprehensive Development Plan Requirements

20.06 Final Plat

(1) Final Plat Procedure

(2) Final Plat Requirements

20.07 Minor Subdivision (Certified Survey Map)

(1) Certified Survey Map Procedure

(2) Certified Survey Map Requirements

20.08 Extraterritorial Land Divisions

(1) Extraterritorial Land Division Policies

(2) Extraterritorial Land Division Procedures

(3) Extraterritorial Land Division Requirements

20.09 Fee and Dedication Schedule

20.10 Condominium Projects

20.11 Required Improvements and Design Standards

(1) Statement of Intent

(2) Monuments

(3) Conformity with Adopted Plans and Official Map

(4) Relationship to Future Development

(5) Blocks

(6) Lots

(7) Building Setback Lines

(8) Access

(9) Railroads and Limited Access Highways

(10) Streets

(11) Water

(12) Sanitary Sewer

(13) Utility Easements

(14) Drainage and Environmental Corridor Easements

(15) Intra-Block Drainage and Foundation Design

(16) Erosion Control

(17) Stormwater Management

(18) Sidewalks and Bikeways

(19) Street Lighting

(20) Street Signs

(21) Street Trees

(22) Buffer Strips

(23) Dedication and Improvement of Public Parks & Other Public Sites

(24) Contract Requirements for Installation of Improvements

(25) Documentation

(26) Compliance with Appendix A

20.12 Variances

20.13 Appeals

20.14 Severability

20.15 Definitions

Appendix A

20.16 Erosion Control and Storm Water Runoff

(1) Authority

(2) Findings of Fact

(3) Purpose and Intent

(4) Definitions

(5) Deisgn Criteria, Standards & Specifications for Control Measures

(6) Maintenance of Control Measures

(7) Control of Erosion & Pollutants During Land Disturbance & Development

(8) Permit Application, Control Plan & Permit Issuance

(9) Inspection

(10) Applicability and Jurisdiction

(11) Design Criteria, Standard and Specifications

(12) Storm Water Management Standards

(13) Permitting Requirements and Procedures

(14) Storm Water Management Plans

(15) Maintenance

(16) Financial Guarantee

(17) Fee Schedule

(18) Enforcement and Penalties

(19) Appeals

(20) Severability

(21) Effective Date

SUBDIVISION REGULATIONS 20.01

20.01 TITLE. This ordinance shall be known as Subdivision Regulations, City of Watertown, Wisconsin.

20.02 INTENT AND PURPOSE. This ordinance is intended to regulate and control the division and subdivision of land within the corporate limits and the extraterritorial plat approval jurisdiction of the City of Watertown in order to promote the public health, safety and general welfare, to encourage the most appropriate use of land, to provide the best possible living environment for people and to conserve the value of buildings placed upon the land by: furthering the orderly layout and use of land; insuring proper legal description and proper monumenting of land; preventing overcrowding of land and avoiding undue concentration of population; lessening congestion in the streets and highways; securing safety from fire, flooding, water pollution and other hazards; providing adequate light and air; facilitating adequate provisions for transportation, water, sewerage, schools, parks, playgrounds, open space, storm water drainage, the conservation of land, natural resources, scenic and historic sites, energy and other public requirements; facilitating further resubdivision of larger parcels into smaller parcels of land; insuring enforcement of the development concepts, policies and standards delineated in the Comprehensive Master Plan and related components, the Official Map, the Parks and Open Space Plan, the Transportation Plan, the Zoning Code and Erosion Control and Storm Water Runoff Code, and the Building Code of the City of Watertown. (Am.#98-63)

(1) Conformance with Policies. It is the intent of the City of Watertown that land be developed in harmony with the following policies agreed to in the Comprehensive Master Plan, Plan for Parks and Open Space, Official Map, and the Jefferson County or Dodge County Land Use Plans, as adopted by the City of Watertown.

(a) To plan the location and/or timing of new development to make it efficient, to reduce public costs and to encourage separation and distinction between municipalities.

(b) To direct and stage new growth only to those areas planned and programmed for development and capable of providing a full range of urban services, including transportation and schools.

(c) To discourage scattered development and urban sprawl.

(d) To insure that development complements rather than conflicts with natural features such as rolling topography, trees, creeks, ponds and rock formations.

(e) To develop a system of interior open spaces within existing environmental corridors to delineate neighborhoods, control storm water drainage and provide circulation for pedestrian and bicycle traffic.

(f) To ensure that development locates and coordinates safely and efficiently with transportation facilities.

(g) To encourage preservation of open space and aesthetic quality in development through the use of planned development districts.

(h) To favor development intensities and patterns that are supportive of alternative modes of transportation.

(i) To promote and maintain balanced commercial activity that is viable and responsive to the needs of the community and the surrounding market area.

(j) To preserve the quality of the water and the air and to prevent extreme noise and visual blight.

(k) To preserve prime agricultural land through the design and location of development.

(l) To encourage development in the City with balanced residential, commercial, industrial and open space patterns and public services.

SUBDIVISION REGULATIONS 20.03 (2)

(2) Land Suitability. No land shall be divided or subdivided for development which is held unsuitable by the Plan Commission for reason of flooding or potential flooding, soil limitations, inadequate drainage, steep topography, incompatible surrounding development, inadequate public services or any other condition likely to be harmful to the health, safety or welfare of the future residents or users of the area, or harmful to the community.

(a) Except as provided herein, the Plan Commission shall determine land suitability prior to the time the preliminary plat or certified survey map is considered for approval, following review and recommendations by the appropriate City Commissions and Committees. The Plan Commission may impose special conditions on the plat or certified survey map deemed necessary to protect the health, safety or welfare of future residents of the area. Those areas which are found to be environmentally sensitive shall be considered for preservation as open space. The determination of land suitability will be evaluated through the Site Assessment Procedures 20.04(1). The subdivider shall furnish such maps, data and information as may be necessary to make a determination of land suitability.

(b) Should the Plan Commission determine that the land is unsuitable for the intended development, it shall state its reasons in writing to the subdivider within 30 days of initial Plan Commission action. The subdivider may present additional evidence to support the proposed plat or certified survey map. Upon review of the additional evidence, the Plan Commission shall affirm, modify, or withdraw its determination of unsuitability.

(c) The subdivider may appeal the determination of unsuitability as provided in Sec. 20.13, Appeals.

(3) Determination of Adequacy of Public Facilities and Services.

(a) A certified survey map, preliminary plat or final plat shall not be approved unless the Plan Commission and the Common Council determine that adequate public facilities and public services are available to meet the needs of the proposed land division.

(b) The applicant shall furnish any data requested by the City Engineer who shall transmit this information to appropriate City commissions, committees and boards for review and shall act as coordinator for their reports to the Plan Commission and the Common Council on the adequacy of water, sanitary and storm sewers, fire service, police, parks and open space and recreation facilities, and transportation facilities.

(c) Public facilities and public services for a proposed plat or certified survey map may be found to be adequate when the following conditions exist:

1. Where the proposed land division is located in an urban service area or planned future urban service area where mainline interceptor sewer service is available, presently under construction, or designated by the Common Council for extension of sewer service, the Plan Commission and the Common Council shall also consider the recommendations of the City Engineer and the Public Works Committee on the capacity of trunk lines and of sewerage treatment facilities and any other information presented.

Where the proposed land division is not located in an urban service area or planned future urban service area where mainline interceptor sewer service is available, presently under construction, or designated by the Common Council for extension of sewer service, the Plan Commission and the Common Council shall consider the site specific and overall impact of such development on the public health, safety and welfare of the immediate area and community as a whole.

2. Where the proposed land division is located within an urban service area or planned urban service area where arterial transmission water main service and adequate capacity are available, presently under construction, or designated by the Common Council for extension of public water service, the Plan Commission and the Common Council shall consider the recommendations of the City Engineer and the Public Works Committee on line capacities, water sources and storage facilities as well as any other information presented.

SUBDIVISION REGULATIONS 20.03 (3)(C)(3)

Where the proposed land division is located within an urban service area or planned urban service area where arterial transmission water main service and capacity are not available, presently under construction, or

designated by the Common Council for extension of public water service, the Plan Commission and the Common Council shall consider the site specific and overall impact of such development on the public health, safety and welfare of the immediate area and community as a whole.

3. The City Engineer and Public Works Committee recommend to the Plan Commission and the Common Council that adequate facilities are available to insure the proper storm water management.

4. The Parks, Recreation and Forestry Commission recommends that future residents of the proposed land division can be assured park, recreation and open space areas, facilities and services which meet the standards of the Park and Open Space Plan.

5. The appropriate Police Department and Fire District verify that timely and adequate service can be provided to the residents.

6. The proposed land division is accessible by existing publicly maintained, all weather roads adequate to accommodate both existing traffic and that traffic to be generated by the proposed land division, or necessary additional roads and road improvements are budgeted for construction with public or private financing, or public transportation service sufficient to serve the land division in combination with the foregoing is available or programmed for the area. The Plan Commission and the Common Council shall consider the recommendations of other commenting agencies and jurisdictions, and such factors as level of service, average and peak use, and any other information presented.

7. Where the Plan Commission and the Common Council determine that one or more public facilities or services are not adequate for the proposed development, but that a portion of the area could be served adequately, or that careful phasing of the development could result in all public facilities and public services being adequate, conditional approval may include only such portions or may specify phasing of the development.

(4) Lot Sizes. In the case of all land divisions including all plats and certified survey maps, lot sizes shall conform to the area and width requirements of the Zoning Code, unless otherwise modified by the provisions of this Ordinance.

(5) Dedication and Reservation of Land.

(a) Whenever a tract of land to be divided within the jurisdiction of this ordinance encompasses all or any part of a street, highway, bikeway, pedestrianway, greenway, environmental corridor, waterway, or a drainage or utility easement designated in the Comprehensive Master Plan or Official Map, the subdivider shall plat said public way in the locations and dimensions indicated on said Comprehensive Master Plan or Official Map. The Plan Commission shall determine whether said public way should be dedicated to the public or reserved by the subdivider.

(b) Whenever a tract of land to be divided within the jurisdiction of this ordinance encompasses all or part of a park site, open space or other recreation area or school site designated in the Comprehensive Master Plan, Park and Open Space Plan, or Official Map, said public sites shall be platted and dedicated or reserved by the subdivider at the discretion of the Plan Commission in the locations and dimensions indicated on said plans or map in accordance with the requirements of this Ordinance.

(c) Once a preliminary plat or certified survey map is approved, any lands proposed for public use above shall not be altered without the written approval of the Plan Commission, the Park Commission, and Public Works Committee.

SUBDIVISION REGULATIONS 20.03 (6)

(6) Penalties.

(a) Failure to comply with the requirements of this ordinance shall invalidate purported transfers of titles at the option of the purchaser in accordance with the provisions of Section 236.31(3), Wisconsin Statutes.

(b) Any subdivider or agent of same who violates or fails to comply with these regulations shall be subject to penalties prescribed in the enforcement provisions of the Municipal Code of the City of Watertown.

(c) A building permit shall be refused for any site violation of this ordinance.

(7) Exceptions. The provisions of this ordinance shall not apply to:

(a) Transfers of interests in land by will or pursuant to court order;

(b) Leases for a term not to exceed ten (10) years, mortgages or easements;

(c) The sale or exchange or parcels of land between owners of adjoining property if additional lots are not thereby created and the lots resulting are not reduced below the minimum sizes required by the Zoning Code or other applicable laws or ordinances unless the parcels have been part of a prior land division or subdivision.

(d) Where sale or exchange of parcels involves only a change of lot lines, that the land division may be approved by the Zoning Administrator after a staff review to determine conformance with City of Watertown ordinances.

SUBDIVISION REGULATIONS 20.04

20.04 SITE ASSESSMENT AND CONCEPT PLAN. In planning and developing a subdivision or minor subdivision, the subdivider or agent shall, in every case, pursue the following course:

(1) Site Assessment and Concept Plan Procedure. Before filing an application for approval of a preliminary plat or certified survey map, the subdivider shall consult with the Department of Public Works and shall prepare the following:

(a) A Site Assessment Checklist per the requirements of subsection (2) below.

(b) A Concept Plan per the requirements of subsection (4), below.

(c) Written requests to the Public Works Committee and the Water Commission for any water main and sanitary sewer extensions necessary to serve the proposed plat.

(d) A signed statement listing development projects for which the applicant has received City approval in the last 5 years and indicating any outstanding performance or financial obligations on such projects which derive from application of City land use regulations. If this statement is found to contain information which is contrary to fact or to omit the listing of such projects or obligations or to describe obligations on which performance or payment is delinquent, the application may be dismissed without prejudice until the application is corrected and/or the delinquency is cured.

(e) On completion of the above documents (a,b,c,d), a pre-application meeting shall be held with the Department of Public Works and Site Plan Review Committee to assist the subdivider in appraising the objectives of these regulations, the Master Plan, the Official Map and any pertinent ordinances and to reach conclusions regarding the objectives and general program for the development.

(f) The subdivider shall revise the submitted documents per the direction of the Site Plan Review Committee. Twenty copies of said revised documents shall be submitted to Department of Public Works, which shall distribute the copies for review and comment by the: Public Works Committee; Park, Recreation and Forestry Commission; and Site Plan Review Committee. The comments of said groups shall be forwarded to the Plan Commission to assist in its review of the Concept Plan.

(2) Site Assessment Checklist. A Site Assessment Checklist shall be prepared by the subdivider for review and approval by the Plan Commission.

(a) Purpose. The purpose of this Site Assessment Checklist is to provide the basis for an orderly, systematic review of the effects of all new subdivisions upon the community environment in accordance with the principles and procedures of sec. 236.45(1), Wisconsin Statutes. The Plan Commission will use these procedures in determining land suitability under 20.03(2). The goals of the community in requiring this checklist are to eliminate or reduce pollution and siltation to an acceptable standard, assume ample living space per capita, preserve open space and parks for recreation, provide adequately for storm water control, maintain scenic beauty and aesthetic surroundings, administer to the economic and cultural needs of the citizens and provide for the effective and efficient flow of goods and services.

(b) Coverage. The Site Assessment Checklist requirement shall apply to all land divisions, including minor subdivisions. The Plan Commission may waive the requirement for the filing of a Site Assessment Checklist for minor subdivisions of less than five (5) acres total area.

(c) Site Assessment Checklist for all Land Divisions and Community Development Plans.

SUBDIVISION REGULATIONS 20.04 (2)(c) -- Page #1

NOTE: All "yes" answers must be explained in detail by attaching maps and supportive documentation describing the impacts of the proposed development.

SUBDIVISION REGULATIONS 20.04 (2)(c) -- Page #2

SUBDIVISION REGULATIONS 20.04 (3)

(3) Site Assessment Report.

(a) Determination of Need for Site Assessment Report. The Site Assessment Checklist, Concept Plan, Utility Extension Request and Financial Obligation Report required in subsection (1), above, shall be reviewed by the Plan Commission upon receipt of reports from the Public Works Committee, the Park, Recreation and Forestry Commission, and the Site Plan Review Committee. The Plan Commission may, at that time, for reasons stated in a written resolution setting forth specific questions on which it requires research, data and input from the developer and other affected persons, decide that the Site Assessment Checklist raises unusually significant questions on the effects on the environment and/or that an unusually high level of citizen interest has resulted from questions raised in the Site Assessment Checklist and that review by other City committees and commissions is required. The listing of questions can include items which this ordinance already enables the Commission to obtain, or it may include additional information which is relevant to the questions specified in the resolution. The resolution may also request data on the specific impact questions from other governmental agencies or from the developer or applicant. The resolution shall set a reasonable date for the return of the requested data and information, and it may specify the format in which the data is to be presented.

(b) Hearing on Site Assessment Report. Following the return to the Plan Commission of the data required in the resolution adopted under the section above, the Commission shall make such report available for scrutiny by the applicant or petitioner, by City departments, commissions and committees and by other interested persons or agencies. The Plan Commission may schedule and hold a public hearing on the findings of the report. The hearing shall be preceded by a Class I notice under Ch. 985, Wisconsin Statutes. Persons attending such hearing shall be afforded an opportunity to comment on the report.

(c) Review of Site Assessment Report. The Plan Commission shall review the Site Assessment Report, with supporting data, department and committee reviews and any other data required for determining the suitability of the land for the proposed development. Within 45 days after submission to the Plan Commission of the final expanded Site Assessment Report, the Plan Commission shall decide whether said land is suitable for development and proceed as required by sec. 20.04 (4) below.

(4) Concept Plan Requirements. A Concept Plan shall be prepared by the subdivider for review and approval by the Plan Commission.

(a) Purpose. The purpose of this Concept Plan is to depict the general intent of the subdivider in terms of general layout of the land division, and its relationship to nearby properties, utilities and other public facilities. In conjunction with the Site Assessment Checklist, the Concept Plan provides an opportunity to review the general intent and impact of the proposed land division, without the need for detailed engineering, surveying and other time-consuming and costly processes associated with the Preliminary Plat.

(b) Coverage. The Concept Plan requirement shall apply to all land divisions, including minor subdivisions. The Plan Commission may waive the requirement for the filing of a Concept Plan for minor subdivisions of less than five (5) acres total area.

SUBDIVISION REGULATIONS 20.04 (4)(c)

(c) Concept Plan Submission Requirements. The Concept Plan shall be submitted in at a scale of not more than two hundred (200) feet to one (1) inch and shall show all lands under the control of the applicant which are contiguous or separated only by existing public roads, or railroad rights-of-way. The Concept Plan shall show the following information:

1. Name of the proposed subdivision.

2. Name, address and telephone number of the owner, subdivider, engineer, land surveyor and land planner.

3. Date, graphic scale and north point.

4. Location of the proposed subdivision by government lot, quarter section, township, range and county, and a location map showing the relationship between the plan and its surrounding area.

5. The exterior boundaries of the proposed subdivision referenced to a corner established by the U.S. Public Land Survey, and the total acreage encompassed thereby.

6. The location of existing property lines, buildings, drives, streams and water courses, dry runs, lakes, marshes, rock outcrops, wooded areas, environmental corridors, and other similar significant features within the parcel being subdivided.

7. The location, right-of-way width and names of any adjacent existing streets, alleys or other public ways, easements, and railroad and utility rights-of-way within or adjacent to the proposed subdivision.

8. The name and width of any adjacent existing street pavements for streets located outside the City limits.

9. The location and size of any existing sanitary and storm sewers, culverts or drain pipes, and the location and size of any existing water and gas mains on or adjacent to the plat and proposed for use in the development. If sewers and water mains are not present on or adjacent to the preliminary plat, the distance and the size of those to be connected to by the development shall be indicated.

10. Location and names of adjacent subdivisions, parks, and cemeteries.

11. Existing land use and zoning included within or adjacent to the proposed subdivision.

12. General location and right-of-way width of all proposed streets.

13. General layout and size of all lots.

14. General location and approximate area and dimensions of any sites proposed to be reserved or dedicated for parks, playgrounds, greenways or other public uses or which are to be used for group housing, shopping centers, church sites or other nonpublic uses.

15. General location and area of stormwater drainage facilities.

16. A preliminary listing of dwelling unit counts by single-family, two-family, three-family, four family and multi-family types, and the approximate area devoted to non-residential uses

SUBDIVISION REGULATIONS 20.05

17. The preliminary development schedule indicating the approximate timing of the proposed development.

20.05 PRELIMINARY PLAT AND COMPREHENSIVE DEVELOPMENT PLAN. In planning and developing a Preliminary Plat the subdivider or agent shall, in every case, pursue the following course:

(1) Preliminary Plat Procedure.

(a) Prior to submitting a Final Plat for approval, the subdivider shall prepare a Preliminary Plat and file a written request for its approval with the secretary of the Plan Commission. A Preliminary Plat shall not be submitted prior to approval of the Site Assessment Checklist (or when required, the Site Assessment Report), nor before the approval of the Concept Plan -- all as required in Section 20.04, above.

(b) On completion of a draft Preliminary Plat, a meeting shall be held with the Department of Public Works and Site Plan Review Committee to assist the subdivider in appraising the objectives of these regulations, the Master Plan, the Official Map and any pertinent ordinances and to reach conclusions regarding the objectives and program for the development.

(c) The subdivider shall revise the submitted draft Preliminary Plat documents per the direction of the Site Plan Review Committee. Twenty copies of said revised documents shall be submitted to Department of Public Works, which shall distribute the copies for review and comment by the: Public Works Committee; Park, Recreation and Forestry Commission; and Site Plan Review Committee. The comments of said groups shall be forwarded to the Plan Commission to assist in its review of the Preliminary Plat.

(d) The request for approval by the Plan Commission shall be submitted at least seven (7) days prior to the date of the meeting of the Plan Commission at which the request is to be considered, and shall include all data required by this ordinance. The Plan Commission may forward a copy of the plat to the Dodge or Jefferson County for review and comment.

(e) The Preliminary Plat shall include the entire area owned or controlled by the subdivider. The Plan Commission may waive this requirement to allow the subdivider to submit a Comprehensive Development Plan (CDP) meeting the requirements of Subsection 20.05(4), below, for that portion of the land which is not to be included in the Final Plat when the subdivider owns or controls eighty (80) acres or more. The subdivider shall in all cases submit a Preliminary Plat for the lands to be included in the first phase of the Final Plat.

(f) The Plan Commission shall recommend approval, denial or approval with conditions and the Common Council shall within ninety (90) days from the date submitted, approve, approve conditionally or reject the Preliminary Plat and when included, the Comprehensive Development Plan, based on its determination of conformance with the intent and provisions of this ordinance, and all related plans and ordinances, and recommendations of appropriate City committees and commissions. The Site Plan Review Committee shall prepare comments on the Plan Commission's recommendation, in conjunction with revisions to the Preliminary Plat provided by the subdivider, in order to provide assurance that all recommended revisions to the Plat made by the Plan Commission have been complied with within such revised versions. In all cases, the time period within which Common Council action is

SUBDIVISION REGULATIONS 20.05 (1)(g)

required shall not commence until the City has received all maps, plans, drawings and related data necessary for plat review of the latest version of the Preliminary Plat as outlined herein. Such time may be extended by a written agreement with the subdivider. Failure of the Common Council to act within such ninety (90) days or extension thereof, shall constitute an approval of the Preliminary Plat and Comprehensive Development Plan. The reasons for conditional approval or rejection shall be stated in the minutes of the meeting and a letter stating such reasons shall be sent to the applicant. Approval of a Preliminary Plat shall be valid for six (6) months from the date of the last required approval of the Preliminary Plat.

(g) The action of the Common Council shall be noted on three (3) copies of the Preliminary Plat, one copy of which shall be returned to the subdivider with the date and action endorsed thereon, one copy of which shall be retained by the Engineering Department and one copy of which shall be retained by the Assessment Department.

(h) Replats are to be processed in accordance with the provisions of sec. 236.36 'Replats,' Wisconsin Statutes.

(i) If the Preliminary Plat or Certified Survey Map contains private road(s), the following note shall be added to the plat or CSM when it is presented for approval as a final plat:

NOTICE OF POSSIBLE LIMITATION OF PUBLIC SERVICES.

THIS PLAT OR CERTIFIED SURVEY MAP CONTAINS PRIVATE ROAD(S), AND, AS A RESULT, CERTAIN CITY SERVICES MAY BE LIMITED. THE EXTENT OF THESE LIMITATIONS IS SPELLED OUT IN A DOCUMENT CALLED A CITY/DEVELOPER AGREEMENT; OR, IF THIS IS A CONDOMINIUM PLAT, IN A DOCUMENT CALLED A GENERAL DEVELOPMENT PLAN (GDP), WHICH DIRECTLY RELATES TO THIS PLAT OR CSM AND IS FILED AS A PUBLIC DOCUMENT IN THE OFFICES OF BOTH THE WATERTOWN CITY CLERK AND THE DIRECTOR OF PUBLIC WORKS FOR THE CITY OF WATERTOWN.

(j) The subdivider shall provide a copy of the approved Preliminary Plat to the following utility providers (or their successor company(ies) for their comments prior to the drawing of the Final Plat: Wisconsin Natural Gas; Ameritech; Marcus Cable; and WEPCO.

(2) Preliminary Plat Requirements. The Preliminary Plat shall be submitted in twenty (20) copies at a scale of not more than one hundred (100) feet to one (1) inch, and shall show correctly on its face:

(a) Description.

1. Name of the proposed subdivision.

2. Name, address and telephone number of the owner, subdivider, engineer, land surveyor and land planner.

3. Date, graphic scale and north point.

4. Location of the proposed subdivision by government lot, quarter section, township, range and county, and a location map showing the relationship between the plan and its surrounding area.

SUBDIVISION REGULATIONS 20.05 (2)(b)

(b) Existing Conditions.

1. Contours at vertical intervals of not more than two (2) feet for a slope less than five percent (5%) and five (5) feet for a slope of five percent (5%) or more.

2. A scaled drawing of the exterior boundaries of the proposed subdivision referenced to a corner established by the U.S. Public Land Survey, and the total acreage encompassed thereby.

3. Location of existing property lines, buildings, drives, streams and water courses, dry runs, lakes, marshes, rock outcrops, wooded areas, environmental corridors, and other similar significant features within the parcel being subdivided.

4. Location, right-of-way width and names of any adjacent existing streets, alleys or other public ways, easements, and railroad and utility rights-of-way within or adjacent to the proposed subdivision.

5. Type, width and elevation of any adjacent existing street pavements, together with any legally established centerline elevations, for streets located outside the City limits.

6. Water elevations of adjoining lakes or streams at the date of the survey, and known or determined high and low water elevations and boundaries of the 100-year floodplain and floodway.

7. Subsurface soil, rock and water conditions including depth to bedrock and average depth to ground water table.

8. Location, size and invert elevation of any existing sanitary and storm sewers, culverts or drain pipes and the location and size of any existing water and gas mains on or adjacent to the Plat and proposed for use in the development. If sewers and water mains are not present on or adjacent to the preliminary plat, the distance to the size of those nearest and the invert elevations of sewers shall be indicated.

9. Location and names of adjacent subdivisions, parks, and cemeteries.

10. Existing land use and zoning included within or adjacent to the proposed subdivision.

(c) Proposed Conditions.

1. Location, width and name of all proposed streets and walkways.

2. Layout and scale dimensions of all lots and proposed lot and block numbers.

3. Draft of proposed covenants (if any) to be imposed.

4. Location and approximate dimensions of any sites to be reserved or dedicated for parks, playgrounds, greenways or other public uses or which are to be used for group housing, shopping centers, church sites or other nonpublic uses.

SUBDIVISION REGULATIONS 20.05 (2)(c)(5)

5. Plans, showing the proposed locations for streets, walkways, drainageways and public easements, showing the existing ground surface, including extensions for reasonable distance beyond the limits of the proposed subdivision, when requested, shall be submitted with the Preliminary Plat. The subdivider shall also provide a statement from a licensed engineer, representing the project, which certifies that the technical requirements of this Ordinance will be met when final engineering design plan (including plans and profiles for public improvements and grading, erosion control and storm water management plans) are submitted. Such final engineering design plans shall be submitted and approved by the City Engineer prior to approval of the final plat.

6. When requested by the City Engineer, because of concern about drainage, ground water and tree cover, a lot grading plan showing proposed contours at vertical intervals of not more than two (2) feet.

(3) Comprehensive Development Plan Procedure.

(a) When the subdivider has eighty (80) acres or more of land under his control, he may, where authorized by the Plan Commission, elect to file a Comprehensive Development Plan (CDP) in lieu of a Preliminary Plat for that land not to be included in the first phase of the Final Plat.

(b) The process for review of the CDP shall be identical to, and shall coincide with, review of the Preliminary Plat submitted for the remaining portion of the property.

(c) The Plan Commission shall approve, conditionally approve or reject the CDP within the same review period as required for the Preliminary Plat. One copy shall be returned to the applicant notifying him in writing of any conditions of approval or reasons for rejection.

(d) Any subsequent change to the CDP and exhibits shall require filing with the secretary of the Plan Commission. Within thirty (30) days of filing, the Plan Commission shall approve, conditionally approve or reject the revised CDP.

(4) Comprehensive Development Plan Requirements. The CDP shall be submitted in twenty (20) copies at a scale of not more than two hundred (200) feet to one (1) inch and shall show all lands under the control of the applicant which are contiguous or separated only by existing public roads, or railroad rights-of-way. The plan shall show:

(a) The items under required Preliminary Plat data in Section 20.05(2).

(b) All proposed collector and arterial streets.

(c) All proposed storm water drainage facilities.

(d) Projected population broken down by single and multi-family units.

(e) A further breakdown of multi-family units by the number of bedrooms on a percentage basis.

(f) The development schedule indicating the approximate timing of the proposed development.

(g) A draft Preliminary Plat meeting the requirements of this ordinance may be submitted after a minimum of 20 days after submittal of the Comprehensive Development Plan for that portion of land to be developed in the first stage.

SUBDIVISION REGULATIONS 20.06

20.06 FINAL PLAT. In planning and developing a Final Plat the subdivider or agent shall, in every case, pursue the following course:

(1) Final Plat Procedure.

(a) Prior to submitting a Final Plat for approval, the subdivider shall prepare a draft Final Plat with the Public Works Department. A draft Final Plat shall not be submitted prior to approval of the Preliminary Plat as required in Section 20.05, above. The proposed Plat may constitute only that portion of the approved Preliminary Plat which the subdivider proposes to record at that time.

(b) On completion of a draft Final Plat, a meeting shall be held with the Department of Public Works and Site Plan Review Committee to assist the subdivider in appraising the objectives of these regulations, the Master Plan, the Official Map and any pertinent ordinances and to reach conclusions regarding the objectives and program for the development.

(c) The subdivider shall revise the submitted draft Final Plat documents per the direction of the Site Plan Review Committee. Twenty copies of said revised Final Plat documents shall be submitted to Department of Public Works, which shall distribute the copies for review and comment by the: Public Works Committee; Park, Recreation and Forestry Commission; and Site Plan Review Committee. The comments of said groups shall be forwarded to the Plan Commission to assist in its review of the Final Plat.

(d) The Subdivider shall file a written request for approval of the Final Plat to the Secretary of the Plan Commission and the State of Wisconsin in accordance with Section 236.12 Wisconsin Statutes. Such written request and filing of Final Plats shall be submitted at least twelve (12) days prior to the date of the meeting of the Plan Commission at which the request is to be considered, and shall include all data required by this ordinance. The Plan Commission may forward a copy of the Final Plat to the Dodge or Jefferson County for review and comment.

(e) The Final Plat shall include the entire area owned or controlled by the subdivider within the phase of development for which final approval is sought.

(f) The Plan Commission shall recommend approval, denial or approval with conditions and the Common Council shall within thirty (30) days from the date submitted, approve, approve conditionally or reject the Final Plat, based on its determination of conformance with the intent and provisions of this ordinance, and all related plans and ordinances, and recommendations of appropriate City committees and commissions. The Site Plan Review Committee shall prepare comments on the Plan Commission's recommendation, in conjunction with revisions to the Final Plat provided by the subdivider, in order to provide assurance that all recommended revisions to the Plat made by the Plan Commission are complied with such revised versions. In all cases, the time period within which Common Council action is required shall not commence until the City has received all maps, plans, drawings and related data necessary for plat review of the latest version of the Final Plat as outlined herein. Such time may be extended by a written agreement with the subdivider. The Common Council shall review the Final Plat for conformity with all conditions of approval, if any, and Section 20.03, above, of this ordinance, and shall base approval or disapproval on these requirements. If the final plat meets the requirements of this ordinance, and has been submitted within six (6) months from the approval date of the Preliminary Plat and the conditions have been met in the case of a Preliminary Plat given conditional approval, the Council shall approve the Final Plat.

SUBDIVISION REGULATIONS 20.06 (1)(g)

(g) Prior to approval of the Final Plat by the Common Council, the developer shall enter into a contract for improvements as required by Section 20.11, below. Prior to the signing of said contract by the Mayor and the City Clerk, the developer shall pay to the City all required fees, area charges and deposits, and provide any required performance bonds.

(h) (Am. #99-7) The Final Plat shall be recorded with the Dodge or Jefferson County Register of Deeds only after certificates of the Wisconsin Department of Local Affairs and Development, of the Common Council, of the Surveyor, and those certificates required by Section 236.21 of the Wisconsin Statutes are placed on the face of the Plat. The developer shall record the Final Plat with the proper County Register of Deeds within 30 days of the Common Council Final Plat approval. All required fees shall be due and payable prior to the proper City Officials' signing of the approved Final Plat.

If the Final Plat is not recorded within this 30 days, or an extension is not approved by the Plan Commission, then a penalty payment of $100.00 per calendar day shall accrue, beginning with the 31^st day through the date of recording. The penalty payment shall be made to the City Clerk and must be paid in full prior to the issuance of building permits by the City within the platted area.

(i) If the Common Council fails to act within sixty (60) days and the time has not been extended by agreement and if no unsatisfied objections have been filed within that period, the plat shall be deemed approved, and upon demand, a certificate to that effect shall be made on the face of the plat by the Clerk of the City.

(j) The subdivider shall provide a duplicate reproducible copy of the Plat on dimensionally stable polyster film to the City along with eleven (11) folded blueline copies, and one copy in DXF format on a 3 1/2 inch diskette.

(2) Final Plat Requirements. The Final Plat of the proposed subdivision shall comply with the requirements of Chapter 236, Wisconsin Statutes, and Section 20.06(1), of this ordinance.

20.07 Minor Subdivision (Certified Survey Map).

(1) Minor Subdivision (Certified Survey) Procedure.

(a) No person, firm or corporation shall divide any land located within the corporate limits of the City of Watertown which shall result in a minor subdivision as defined by this ordinance without first filing an application and a Certified Survey Map for approval by the Plan Commission (and the Common Council when dedication of land is involved), and subsequently recording said Map with the Dodge or Jefferson County Register of Deeds. The Certified Survey Map shall comply fully with sec. 236.34, Wisconsin Statutes and with all applicable requirements of this ordinance.

(b) Pre-Application Procedure. Before filing an application for approval of a certified survey, the subdivider shall consult with the Department of Public Works and shall prepare the following:

1. Prepare a preliminary sketch for review and approval.

2. Complete a Site Assessment Checklist, or when required, an expanded Site Assessment Report for review and approval.

This procedure is intended to assist the developer in appraising the objectives of these regulations, the Master Plan, the Official Map and other pertinent City ordinances. The pre-application information shall be submitted to the Plan Commission as a Preliminary Certified Survey Map for review and approval.

SUBDIVISION REGULATIONS 20.07 (1)(c)

(c) Plan Commission Action. The Plan Commission shall within forty-five (45) days approve, approve conditionally or reject the Certified Survey Map. In certain instances, the Plan Commission may not require a Preliminary Certified Survey Map. The reason for conditional approval or for rejection shall be recorded in the minutes and a letter detailing the action taken shall be sent to the applicant. After the conditions of approval have been satisfied, the resolution of approval and of acceptance for any land dedications shall be presented to the appropriate governmental body for action and if approved shall be placed on the face of the map with nonfading ink.

(d) Compliance.

1. The applicant shall comply with the provisions of Section 20.03 (General Requirements) and Section 20.11 (Required Improvements and Design Standards) of this ordinance.

2. Where streets or other areas are dedicated to the public, the certified survey map shall contain an owner's and a mortgagee's certificate which are in substantially the same form as required by Section 236.21(2)(a), Wis. Statutes.

3. Before an approved Certified Survey Map is recorded, the applicant must pay to the City or other unit of government, any accrued real estate taxes and special assessments owing on any land dedicated by the survey and to the Dodge or Jefferson County Treasurer any delinquent taxes on the dedicated land.

4. Upon recordation by the developer, two (2) copies of the recorded document shall be furnished to the City.

(2) Certified Survey Map Requirements.

(a) The Certified Survey Map shall be prepared by a registered land surveyor and shall comply with the provisions of Section 236.34, Wisconsin Statutes, and of this ordinance.

(b) The certificate of approval shall be placed on the face of the map.

(c) When a dedication of land is required, the Common Council resolution accepting the dedication and approving the map shall be placed on the face of the map.

20.08 EXTRATERRITORIAL LAND DIVISIONS. (Rep.& Recr.#98-64)

(1) Extraterritorial Land Division Policies. The following policies shall govern the City Planning Commission in approving division of land within the extraterritorial area in order to promote those purposes set forth in Section 20.02, if the City of Watertown elects to formally apply its extraterritorial land division approval authority through Council resolution.

1. No land divisions (subdivisions nor minor subdivisions) as defined in this ordinance will be permitted within the formally adopted extraterritorial limits of the City of Watertown, without approval of the City, per the procedures in this Ordinance as applicable to land divisions within the City.

2. Land divisions (subdivisions and minor subdivisions) will be permitted within the formally adopted extraterritorial limits of the City of Watertown if not exceeding an overall density of one (1) dwelling unit for 35 acres, exclusive of the farmstead demonstrated by the subdivider to the satisfaction of the City to be existing as of the effective date of this Ordinance. Lots for non-residential use will be handled on a case-by-case basis. The standards used to review these land divisions will be the same as the standards contained in the Jefferson County or Dodge County Exclusive Agricultural Zoning District Ordinances that are used for considering rezonings. The only exception to this policy is that lots resulting in the infill of existing subdivisions or certified survey maps, as determined by the City Plan Commission, may be permitted.

SUBDIVISION REGULATIONS 20.08 (1)(3)

3. The minimum lot size within the formally adopted extraterritorial limits of the City of Watertown shall be one (1) acre. A smaller lot size may be allowed if also approved by the respective Town Board. In all instances, the density provisions of Subsection 2., immediately above, shall also apply.

4. The City of Watertown will attempt to seek consistency of the City's Plans and locally adopted Town Plans. To the extent that the policies of the City of Watertown are more restrictive in regard to the protection of the public health, safety, welfare, environmental quality, or in terms of implementing the City's Official Map, the City's policies shall prevail. All land divisions within the formally adopted extraterritorial limits will be subject to the land reservation or dedication requirements of this ordinance . This specifically means the following:

a. Any public right-of-way area identified on the City Master Plan or Official Map shall be dedicated in conformance with requirements of this ordinance.

b. Any waterway or storm water management area identified on the City Master Plan or Official Map shall be dedicated in conformance with requirements of this ordinance.

c. Any land falling within the limits of an environmental corridor, as mapped by the City of Watertown or Jefferson County or Dodge County will be required to record a public open space easement specifying that the development shall be consistent with conservancy area zoning in the City Zoning Ordinance.

5. All land divisions within the formally adopted extraterritorial limits shall be required to meet all of the development layout design standards contained in this ordinance.

6. All land divisions within the formally extraterritorial limits will be required to follow erosion control plans in compliance with this ordinance.

7. All land divisions within the formally adopted extraterritorial limits shall pay the required review fees contained in this ordinance prior to initial placement on the Plan Commission agenda.

8. The Plan Commission may require placement of covenants or deed restrictions that are deemed necessary and appropriate by the City Plan Commission to protect environmental quality, public health, safety and welfare, or otherwise implement the City's Official Map. Any such restrictions shall be placed on the face of the plat or certified survey map.

9. The plat or certified survey map shall include those portions of the entire original parcel of land on which any new lots or parcels are created. Where only a portion of the entire original parcel is being divided into new lots and depicted on the face of the plat or certified survey map, a supplemental drawing shall be provided that depicts said entire original parcel and demonstrates full compliance with the provisions of subsection 2., above. This supplemental drawing shall be signed and sealed by a registered surveyor. In addition, in such instances where a supplemental drawing is used, a note shall be placed on the face of the plat or certified survey map cross-referencing such drawing indicating areas necessary for compliance with the density standard established herein.

10. If a variance is granted to the above provision, the resulting division of land shall conform to all of the pertinent regulations of this Ordinance.

(2) Extraterritorial Land Division Procedures. In all cases, the time period within which action is required shall not begin until the Town Board, the staff serving the Jefferson County or Dodge County Zoning Committee, and the City of Watertown have received all maps, drawings and data required for plat or certified survey map approval.

a. No person, firm or corporation shall divide any land located within the formally adopted land division approval jurisdiction of the City of Watertown, without first filing an application and paying the City's standard land division review fee.

SUBDIVISION REGULATIONS 20.08 (2)(b)

b. Pre-application Procedure. Before filing an application for approval of a plat or certified survey, the subdivider shall consult with the Department of Public Works and shall prepare the following:

1. Prepare a preliminary sketch for review and approval.

2. Complete a Site Assessment Checklist, or when required, an expanded Site Assessment Report required by this ordinance, for review and approval.

This procedure is intended to assist the developer in appraising the objectives of these regulations, the Master Plan, the Official Map and other pertinent City ordinances. The pre-application information shall be submitted to the Plan Commission for review and approval.

(3) Extraterritorial Land Division Requirements.

Submittal requirements for land divisions within the Extraterritorial Land Division Jurisdiction enacted by Common Council resolution shall be identical to those required for land divisions within the City Limits.

20.09 FEE AND DEDICATION SCHEDULE. The following schedule is established to insure that each land division, subdivision, planned development and development project pays its share of costs for public facilities and services.

(a) Park and Open Space Fee or Dedication. A dedication of land and/or the payment of a fee in accordance with the provisions of Section 20.11 (23) of this ordinance is required for each dwelling unit planned for development.

(b) Fees to Defray Administrative Expenses. The subdivider shall pay to the City of Watertown fees as established by the Common Council.

1. One hundred dollars ($100.00) plus fifty dollars ($50.00) per acre for land included in a preliminary plat, payable upon submission of the plat, to defray the administrative costs of plat review.

2. One hundred dollars ($100.00) plus fifty dollars ($50.00) per lot for each lot shown on a final plat, payable prior to approval of the final plat, to defray the cost of checking improvement plans.

3. (Rep.#99-16)

4. Site Plan Review Committee review fees applicable to zoning and development related issues shall not be applied to land divisions.

(c) Payment for Engineering, Planning or Legal Services. The subdivider shall pay to the City of Watertown the actual cost of any engineering, planning or legal work undertaken by consultants hired by the City, outside of the City budget, at the request of the developer and the Plan Commission.

(d) Area Charge for Storm Water Management Facilities. The subdivider shall pay to the City of Watertown the apportioned cost for development of an area wide storm water drainage system where such a facility has been designed to serve the proposed subdivision.

(e) Sewerage Fee. The subdivider shall pay to the City of Watertown the apportioned cost, determined by the City, for sanitary sewer connection fees.

SUBDIVISION REGULATIONS 20.10

20.10 CONDOMINIUM PROJECTS. Each condominium project shall be reviewed on the basis of a condominium plat prepared pursuant to Section 703.11, Wisconsin Statutes, and other applicable statutes, as well as these land division and subdivision regulations as a plat or certified survey map for the land development or subdivision elements of the project. Minor subdivision procedures in Section 20.07, above, shall apply to City review of condominium plats.

20.11 REQUIRED IMPROVEMENTS AND DESIGN STANDARDS.

(1) Statement of Intent. It is the intent of the City to ensure the quality in land development and to insure that each development pays its share of the cost of public facilities and services. The City will encourage the use of planned developments employing innovative techniques for the design of functional and aesthetic neighborhoods and which maximize open space and preserve the natural environment. Subdivisions shall be serviced by public water and sanitary sewers and by public streets.

Prior to final approval and acceptance of improvements, and prior to the issuance of any building permits in a subdivision located within the corporate limits and extraterritorial plat approval jurisdiction of the City of Watertown, the subdivider shall install public improvements as hereinafter provided. These improvements may be installed in plat phases approved by the Plan Commission and public improvement phases approved by the Public Works Committee. No building permit may be issued for construction outside of phases of the plat which have not had plans fully approved by the City.

(2) Monuments. The subdivision shall be monumented in accordance with the requirements of sec. 236.15, Wisconsin Statutes. If the topography is such that extensive grading is required, the subdivider may, with the permission of the City Engineer, place the monuments after the grading is completed provided the subdivider executes a surety bond, in an amount required by the City Engineer, to insure that the monuments will be placed within the required time.

Where the Plat is located within a U.S. Public Land Survey quarter section the corners of which have been relocated, monumented and placed on the Wisconsin State Plane Coordinate System by Dodge or Jefferson County or the City, the Plat shall be tied directly to two or more 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 type of monument and Wisconsin State Plane Coordinates of the monument marking, the relocated section or quarter corners to which the Plat is tied shall be indicated on the Plat. All distances and bearings shall be referenced to the Wisconsin Coordinate System, South Zone. The grid bearing and distance of the tie shall be determined by a closed survey meeting the error of closure herein specified for the survey of the exterior boundaries of the subdivision and as adjusted to the City's control survey.

(3) Conformity with the Master Plan, Plan for Parks and Open Space, Transportation Plan, Utility Plans and the Official Map. All proposed development shall conform to the Master Plan, Plan for Parks and Open Space, Transportation Plan, Utility Plans and the Official Map of the City as they relate to utilities and transportation facilities. The classification and location of all streets shall conform to the Official Map and shall be considered in their relationship to existing and planned streets, to topographic conditions, to natural features, to public convenience and safety, and in their appropriate location to the proposed uses of the land to be served.

SUBDIVISION REGULATIONS 20.11 (4)

(4) Relationship to Existing and Future Development.

(a) The arrangement of streets in new subdivisions shall make provision for the continuation of existing streets in adjoining areas.

(b) Where adjoining areas are not subdivided or developed and the Master Plan indicates development is desired, the arrangement of streets in the proposed development shall provide for proper projection of streets to the boundary of the proposed development.

(5) Blocks.

(a) The lengths, widths and shapes of blocks shall be compatible with the planned use of the land, zoning requirements, need for convenient access, control and safety of street traffic, and the limitations and opportunities of topography. Block lengths in residential areas shall not be less than six hundred (600) feet, nor more than 1,000 feet, between street lines unless dictated by exceptional topography or other limiting factors of good design.

(b) Blocks shall be sufficient width to provide for two (2) tiers of lots of appropriate depth except where otherwise required to separate residential development from through traffic.

(c) Pedestrianways or crosswalks, not less than ten (10) feet in width, shall be provided near the center and entirely across any block nine hundred (900) feet or more in length or elsewhere where deemed essential, to provide convenient pedestrian circulation or access to parks, schools, shopping centers, churches or transportation facilities.

(6) Lots.

(a) The size, shape and orientation of the lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated.

(b) Lot dimensions and setback lines shall conform to the requirements of the Zoning Code.

(c) Excessive depth in relation to width shall be avoided and a proportion of two to one (2:1) shall normally be considered as a desirable maximum for lots.

(d) Side lot lines shall be right angles to straight lines or radial to curved street lines on which the lots face whenever possible.

(e) Corner lots shall have sufficient width to permit adequate building setbacks from side streets to conform with the Zoning Code.

(f) Every lot shall front or abut on a public street.

(g) Lot lines shall follow municipal boundary lines.

(h) Double frontage and reverse frontage lots shall be prohibited except where necessary to provide separation of residential development from through traffic or to overcome specific disadvantages of topography and orientation.

(i) Residential lots fronting or backing on arterial streets shall be platted with extra depth as required in Section 20.11(9).

SUBDIVISION REGULATIONS 20.11 (7)

(7) Building Setback Lines.

(a) Where they are not controlled by the Zoning Code, building setback lines appropriate to the location and type of development shall be established by the Plan Commission, but shall in no instance be less than typically required by the Zoning Ordinance.

(b) Where lots abut navigable waters, building setback lines for all buildings and structures except piers, marinas, boathouses and similar uses shall be shown on the plat and shall not be less than seventy-five (75) feet from the ordinary high water line as measured in a horizontal plane.

(8) Access. Every lot or parcel created shall have a minimum frontage of 25 feet on a public right-of-way.

(9) Railroads and Limited Access Highways. Whenever the proposed subdivision contains or is adjacent to a railroad right-of-way or limited access highway, the subdivider shall proceed as follows:

(a) In residential districts a buffer strip at least thirty (30) feet in depth, in addition to the normal lot depth required, shall be provided adjacent to the right-of-way of a railroad or limited access highway. This strip shall be a part of the platted lots, but the following restriction shall be written on the plat:

"This strip reserved for the planting of trees or shrubs by the owner. The building of structures hereon is prohibited, and this strip shall not be counted as any required yard. Maintenance of this strip is a responsibility of the lot owner."

(b) The Plan Commission may require a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the intervening land.

(c) Location of local streets immediately adjacent and parallel to railroad rights-of-way shall be avoided.

(10) Streets. All streets must meet the design standards in Table 1, on the following page, as well as the following requirements:

(a) Additional Right-of-Way on Existing Streets. Developments that adjoin existing streets which have rights-of- way less than the minimum standard than the roadway as classified in the Master Plan and/or Official Map shall dedicate additional right-of-way to meet those minimum standards.

(b) Temporary Roadway Termination. Where a street is terminated temporarily at the edge of a development and the street is longer than two hundred forty (240) feet or two (2) lot widths, a temporary turn-around shall be provided by one of the following methods:

1. If the adjacent land is owned by the subdivider, a temporary turn-around can be provided through a restriction (temporary easement) on said land. Such a turn-around shall be constructed to City standards.

2. The subdivider may provide the required turn- around on one of the last lots fronting on the temporary dead-end street through the use of a temporary easement running to the City. Such a turn-around shall be constructed to City standards.

SUBDIVISION REGULATIONS 20.11 (10)(c)

(c) Reserve Strips. There shall be no reserve strips controlling access to streets except where control of such strips is placed in the City under conditions recommended by the Plan Commission and approved by the City Council.

(d) Half Streets. Where an existing dedicated or platted half street is adjacent to a tract being subdivided, the other half of the street shall be dedicated by the subdivider. In new plats, the creation of half streets is prohibited.

(e) Street Jogs. Street jogs with centerline offsets of less than 150 feet shall not be allowed. On collectors and arterials, offsets of less than 600 feet shall not be allowed.

(f) Intersections.

1. No more than two streets shall intersect at one point.

2. Such intersection shall be laid out so that the angle of intersection is as nearly as possible a right angle.

3. No street shall intersect another street at less than a 75 degree angle.

4. Intersections along arterial streets shall be held to a minimum, and whenever feasible, the minimum distance between intersections shall be twelve hundred (1200) feet.

(g) Restriction of Access (Protection of Arterial Streets and Highways). Whenever a proposed subdivision contains or is adjacent to an arterial street or highway, adequate protection of residential property, limitation of access and the separation of through and local traffic shall be provided by:

1. Reversed frontage with screen planting contained in a non-access reservation along the rear property line; or

2. Marginal access street (Frontage Road).

SUBDIVISION REGULATIONS 20.11 (10)(h)

(h) Street Names. A proposed street which is in alignment with or joins an existing and named street shall bear the name of the existing street. In no other case shall the proposed name of the street duplicate the name of an existing street within the Watertown Fire District. The use of the suffix "street", "avenue", "boulevard", "drive", "place", or "court" or similar description shall not be distinction sufficient to constitute compliance with this subsection.

(i) Alleys. Alleys shall not be allowed in Residential Districts, except as approved as part of a Planned Unit Development. In Commercial, Office and Industrial Districts, alleys or other definite and assured provisions shall be made for off-street parking, loading and service access consistent with and adequate for the uses proposed but not inconsistent with the operation and use of the abutting street. No dead-end alleys shall be allowed, nor shall any alley have its point of connection on an arterial street.

(j) Cul-de-Sac Streets. No more than twenty percent (20%) of the lots within a final plat may abut a cul-de-sac except where necessary to provide a development solution (as determined by the City Engineer) to a portion of the subject property otherwise undevelopable due to surrounding existing development or natural feature such as floodplain, wetland or steep slope. All cul-de-sac streets shall terminate in a circular turn-around meeting the dimension standards in Table 1, Section 20.11(10).

(k) Parkways, Greenways and Environmental Corridors. When parkways, greenways, and environmental corridors are to be provided within the proposed plat or certified survey, and they are not officially mapped in enough detail to determine exact dimensions, their width shall be determined by the City Engineer.

(l) Grades. The maximum street grades shall be those in TABLE I, Section 20.11(10). Pedestrianways shall have a maximum grade of 8%. Changes in street grades shall provide such sight distances as the City Engineer determines are required. Street grades shall be established to avoid, wherever possible, excessive grading, removal of ground cover and trees and leveling of the topography.

(m) Pedestrianways and Bikeways. In the design of the plat, the developer shall make provisions for pedestrianways and bikeways for transport and recreation as required by the Plan Commission on recommendation of the Park, Recreation and Forestry Commission. Where it is deemed necessary by the Public Works Committee, and in conformance with the provisions of (5)(c) above, walks and paths away from streets in common areas shall be lighted for safety and to permit visual surveillance in accordance with sec. 20.11(19).

(n) Street Grading. With the submittal of the Preliminary Plat, the subdivider shall furnish standard drawings which indicate the existing and proposed grades of streets shown on the plat. After completion of design engineering work on the streets and approval of street grades by the City Engineer and the approval of erosion control measures by the City Engineer, the subdivider shall grade as required within the right-of-way of the streets proposed to be dedicated, including the vision clearance triangle on corner lots as required in the Zoning Code. 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 City Engineer shall approve all grading within rights-of-way and said grading shall extend for a sufficient distance beyond the right-of-way to insure that the established grade will be preserved. The grading of rights-of-way for principal and primary arterials shall only be required where necessary to provide access to the streets or lots in the plat. Lots, where they abut principal and primary arterials, shall be graded to proposed street grade or to a grade approved by the City Engineer prior to sale.

SUBDIVISION REGULATIONS 20.11 (10)(o)

(o) Street Construction. After sanitary sewer and water utilities have been installed, and after storm sewer trunklines, manholes and catch basins have been installed, the subdivider shall construct and dedicate as part of the subdivision, streets and sidewalks including those adjacent to platted lots in existing street rights-of-way abutting the plat, curbs and gutters, local storm sewer inlets, leads, manholes, catch basins and lines as deemed necessary by the Public Works Committee and required by the Common Council. The subdivider shall surface roadways to the widths prescribed by the Public Works Committee and the City Engineer. Construction shall be to City standard specifications for street improvements. Sidewalk to be installed as per the requirements in 20.11 (18)(c).

All required installations of sanitary sewer, water main, storm water facilities, bikeways, gravel, binder course of asphalt pavement, curb and gutter, and related improvements shall be made by the subdivider prior to the issuance of building permits. The final lift of asphalt shall be installed in the construction season following these improvements to permit settling associated with the winter freeze-thaw cycle. Any required installation of curb and gutter shall be completed by October 15^th of any given year and any required placement of asphalt pavement shall be completed by November 1^st of any given year, unless inclement, unseasonable or marginal weather conditions exist prior to these respective dates. In that case, the City Engineer shall determine under what circumstances either installation may be allowed. If not completed by these dates, no building permits shall be issued until the required work is completed in the next construction season. Sidewalks shall be installed for each lot prior to occupancy, except that the entire required sidewalk network shall be installed within two (2) years of final plat recordation. (Am.#01-10)

Street and sidewalk construction must comply with City standard specifications and be inspected by the City Engineer. The maintenance responsibility for pedestrianways and bikeways that are not located in the public street right-of-way shall go to abutting property owners in the same manner as those in the public right-of-way.

(11) Water. The subdivider shall install water facilities necessary to serve the subdivision as designated and approved by the Water Commission. These improvements are subject to Water Utility specification and inspection, and may be required off-site to ensure appropriate service (as determined by the Water Utility). The developer shall guarantee the functional operation of all system parts for one (1) year from date of acceptance. Acceptance by the City shall be contingent upon the developer meeting all conditions, including approved design, installation, regulatory approvals, payment of all costs for the total project, and any special provisions indicated for a particular project. All water system improvements, upon inspection and acceptance, become the property of the City of Watertown Water Commission.

(12) Sanitary Sewer. The subdivider shall install sanitary sewer facilities necessary to serve the subdivision as designated and approved by the Public Works Committee. These improvements are subject to the City of Watertown specifications and inspection. The developer shall guarantee the functional operation of all system parts for one (1) year from date of acceptance. Acceptance by the City shall be contingent upon the developer meeting all conditions, including approved design, installation, regulatory approvals, payment of all costs for the total project, and any special provisions indicated for a particular project. All sewer system improvements, upon inspection and acceptance, become the property of the City of Watertown.

(13) Utility Easements.

(a) Underground Requirements.

1. All new electric distribution lines, all new telephone lines from which individual lots are served, community antenna television cables and services, and gas utility services shall be underground unless the Plan Commission shall find upon study that:

SUBDIVISION REGULATIONS 20.11 (13)(a)(1)(a)

a. The placing of such facilities underground would not be compatible with the development, or,

b. Location, topography, soil, swamp, solid rock, boulders, stands of trees, rows of trees, hedges or other physical conditions would make underground installation unreasonable or impracticable.

2. Associated equipment and facilities such as, but not limited to, substations, pad-mounted transformers, pad-mounted sectionalizing switches and pedestal-mounted terminal boxes, may be located above ground, provided that they are located in an inconspicuous manner, screened from public view and fit into the development plans for the subdivision.

3. The subdivider or his agent shall furnish proof to the Plan Commission that such arrangements as may be required under applicable rates and rules filed with the Public Service Commission of the State of Wisconsin have been made with the owners of such lines or services for placing their respective facilities underground as required by this section, as a condition precedent to approval of the final plat, development plan or certified survey map.

4. Temporary overhead facilities may be installed to serve a construction site or where necessary because of severe weather conditions. In the latter case, within a reasonable time after weather conditions have moderated or upon completion of installation of permanent underground facilities, such temporary facilities shall be replaced by underground facilities and the temporary facilities removed.

(b) Easement Conditions.

1. Adequate easements shall be provided and dedicated on each side of all rear lot lines, and on side lot lines, across lots, or along front lot lines where necessary, for the installation of storm and sanitary sewers, gas, water, electric lines and communication lines. Such easements shall be noted as "Utility Easements" on the final plat or certified survey map. Prior to approval of the final plat, the Specific Implementation Plan for a Planned Unit Development (PUD), the comprehensive development plan, or certified survey map, concurrence of the appropriate electric and gas communications companies as to the location and width of the utility easements shall be noted on the final plat, Specific Implementation Plan for the PUD, comprehensive development plan, or certified survey map. All easements for storm and sanitary sewers, water mains, pedestrian walks and other public purposes shall be noted thereon as "Public Easements for" followed by reference to the use for which they are intended.

2. Where the electric and gas communications facilities are to be installed underground, the utility easements shall be graded to within six (6) inches of final grade by the subdivider, prior to the installation of such facilities, and earth fill, piles or mounds of dirt shall not be stored on such easement areas. Utility facilities when installed on utility easements whether overhead or underground shall not disturb any monumentation in the plat. In cases where monumentation is disturbed, the Utility shall bear the cost of replacement. Failure to comply will be subject to penalty as provided in sec. 236.32, Wisconsin Statutes.

3. Where the electric and gas communications facilities are to be installed underground, a plat restriction shall be recorded with the final plat or certified survey map stating that the final grade established by the subdivider on the utility easements shall not be altered by more than six (6) inches by the subdivider, his agent, or by subsequent owners of the lots, except with written consent of the utility or utilities involved. The purpose of this restriction shall be to:

SUBDIVISION REGULATIONS 20.11 (13)(b)(3)(a)

a. Notify initial and future lot owners of the underground facilities at the time of purchase,

b. Establish responsibility in the event of damage to such facilities, and

c. Establish the need to alter such facilities. When the utility company uses a service application, said application should also notify the initial and subsequent lot owners of their responsibility regarding such underground facilities.

(14) Drainage and Environmental Corridor Easements.

(a) Greenways and environmental corridors included within land to be divided shall receive the following prescribed treatment by the owner of the subdivision. Where a subdivision is traversed by a waterway, drainageway, channel or stream, or mapped Greenway/Environmental Corridor, an adequate drainageway or easement shall be provided as required by the Plan Commission conforming substantially with the line of such watercourse. The location, width, alignment and improvement of such drainageway or easement shall be subject to the approval of the Plan Commission. Parallel streets or parkways may be required. Storm water drainage shall be maintained by landscaped open channels of adequate size and grade to accommodate the flow resulting from the 100 year rainfall event of any duration, such sizes and design details to be subject to review and approval by the City Engineer.

(b) The subdivider shall be responsible for an acceptable continuous drainageway through the proposed plat as determined by the City Engineer. The subdivider shall furnish the City Engineer with a plan outlining the greenway/environmental corridor boundaries and the location of existing drainageways. Such areas shall be dedicated or reserved as required by 20.03(5). In addition, the subdivider shall furnish to the City Engineer a set of cross sections (on 50' stations) of the greenway based on City datum oriented upon a base line as prescribed by the City Engineer. Where a natural drainageway exists which has acceptable hydraulic capacities including alignment and grade as determined by the City Engineer, construction will not be required and the existing natural growth shall be preserved. Where such natural growth is not preserved by action of the subdivider or his agents, he shall be responsible for repairing the disturbed areas by returning them to the original condition by methods approved by the City Engineer. When it is determined by the City Engineer that the hydraulic capacities including alignment and grade are not acceptable, then such alignment, grade and slopes shall be improved by the subdivider to the cross section specified by the City Engineer.

(c) The subdivider shall install permanent pipes or culverts at a grade designated by the City Engineer under all streets crossing a greenway or drainageway. Said installation shall be in accordance with the State of Wisconsin Specifications for Road and Bridge Construction. Culverts required across intersections for temporary street drainage shall be furnished and installed by the developer. All temporary culverts installed by the developer shall be completely removed when the streets are constructed to City standards and the area restored to as nearly original condition as possible, as determined by the City Engineer.

(d) In order to assure proper drainage, the ground elevation along any lot line common with the boundary of a greenway/environmental corridor shall be to an elevation approved by the City Engineer. All lot grading and building elevations shall provide for positive drainage. Grading or filling within the greenway/environmental corridor limits is prohibited.

(e) Greenways/environmental corridors shall be limited to public uses.

SUBDIVISION REGULATIONS 20.11 (15)

(15) Intra-Block Drainage and Foundation Design.

(a) Two (2) weeks prior to submittal of the preliminary plat for review and approval, the subdivider shall submit to the City Engineer a Surface Water Drainage Plan for the plat. This plan may be a part of the Erosion Control Plan. The plan shall indicate but not be limited to the following: elevation of streets, existing topography of the block, proposed drainage swales, proposed yard swale, proposed lowest finished floor elevation range, and indication of the direction of drainage.

(b) Upon approval of the plan, the developer shall place on the preliminary plat arrows to indicate the direction of drainage swales required for intra-block drainage and the following note:

"Arrows indicate direction of drainage swale construction during grading and said swales shall be maintained by the lot owner unless modified with approval of the City Engineer."

(c) A minimum 6 foot wide drainage easement (3 feet on each side of the property line) shall be retained along all joint property lines on the plat. Such easement shall be designated as a stormwater drainage easement, and shall conform to the drainage plan.

(d) Where a subdivider's subsoil investigation indicates potential for groundwater less than ten (10) feet from the proposed street center line elevation, the subdivider shall so note on the face of the plat and indicate the lots affected.

(16) Erosion Control.

(a) The subdivider shall install all temporary and permanent erosion control and sediment control structural aid works as outlined in approved plans required by the Storm Water Management and Erosion Control Section.

(b) The subdivider shall employ erosion control measures to prevent erosion, siltation, sedimentation, and washing and blowing of dirt and debris from excavation, grading, open cuts, side slopes and related activities of the subdivider or the contractors. Such measures shall include, but not be limited to, seeding, sodding, mulching, watering, ponding, and the construction of berms. Plans for erosion control may be submitted to the Dodge or Jefferson County Soil and Water Conservation District for review and comments. These comments shall be available to the City Engineer for review two (2) weeks prior to submittal of the final plat and before any land surfaces are disturbed. Such plans shall meet the requirements of the Municipal Code relating to land grading and the Storm Water Management and Erosion Control Section. Guidelines, standards and specifications contained in the Soil Conservation Service publication, "Minimizing Erosion in Urbanizing Areas", shall provide a framework for the development, review and implementation of the erosion control plan.

(17) Stormwater Management. All proposed development shall be in compliance with the City of Watertown Storm Water Management and Erosion Control Section. Specifically, the subdivider shall install storm sewers and all other facilities necessary for the management of all stormwater deriving from the lands being developed in accordance with the requirements of said policy and related provisions of this section.

SUBDIVISION REGULATIONS 20.11 (18)

(18) Sidewalks and Bikeways. (Rep. and Recr. #98-6)

(a) As used in this section, the following definitions shall apply:

1. Bikeways: Bikeways shall serve both pedestrian and bicycle traffic in areas where the majority of the adjoining lots do not have frontage or access to a street. In general, those lots which do not front or have access on the street in question are not the generating or terminating point for the pedestrian or bicycle traffic. Bikeways shall be designed to transport the majority of pedestrian or bike traffic through the area as opposed to serving the adjoining lots as a sidewalk does. Bikeways shall be constructed of bituminous pavement at least eight (8) feet in width in accordance with City specifications.

2. Sidewalks: Sidewalks shall be constructed of concrete, usually five (5) foot in width with the thickness to be determined by City specifications. Sidewalks shall be located as far from the traffic lane as is possible, but not closer than six (6) inches within the right of way line.

3. Major Streets: Major streets serve the major centers of community activity, contain the highest traffic volume corridors and are through streets for long distances within the City. They shall include all state trunk highways, county trunk highways and their in-town extensions.

4. Arterial Streets: Arterial streets serve trips of moderate length and provide intra-community continuity and access to major streets. They provide more emphasis on land access than major streets.

5. Local Streets: Local streets provide both land access service and traffic circulation within residential neighborhoods, commercial and industrial areas.

6. Low Use Streets: Low use streets comprise of all facilities not classified to a higher use. These streets serve small traffic volume and a limited number of properties and provide access to the higher ordered streets. Cul-de-sacs and short streets are included in this classification.

(b) Required Sidewalk Location. The subdivider shall be required to install sidewalks on both sides of all major streets, and arterial streets and those local streets where access needs to be obtained to and from uses such as, but not limited to, business establishments, schools, churches, neighborhood parks, shopping districts, restaurants or high density multi-family residential developments. Local streets and low use streets, other than cul-de-sac streets, shall have a sidewalk on the west side and the north side only. Cul-de-sac streets need not have sidewalks, except where access needs to be obtained to and from uses such as, but not limited to, business establishments, schools, churches, neighborhood parks, shopping districts, restaurants or high density multi-family residential developments.

(c) Construction Standards.

1. Sidewalks shall be constructed of concrete, usually five (5) feet in width in accordance with City specifications. Sidewalks shall be four (4) inches thick, except at driveway locations where they shall be six (6) inches thick. If, at the time of installation, the driveway location is not known, the four (4) inch slabs shall be replaced with six (6) inch slabs by the developer or owner, once the driveway is located.

2. Bikeways shall be constructed of bituminous pavement at least eight (8) feet in width, in accordance with City specifications.

SUBDIVISION REGULATIONS 20.11 (18)(c)(3)

3. Sidewalks and bikeways constructed at street intersections or within five (5) feet of a legal cross-walk shall include provisions for curb ramping as required by Wis. Stats. Section 66.625 and in accordance with City specifications. Sidewalks and bikeways are to be laid to the established grade of the street. The street edge of the sidewalk or bikeway pavement shall be at an elevation above the top of the curb determined by the City Engineer's Staff.

4. Bikeways shall be reviewed by the Public Works Committee on a case by case basis. Maintenance of these bikeways shall be incorporated into the developer's agreement.

5. Sidewalks shall be installed for each lot prior to occupancy, except that the entire required sidewalk network shall be installed within two (2) years of final plat recordation.

(19) Street Lighting. The developer shall pay to the City of Watertown the costs for installing street lights. Street lighting must meet the City's Standard Specifications. Payment for street lights shall be made prior to the issuance of building permits. In areas where underground electric facilities are installed, poles for lighting may be ornamental. The subdivider shall provide street, pedestrianway and bikeway lighting systems within the area being developed, upon consultation with the appropriate electric utility and as approved by the Public Works Committee. All street lighting will be installed by the electric utility serving the City of Watertown.

(20) Street Signs. The developer shall pay to the City of Watertown the costs for installing all street name signs, temporary street dead-end barricades and signs, all no parking signs, all traffic control signs and pavement markings as required by City standards, prior to acceptance of the subdivision or submit a fee deposit in lieu, per City direction.

(21) Street Trees. Street trees are not required under this section.

(22) Buffer Strips. Where a plat, certified survey or planned development project contains a buffer strip required by this section, the developer shall, prior to recording of a final plat or certified survey or prior to the issuance of a certificate of occupancy for a development project, install plantings in conformance with the Municipal Code or shall file with the City Clerk a contract, guaranteed by bond in an amount determined by the City Engineer, in which the developer agrees to provide such plantings. The plantings are to be trees and shrubs of the varieties required and shall be of sufficient density to accomplish visual screening.

SUBDIVISION REGULATIONS 20.11 (23)

(23) Dedication and Improvement of Public Parks & Other Public Sites. (Recr. #97-63) The requirements of this subsection are established to insure that adequate parks, open spaces and sites for other public uses are properly developed, located and preserved as the City grows and that the cost of providing the park and recreation sites and facilities necessary to serve the additional people brought into the community by land development may be equitably apportioned on the basis of the additional needs created by the development. The requirements shall apply to all lands proposed for all residential development, including those which do not involve an additional land division.

Any development approval which enables the creation of additional dwelling units, shall require compliance with this parkland improvement and dedication or fee-in-lieu-of-land payment requirement. This would include any land division which creates new lots. It would also include any building permit for any more than one dwelling unit per existing lot (duplex, two-flat, or multi-family building). Single-family homes to be constructed on vacant lots which pre-date the adoption of the new Subdivision Section would be the only dwelling units which would be exempt.

(a) In the design of a subdivision, including minor subdivisions, or planned developments, provision shall be made for suitable sites of adequate area for parks, playgrounds, open spaces, schools and other public purposes. Such sites as are shown on the Official Map, Master Plan or Parks and Open Space Plan shall be made a part of the design. Where such are not shown on said plans or map, consideration shall be given to the preservation of scenic and historic sites, stands of trees, marshes, ponds, streams, and woodland, prairie and wetland plant and animal communities.

(b) The subdivider shall dedicate suitable land for the park, recreation and open space needs of the development in accordance with standards and recommendations contained in the Plan for Parks and Open Space. This shall include the provision of pedestrian and bikeway linkages necessary to provide access to park, recreation and open space areas as determined by the Plan Commission and Park, Recreation and Forestry Commission. All required land dedication under this subsection are in addition to the dedications or reservations required in section 20.11(14).

(c) The subdivider shall dedicate sufficient land area and/or fees to provide adequate park, playground, recreation and open space to meet the needs to be created by and to be provided for the subdivision, minor subdivision, or planned development project. At least 1,187 square feet of land shall be dedicated for each proposed residential dwelling unit within the approved final subdivision, minor subdivision or planned development project and 475 square feet of land for each institutional residential unit.

Where a definite commitment is made by the subdivider with respect to the number of dwelling units to be constructed on any parcel of land, the dedication shall be based on that number. Where no such commitment exists, the dedication shall be based on the maximum number of dwelling units permitted in the zoning district.

- If the number of lots in the plat or survey is increased, or

- the zoning classification is changed to increase the number of dwelling units allowed, or

- the committed number of dwelling units is increased by the subdivider, developer or landowner, the Plan Commission shall require additional dedications for the allowed increase in dwelling units.

(d) All subdivisions, minor subdivisions and planned development projects are required to provide convenient pedestrian and bicycle linkages to park and recreation sites. Where, in the opinion of the Plan Commission, such linkages are required outside the public street right-of-way, they shall be reserved by easement and developed as an obligation of the subdivider or developer. The development of linkages shall not be counted toward the park land dedication requirements in paragraph (c) above.

SUBDIVISION REGULATIONS 20.11 (23)(e)

(e) Whenever a park site, recreation site or other public site, that is designated in the Park and Open Space Plan, Master Plan or Official Map, is of a larger area than the required dedication established herein, the required dedication shall occur at the same time of final plat approval. The remaining lands may be reserved by the Common Council for a period not to exceed 3 years, unless extended by mutual agreement. During such time period, the City may, in its discretion, agree to purchase the reserved lands at the "fair market value" established at the time of the final plat approval, plus any real estate taxes accrued from the date of reservation.

(f) Any land to be dedicated as a requirement of this section shall be reasonably adaptable for the intended park and recreation uses and shall be at a location convenient to the people to be served. Factors used in evaluating the adequacy of a proposed park and recreation area shall include, but not be limited to, size, shape, topography, geography, tree cover, access, and location. The determination of land suitability will be at the sole discretion of the Plan Commission acting on the recommendation of the Park, Recreation and Forestry Commission. All lands dedicated under this section shall have at least one hundred feet of frontage on a public street. The Plan Commission and Park Commission may adjust this frontage requirement if better alternatives for access are provided. Of the abutting frontage, all costs of public streets, sidewalks, and utilities (normally assessable) shall be paid for by the subdivider or developer.

(g) Where, at the discretion of the Plan Commission, acting on the recommendation of the Park, Recreation and Forestry Commission,

- there is no land suitable for parks within the proposed subdivision or planned development project, or

- the dedication of land is not feasible, or</